HOUSING FOR ECONOMICALLY WEAKER SECTION BY

PRIVATE PARTICIPATION

INTRODUCTION:
A recent News item in Punjab Kesari on 26.11.2003 (extracted below) draws
attention of any right thinking citizen :
6.5 crores Indians are living under open sky. In Delhi alone
One

Lac

people

sleep

on

Footpaths,

roads

or

beneath

Flyovers
How pathetic is the state of affairs in our country, which has completed 56
years of Independence! The foreigners, who travel in Indian Trains do stare at
the co-passenger Indians, when they look out the morning scene of thousand
of our citizens relieving themselves, sitting semi nude, along the railway lines obviously all EWS Juggi Jompadi dwellers.

The State Governments are

aware of such problems and the Central Govt. too had indicated Housing for
all in their five year plans, but the magnitude of problem is too big to be
resolved by the Govt. alone. Obviously public private participation is one of
the solutions to atleast reduce the problem. Haryana Govt. has taken a lead in
the matter thereby enabling availability of around 10,800 EWS plots in private
colonies compulsorily sold at Govt. fixed rates of Rs. 100/- to Rs. 500/- per sq.
yd. by draw of lots held under Govt. supervision and control. This is besides
5900 EWS flats sold by private developers at highly subsidised rates ranging
from Rs. 15000/- to Rs. 50,000/- per flat. We shall look into provisions made
by some of the States as follows:

HARYANA PATTERN:
While granting a Licence for development of any residential colony by a Private
Developer under Haryana Urban Development and Regulations of Urban Areas
Act 1975, a condition of allotting 20% of the number of plots in the colony to
EWS category of persons having a family income upto the prescribed limit (i.e.
Rs. 2500/- p.m as at present) by draw of lots, is imposed, through a Bilateral
agreement of the colonizer with the Haryana Govt. Such plot sizes vary from
50 sq.m. to 125 sq.m. each. The rate of such plots is also fixed by the Govt.
which has been varying from Rs. 100/- per sq. yd. to Rs. 500/- per sq. yd. as
at present and not even levy of external development charges is involved in
such plots.
In the case of Group Housing colonies, the licensee is required to construct
EWS flats not less than 200 sft. each to the extent of 15% of the total number
of flats sanctioned in the scheme to be allotted by draw of lots as above at
Govt. fixed rate of earlier Rs. 15,000/- per flat and presently Rs. 50,000/- per
flat.

PUNJAB (PUDA) PROVISIONS :

PUDA Act conditions required 10% of the licensed area of plotted colonies to
be earmarked by Private colonizers for EWS plots measuring 40 to 90 sq.m.
each for allotment to persons having family income of not exceeding Rs.
2650/- p.m. Such EWS plots shall have to be sold at rates, which are atleast
15% less than the normal plot rates.

MADHYA

PRADESH

(MUNICIPAL

CORPORATION/MUNICIPALITY

NAGAR PALIKA RULES 1998) :

In Madhya Pradesh, the colonizers have to deposit Shelter fee @ Rs. 40/- per
sq.m. for town having population upto 3,00,000; @ Rs. 60/- per sq.m. for
towns having population of 3,00,000 to 5,00,000 and @ Rs. 100/- per sq.m.
for towns having population of more than 5,00,000. The amount so collected
can be loaned (without interest) to Local bodies, Housing Boards/Slum

clearance Boards or Development authorities, to be utilised as margin money

to obtain loan from Financial Institutions for construction of EWS Houses or
providing infrastructure (e.g Sewerage, Water etc.) in old Juggi Basti area.
Alternate to paying Shelter fee is reservation of 15% developed area to carve
out plots of 32 to 40 sq.m. plots or EWS houses of 20 to 24 sq.m. size
constructed on 25% of total plot area. The rates for such plots or constructed
EWS houses will be determined by a Committee chaired by the Collector.
5

MUMBAI (MUNICIPAL RULES AND REGULATIONS):

The Maharashtra Housing and Area Development Authority permits 20%
increase of normally permissible FSI in the case of their schemes having
atleast 60% of the tenaments under EWS/LIG category, permitting the under
utilised FSI for HIG and MIG categories by treating entire Layout area, while
calculating FSI.
Also provisions exists for rehabilitation of old slum dwellers (pre 1985) by
owners/developers/co-operative

societies

in

accordance

with

certain

guidelines.
6

UP Development Authorities:
30% of the flats constructed by Private Developers in their Group Housing
Schemes are to be meant for EWS for allotment at HUDCO decided rates.

DELHI BYE-LAWS:
Delhi bye-laws provide of Jugi Jombdi insitu upgradation 25 sq.m. plots (or
18 sq.m. clusters having 7 sq.m. open space provision with 100% coverage),
subject to density restriction of 250 tenaments per hectare.
However, the magnitude of the housing problem is so big that over 50% of
Delhi (the capital of India) stands developed in the shape of unauthorised
colonies, which get regularised through political pressures with passage of

time. The Jugi Jombdi colonies go on increasing and the planners keep
on pondering over the issue.
8

GOVT OF INDIA METROPOLITAN HOUSING STATISTICS 2002:

The above Housing statistics published by Govt. of India in respect of
metropolitan states of India bring out some of the following conclusions,
specially relating to Delhi example :a)

Delhi with 127.91 lacs population as in 2001 has been increasing at an

average rate of 3.696 lacs per year needing thereby additional housing
number 73,920 per year.

b)

The number of occupation permissions issued per year has been @ 864
per year only. (Whereas Gurgaon town planning department alone
issues average of 1500 occupation permissions per year, which is over
and above around similar figure for HUDA and Municipal authorities,
Gurgaon)

c)

Only 62.17% house holds in Delhi are having electricity, toilet, safe and
drinking water facility (which is atleast better than Vishakapatnam,
having 32.3% of such facility)

d)

18.54 lacs population out of 127.91 lacs population (i.e. 14.49%) of

Delhi, live in slums.

E.W.S DREAM:
Though Housing for All has been the National Agenda, no simple plan or
solution is sight with the Govt. for this purpose. The problem is more acute of
Economically Weaker Section of our society, who can not afford to buy even
one room apartment or a small 50 sq.m. plot.
Delhi example of requiring 73,920 additional houses (leaving aside the old
backlog of deficient housing) per year compared to issuance of Occupation
Certificates of 864 per year, means, the continued widening of gap between
the supply and demand, and this leads to creation of additional unauthorised
colonies and slums every years besides making Housing for All as more
distant and impossible dream target.
Haryana

Governments

bold

step

of

involving

Private

participation

in

development of residential colonies has proven a good step in this direction

though more similar steps would be needed to solve/reduce the problem.
Such licensing of colonies has enabled provision of 10,800 EWS plots and 5900
EWS flats at meager rates of Rs. 100/- to Rs. 500/- per sq.yd. Rs.15,000/- to
Rs. 50,000/- per flat of EWS category to public. Obviously, the other States
need to follow suit and rather improve upon such examples.

Haryana Govt.

too have allotted 6015 EWS plots (upto 3 Marla) besides providing 2700 such
projects to Haryana Housing Board for construction of EWS flats during the
past three years.
10

SUGGESTIONS/POSSIBLE SOLUTIONS:
i)

All States to follow Haryana Pattern of involving Private Sector

towards development of residential colonies with a condition to provide
plots/flats for EWS category of our Society.

ii)

Even where Development Authorities like D.D.A exist, Private

developers should be allowed/licensed to develop colonies

in

certain regions, to stop mushroom and haphazard grown/expansion of

unauthorised colonies and slums, which is otherwise unavoidable

because of widening gap between the supply and demand.
iii)

Faster review/extension of development plans by the authorities

to cater for every changing need of the area/cities and creating/adding
specific zones for EWS plots/houses.

iv)

Repealing Urban Land Ceiling & Regulation Act (ULCRA) to create

more lands available for housing.

v)

Announcing/implementing

innovative

schemes

for

planned

resettlement of Juggi Jombdi clusters along railway lines through

out the country.
vi)

Creating night shelters atleast, treating it as a social responsibility of

the State to provide shelters to the countrys under privileged
population living below poverty line, may be, through Private colonizers
participation, who may be permitted alternative lucrative schemes/
commercials/parking/recreational developments at all possible and
available spaces, even beneath Flyovers or National Highways ribbon
development.

vii)

Reduction

of

Stamp

Duty

on

registration

of

properties

to

international average rate in respect of development by licensed

developers alone with zero Stamp Duty on various EWS properties.
viii)

Introducing more lucrative and incentive schemes for developers

developing EWS plots/flats/colonies.

*****

Low Cost Housing is a new concept which deals with effective budgeting and following
of techniques which help in reducing the cost construction through the use of locally
available materials along with improved skills and technology without sacrificing the
strength, performance and life of the structure.There is huge misconception that low cost
housing is suitable for only sub standard works and they are constructed by utilizing
cheap building materials of low quality.The fact is that Low cost housing is done by
proper management of resources.Economy is also achieved by postponing finishing
works or implementing them in phases.
Building Cost
The building construction cost can be divided into two parts namely:
Building material cost : 65 to 70 %
Labour cost : 65 to 70 %
Now in low cost housing, building material cost is less because we make use of the
locally available materials and also the labour cost can be reduced by properly making
the time schedule of our work. Cost of reduction is achieved by selection of more
efficient material or by an improved design.
Areas from where cost can be reduced are:1) Reduce plinth area by using thinner wall concept.Ex.15 cms thick solid concrete block
wall.
2) Use locally available material in an innovative form like soil cement blocks in place of
burnt brick.
3) Use energy efficiency materials which consumes less energy like concrete block in
place of burnt brick.
4) Use environmentally friendly materials which are substitute for conventional building
components like use R.C.C. Door and window frames in place of wooden frames.
5) Preplan every component of a house and rationalize the design procedure for reducing
the size of the component in the building.
6) By planning each and every component of a house the wastage of materials due to
demolition of the unplanned component of the house can be avoided.
7) Each component of the house shall be checked whether if its necessary, if it is not
necessary, then that component should not be used.
Cost reduction through adhoc methods
Foundation
Normally the foundation cost comes to about 10 to 15% of the total building and usually
foundation depth of 3 to 4 ft. is adopted for single or double store building and also the
concrete bed of 6(15 Cms.) is used for the foundation which could be avoided.
It is recommended to adopt a foundation depth of 2 ft.(0.6m) for normal soil like gravely
soil, red soils etc., and use the uncoursed rubble masonry with the bond stones and good
packing. Similarly the foundation width is rationalized to 2 ft.(0.6m).To avoid cracks

formation in foundation the masonry shall be thoroughly packed with cement mortar of
1:8 boulders and bond stones at regular intervals.
It is further suggested adopt arch foundation in ordinary soil for effecting reduction in
construction cost up to 40%.This kind of foundation will help in bridging the loose
pockets of soil which occurs along the foundation.
In the case black cotton and other soft soils it is recommend to use under ream pile
foundation which saves about 20 to 25% in cost over the conventional method of
construction.
Plinth
It is suggested to adopt 1 ft. height above ground level for the plinth and may be
constructed with a cement mortar of 1:6. The plinth slab of 4 to 6 which is normally
adopted can be avoided and in its place brick on edge can be used for reducing the cost.
By adopting this procedure the cost of plinth foundation can be reduced by about 35 to
50%.It is necessary to take precaution of providing impervious blanket like concrete slabs
or stone slabs all round the building for enabling to reduce erosion of soil and thereby
avoiding exposure of foundation surface and crack formation.
Walling
Wall thickness of 6 to 9 is recommended for adoption in the construction of walls allround the building and 41/2 for inside walls. It is suggested to use burnt bricks which
are immersed in water for 24 hours and then shall be used for the walls
Rat trap bond wall
It is a cavity wall construction with added advantage of thermal comfort and reduction in
the quantity of bricks required for masonry work. By adopting this method of bonding of
brick masonry compared to traditional English or Flemish bond masonry, it is possible to
reduce in the material cost of bricks by 25% and about 10to 15% in the masonry cost. By
adopting rat-trap bond method one can create aesthetically pleasing wall surface and
plastering can be avoided.
Concrete block walling
In view of high energy consumption by burnt brick it is suggested to use concrete block
(block hollow and solid) which consumes about only 1/3 of the energy of the burnt bricks
in its production. By using concrete block masonry the wall thickness can be reduced
from 20 cms to 15 Cms. Concrete block masonry saves mortar consumption, speedy
construction of wall resulting in higher output of labour, plastering can be avoided
thereby an overall saving of 10 to 25% can be achieved.
Soil cement block technology
It is an alternative method of construction of walls using soil cement blocks in place of
burnt bricks masonry. It is an energy efficient method of construction where soil mixed
with 5% and above cement and pressed in hand operated machine and cured well and
then used in the masonry. This masonry doesnt require plastering on both sides of the
wall. The overall economy that could be achieved with the soil cement technology is
about 15 to 20% compared to conventional method of construction.

Doors and windows

It is suggested not to use wood for doors and windows and in its place concrete or steel
section frames shall be used for achieving saving in cost up to 30 to 40%.Similiarly for
shutters commercially available block boards, fibre or wooden practical boards etc., shall
be used for reducing the cost by about 25%.By adopting brick jelly work and precast
components effective ventilation could be provided to the building and also the
construction cost could be saved up to 50% over the window components.
Lintals and Chajjas
The traditional R.C.C. lintels which are costly can be replaced by brick arches for small
spans and save construction cost up to 30 to 40% over the traditional method of
construction. By adopting arches of different shapes a good architectural pleasing
appearance can be given to the external wall surfaces of the brick masonry.
Roofing
Normally 5(12.5 cms) thick R.C.C. slabs is used for roofing of residential buildings. By
adopting rationally designed insitu construction practices like filler slab and precast
elements the construction cost of roofing can be reduced by about 20 to 25%.
Filler slabs
They are normal RCC slabs where bottom half (tension) concrete portions are replaced
by filler materials such as bricks, tiles, cellular concrete blocks, etc.These filler materials
are so placed as not to compromise structural strength, result in replacing unwanted and
nonfunctional tension concrete, thus resulting in economy. These are safe, sound and
provide aesthetically pleasing pattern ceilings and also need no plaster.
For more on filler materials check Filler Materials Used in Concrete
Jack arch roof/floor
They are easy to construct, save on cement and steel, are more appropriate in hot
climates. These can be constructed using compressed earth blocks also as alternative to
bricks for further economy.
Ferrocement channel/shell unit
Provide an economic solution to RCC slab by providing 30 to 40% cost reduction on
floor/roof unit over RCC slabs without compromising the strength. These being precast,
construction is speedy, economical due to avoidance of shuttering and facilitate quality
control.
Finishing Work
The cost of finishing items like sanitary, electricity, painting etc., varies depending upon
the type and quality of products used in the building and its cost reduction is left to the
individual choice and liking.
Conclusion
The above list of suggestion for reducing construction cost is of general nature and it
varies depending upon the nature of the building to be constructed, budget of the owner,
geographical location where the house is to be constructed, availability of the building
material, good construction management practices etc. However it is necessary that good

planning and design methods shall be adopted by utilizing the services of an experienced
engineer or an architect for supervising the work, thereby achieving overall cost
effectiveness to the extent of 25% in actual practice.