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People & Their Problems
New Delhi, 3 January 2009
Housing for the
Poor
POLITICAL WILL
& PLANNING MUST
By Dhurjati Mukherjee
The
agonizing state of shelter in developing countries and the concurrent growth of
slums and squatter settlements have emerged as crucial problems, specially
since the new millennium. In essence, the problem has aggravated because of the
increasing pressure on the metropolises in spite of all tall promises made at
various conferences and seminars the world over. Though the phenomenal urban
growth and the concentration of population in this sector has been increasing
by leaps and bounds, specially in the last two decades, very little effort has
been made by respective governments in providing the poorer sections with the
basic necessities of life.
While in
1950, there were 86 cities in the world with a population of one million, today
there are 400 and by 2015, the figure will increase to around 550. Cities have
absorbed nearly two-thirds of the global population explosion since 1950 and
are currently growing by a million babies and migrants each week.
The super
urbanization that is being witnessed the world over and specifically in Third
World countries has placed before governments and respective development
authorities the challenge of tackling a very critical situation. Providing
shelter for the poor is now a big problem with the increase of squatter
settlements and refugee colonies. The dilapidated and unhygienic condition of
these settlements has been repeatedly discussed but efforts at upgradation are very
limited.
The
dimension of the problem is indeed so acute with limited available resources
that development authorities have not been quite successful to cope up with the
challenge. As a result affecting mainly the economically weaker sections (EWS)
and the lower income groups (LIG), who constitute around 50 per cent of the
population. According to the National
Housing & Habitat Policy (2007), the total shortage in the country is
around 24.71 million dwelling units out of which 21.78 million units (around 88%)
constitute the shortage for the EWS and 2.89 million units (around 11.7%) for
the LIG.
The total
investment required for meeting the housing shortage at the start of the 11th
Five Year Plan was estimated at Rs 147,195 crores and investment required is of
Rs 214,123 crores. Thus, the total investment required stands at a massive Rs
361,318 crores. Whether the plan of providing ‘Housing for All’ by 2010 or even
by 2015 would be possible remains a big question. Schemes such as the NSDP,
VAMBAY, Jawaharlal Nehru National Urban Renewal Mission (JNNURM) and the 2
Million Housing Programme (2 MHP), which reportedly focused on EWS and LIG
sections have not been able to meet targets.
It is
also learnt that the government has plans to launch the Aam Aadmi Awas Yogna
very soon for building over one lakh houses for the urban poor. Though details are
yet to emerge, sources in Urban Development Ministry say the idea is to offer
15 million houses across the country with a floor area of 25 sq. mts or 269 sq.
ft. at a price of Rs 1 lakh during the 11th Plan. The National
Housing Bank (NHB) will be the nodal agency for the project. It may be pointed
that settling India’s
slum dwellers alone in decent homes, which undoubtedly should be the priority
of the government, would require an investment of Rs 200,000 crores!
Apart
from additional housing requirement, there is the problem of shelter
upgradation. In Mumbai 55% of the people
live in slums on 35 km. of land while around 25% reside in old and dilapidated
buildings. As such, 80 per cent of the population needs to be re-housed, which
may take a decade. The problem in Delhi
and Chennai is equally critical.
Meanwhile,
there is a proposal to extend subsidy of 5% a year on the market rate of
interest on housing loan for a period of 5 years to the EWS and LIG. It came after the Ministry’s own estimate
suggested that there will need of about 26 million houses during the 11th
Plan, of which 98% will be in the EWS and LIG segments. The scheme is aimed at
tapping the poor, whose monthly income is between Rs 3,300 and Rs 7,300 per
month.
Besides, the
government’s determination to beautify cities and make them cleaner has led to massive
evictions in slummish settlements that came up on government land during the
past five years. Estimates from the Hazards Centre, Delhi reveal that between 2000 and 2006, over
one lakh families were evicted. This amounts to almost four lakh people being
evicted, majority of them without any resettlement provision.
Regrettably,
the Jawaharlal Nehru Urban Renewal Mission (JNNURM) funds or other resources
have not provided alternative rehabilitation (with necessary civic amenities)
for these poor. There is justified criticism that a major portion of the Mission funds are being allotted for the minority i.e.15-20%
while the lower 50-60% are languishing.
There is,
however, optimism about the new scheme to be launched as it would focus only on
the poor. Experts say the projects could achieve economies of scale by having 2,000
to 3,000 houses at one time in a single location. Alternative and local
materials such as machine-made bricks,
particle boards and PVC material, environment-friendly building material from industrial
and agricultural wastes, such as fly ash, stone dust etc could be used other
than adopting economical construction systems.
It is important
that a big push be given to social housing that is affordable, specially to the
urban poor, as stipulated in the latest National
Housing & Habitat Policy. But problems remain. For example, in Mumbai
the Dharavi slum dwellers are demanding 400 sq. ft. whereas about a lakh houses
each measuring 225 sq. ft. are already constructed. In some cities, houses are being
constructed without proper water and sanitation facilities or even proper
connectivity for the residents to go to their work place.
The most
critical problem is that of land. Resettlement of slums and squatters away from
the city hasn’t been quite effective as residents have a longer commute to the
city for their livelihood. The fact that shelter and employment are
intrinsically connected has to be kept in mind while preparing rehabilitation schemes.
The government has done well in deciding to upgrade slums by giving a part of
the land for re-housing and the other to the developer for commercial use.
While it is
necessary that plans and projects planned in India, or other developing countries
have a pro-poor approach, certain actions need to be taken through a
comprehensive and realistic strategy. These include: a five-year moratorium on
forced evictions. However, where absolutely necessary ‘proper’ rehabilitation
should be arranged with basic facilities such as water and sanitation,
educational facilities and communication network for people to commute to work.
Two, reinstating
housing or shelter rights to the displaced, including those evicted in recent
years, in a ‘proper’ way with JNNURM’s funds or other schemes. Three, regularization
of unauthorized colonies or wherever not possible, a phased and well- thought
out relocation plan should be worked out. Fourth, slum upgradation and
progressive housing development should be simultaneous with occupancy rights.
Five, coverage
of water supply and sanitation services should be made available by governments
or responsible agencies to slum dwellers, irrespective of their tenure status.
Six, provision of night shelters with sanitary facilities should be provided
for pavement dwellers and the homeless in all metros, specially Delhi, Mumbai,
Kolkata, Chennai and Hyderabad. Seven, provision of more serviced land in urban
centres for the shelter needs of the EWS and LIG, as their housing requirements
are more than available stock.
Lastly, encourage
both non-governmental and community-based organizations to assist and facilitate
self-help housing by providing funds and other technical help. Even if some of
these actions are taken, it would be a step in the right direction. –INFA
(Copyright, India News and Feature
Alliance)
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