Spotlight
New Delhi, 27 June 2020
Social Housing
COVID-19 MAKES A STRONG CASE
By Moin Qazi
The unprecedented
displacement of people across the country following the pandemic has challenged
us with a new set of priorities. While lives have to be saved, equally critical
are protection of livelihoods and shelter.
COVID-19 has shown
that population density, lack of access to clean water and sanitation and other
urban realities combine with the inadequate risk management capacities to
create conditions for an outbreak to become an epidemic, a pandemic – and,
ultimately, a economic and social catastrophe. India has been facing a mounting
housing crisis for very long and it has been procrastinating reforms at its own
peril. If we were blind to these faults before, it is hard not to see them now.
The high density of
settlements, unventilated rooms and lack of basic facilities worsened the
situation for urban poor. The very system they had helped to erect turned
against them. Since these inhabitants were informal, casual workers they could
not expect any official help, nor did they have any social protection.
Today, as we grapple
with a huge population uprooted from its habitat of several years, we have to
rethink the ongoing strategies for housing. While seasonal workers may not
return, construction workers may, once the sector recommences economic
activity. In both these cases we have to seriously plan for durable shelters so
that migrants are not left to a cruel fate in future. The government will have
to address it side by side with other issues arising out of the Covid crisis.
The central dilemma
of poor housing has been wonderfully captured by Jacob Riis in his inimitable
style: “The sea of a mighty population, held in galling fetters, heaves
uneasily in the tenements… The gap between the classes in which it surges,
unseen, unsuspected by the thoughtless, is widening day by day. No tardy
enactment of law, no political expedient, can close it. Against all other
dangers our system of government may offer defence and shelter; against this
not. I know of but one bridge that will carry us over safe, a bridge founded
upon justice and built of human hearts.”
One of the most
challenging problems of our times is homelessness. While we continue to record
improvements in dealing with poverty, homelessness has been plagued by an
unimaginative response from policy doctors. The apathetic approach of
successive governments is symptomatic of the disease that ails India’s housing
system.
A decent habitat for
the poorer sections of society will not only contribute towards their
well-being and real asset creation, but also catalyse overall social and
economic growth. The priority for housing ought to be higher than education and
health. For many people in the developing world, the land on which they live is
their only asset. If that property is not publicly recognised as belonging to
them, they lose out on social benefits.
Many who live in
slums have little to no control over or ownership of the property they live on.
The formal financial sector is unable to serve them. Once titled, they could
obtain access to several public benefits including loans. Housing is often the
bedrock of other development interventions: owning land boosts health profiles,
educational outcomes and gender equality. The converse is equally true.
The challenges for
India are daunting: An estimated 65 million people, or 13.6 million households,
are housed in urban slums, according to the 2011 Census which estimated that an
additional 1.8 million people in India were homeless. There is extensive need
for repair of dilapidated housing stock and the provision of essential
services.
India is urbanising
fast. Around 38% of India will be urbanised by 2025. This would mean some 540
million people will be living in urban areas by 2025. Experts estimate that 18
million households in India are in need of low-income housing. This paired with
a shrinking supply of land and high construction costs is leading to a growing
slum population. Experts estimate that by 2025 more than 42% of India’s
population will be urban. Currently, the level of public services offered in
slums is seriously deficient. An estimated 58% of slum areas have open or no
drainage, 43% transport water from outside communities, 34% have no public
toilets, and an average of two power outages occurs each day.
Providing stable,
affordable housing is a major first step to establishing and sustaining a basic
standard of living for every household. Several attempts to relocate slum
dwellers to the city’s fringes have been botched because the location restricts
the access of residents to employment, schools and other amenities.
Slum-dwellers favour upgradation of existing facilities and secure tenancy.
Evictions from slums and demolition of settlements have risen as cities expand
and are brought under programmes that aim to create centres similar to those in
western countries.
There are various suggestions
from experts that can serve as useful markers for policymakers. One, the
Government should improve the legal and regulatory environment and increase
supply of affordable, legal shelter with tenure security and access to basic
services and amenities. It should undertake physical upgradation of informal
settlements, sometimes accompanied by the provision of public services, such as
access to roads, electricity, water supply and sanitation. These services
create a high level of perceived tenure security without a formal change of
legal status and have encouraged local improvements and investment.
The social
consultancy, FSG, says that up to 37 million households — a quarter of India’s
urban population— live in informal housing, including slums. It recommends
giving them basic property rights. The report argues that this would encourage
residents to invest in home improvement and encourage municipalities to provide
infrastructure and better services. The research focuses specifically on
owner-occupants, those who don’t pay rent, and are not investing in improving
their homes because of fear of eviction.
There are various
categories of slums in India: unidentified, identified, recognised, notified
and unauthorised housing. The report divides informal housing into three
segments: insecure housing (unidentified slums) where people have no property
rights and are most vulnerable to eviction; transitional housing (recognised
slums and identified slums) which exist in government records and are gaining
de facto rights; secure housing (notified slums and unauthorised housing) where
people do have some property rights and can’t be evicted summarily. In India,
slums classified as “unobjectionable” are eligible for upgrading. These are in
non-residential zones, on low-lying lands, or where roads and other public
infrastructure have been proposed.
Conventionally,
property rights mean the right to use, develop and transfer property. The
researchers advise a different set of property rights for informal housing, one
that gives the owner-occupant mortgageable status. The Government could also
permit the owner-occupant to have only the right to use the property and access
basic services as in public housing. Alternatively, it could give property
rights on lease. It could restrict use and exchange of such property to only between
low-income groups. In other cases, it could integrate outlying informal
settlements through a process of mutual compromise. This can bring unplanned
settlement into acceptable relation with the planning norms. Titles could be
regularised in exchange for acceptance agreed urban planning guidelines.
Endowing slum
dwellers with mortgageable titles can open the gates to many opportunities for
improving health, education, employment and providing entitlements to social
programmes. The stresses on account of homelessness are mounting. Solutions
will come from pairing passion with entrepreneurship and digging deep into the
challenge at hand.
As we grapple with
the disruption and upheaval wrought by COVID-19 and attempt to shape the
emergent reality with an eye towards a sustainable world of peace and
prosperity for all, we will have to optimise resources and become more unified
as a community than ever before. It will certainly require levelling of
inequalities that are so stark particularly in the shanties of the poor which
stand in the shadows of the magnificent buildings of the affluent.--INFA
(Copyright, India
News & Feature Alliance)
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