UNDER PMAY - UDHD, Jharkhand

Prepared By Saryu Babu Engineers India Pvt. Ltd.Saryu Babu Engineers India Pvt. Ltd.

SBENGSBENG

Urban Development and Housing Department

Govt of Jharkhand

2015-2022

Housing for All Plan of Action

(Garhwa Nagar Parishad)

2015-2022

Housing for All Plan of Action

(Garhwa Nagar Parishad)

2015-2022

UNDER PMAY

PREFACE

“PradhanMantriAwasYojana – Housing for All (Urban)”, a mission to address the housingneeds of urban India is lunched by the Government of India, with an objective that “everyfamily will have a pucca house with water connection, toilet facilities, 24x7 electricitysupply and access” by the time the Nation completes 75 years of its Independence, ie byyear 2022.

ACKNOWLEDGEMENT

Consulting TeamSaryuBabu Engineers India Pvt. Ltd, Patna

The Consulting team acknowledges the support of officers of GARHWA NagarPARISHAD, Urban Development & Housing Department, Government of Jharkhand, DistrictAdministration GARHWA, local stakeholder and indeed, general public of for their active participation and cooperation in different phases of project.

Pradhan Mantri Awas YojanaHousing For Al l (U rban)

H o u s i n g F o r A l l P l a n o f A c t i o nGarhwa Nagar Parishad, Jharkhand

SARYU BABU ENGINEERS INDIA PVT. LTD.

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TABLE OF CONTENTS

Chapter 1. Introduction ____________________________________________________________ 11.1. Executive Summary ___________________________________________________________ 21.2. Background _________________________________________________________________ 81.3. Points to consider while preparing HFAPoA _______________________________________ 111.3.1. Vertical -I : _______________________________________________________________ 121.3.2. Vertical-II :_______________________________________________________________ 141.3.3. Vertical - III : _____________________________________________________________ 181.3.4. Vertical - IV : _____________________________________________________________ 19

Chapter 2. City Profile ____________________________________________________________ 222.1. History:-___________________________________________________________________ 232.2. Geography_________________________________________________________________ 232.3. Linkage and connectivity :- ____________________________________________________ 252.3.1. Road ___________________________________________________________________ 252.3.2. Air Network ______________________________________________________________ 262.4. Culture :- __________________________________________________________________ 262.5. Demographics :- ____________________________________________________________ 262.6. Health :-___________________________________________________________________ 26

Table:Cityata glance________________________________________________________________ 272.7. Economy __________________________________________________________________ 282.8. Administrative set up ________________________________________________________ 28

Chapter 3. Classification of Cities for preparation of HFAPoA _____________________________ 293.1. Cities not selected under earlier scheme__________________________________________ 29

Chapter 4. Satellite Image _________________________________________________________ 31

Chapter 5. Housing Scheme and Policy in Jharkhand ____________________________________ 335.1. VAMBAY (Valmiki Ambedkar Malin Basti Awas Yojana) _____________________________ 335.1.1. Introduction______________________________________________________________ 335.1.2. Objectives _______________________________________________________________ 335.1.3. Tenure __________________________________________________________________ 345.2. IHSDP (Integrated Housing Slum Development Program) ____________________________ 345.2.1. INTRODUCTION ___________________________________________________________ 345.2.2. OBJECTIVES ______________________________________________________________ 355.2.3. COVERAGE_______________________________________________________________ 355.3. Rajiv Awas Yojana – “RAY” ____________________________________________________ 365.3.1. Impacts of RAY ___________________________________________________________ 365.4. Jharkhand Affordable Urban Housing Policy 2016 __________________________________ 37



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Chapter 6. Methodology for preparation of Housing for All Plan of Action __________________ 41

Chapter 7. Preparation of HFAPoA for Garhwa_________________________________________ 457.1. Initiation of HFAPoA _________________________________________________________ 457.1.1. Socio‐Economic and Caste Census 2011 (SECC) __________________________________ 457.1.2. House-listing and Housing Census-2011 ________________________________________ 477.1.3. Demand Survey ___________________________________________________________ 497.2. Assessment of Slums _________________________________________________________ 537.2.1. Definition of slum _________________________________________________________ 537.2.2. Existing slums in Garhwa Nagar Parishad ______________________________________ 537.2.3. Tenability assessment of slums_______________________________________________ 547.3. Demand Assessment in Slums & Non-slum Areas___________________________________ 587.3.1. Housing demand in slums ___________________________________________________ 587.3.2. Housing demand in non-slum areas ___________________________________________ 587.4. Devising Development Options for Beneficiaries ___________________________________ 597.4.1. Beneficiaries in Slums ______________________________________________________ 607.4.2. Beneficiaries for vertical ii, iii, iv Areas_________________________________________ 627.5. Assessment of Investment Requirements and Preparation of Financial Plan______________ 637.5.1. Investment Requirements for Vertical- I to IV____________________________________ 647.6. Formulating Institutional Framework for Implementation of HFAPoA___________________ 647.6.1. Role & Responsibility Of The Institutions _______________________________________ 657.6.2. Project Monitoring and Social Audit___________________________________________ 697.7. Finalization of HFAPoA and formulation of Annual Implementation Plan ________________ 707.7.1. Housing for All (urban) Plan of Action__________________________________________ 71

ANNEXURE -: __________________________________________________________________________ 75Garhwa ENTRY DETAILS__________________________________________________________________ 75In – Situ Slum Redevelopment Financial Feasibility ____________________________________________ 75In – Situ Slum Redevelopment Tenablity analysis _____________________________________________ 75Development Strategies for untenable slums ________________________________________________ 75Year-wise Proposed Interventions in slums & Other urban Poor _________________________________ 75Assessment of Investment Requirement and Preparation of Financial Plan ________________________ 75Formulation of Annual Implementation Plan _________________________________________________ 75Affordable Housing for Weaker Section through Credit Linked Subsidy ____________________________ 75Affordable Housing in Partnership with Public & Private sectors _________________________________ 75Slum Rehabilitation of Slum Dwellers with Participation of Private Sector _________________________ 75Subsidy for Beneficiary-led Individual House Construction or Enhancement ________________________ 75Summary Sheet for Annual Implementation Plan (AIP) for the year 2015-2016 _____________________ 75Formulating Institutional Framework for Implementation of HFAPoA _____________________________ 75SECC-2011 survey format-________________________________________________________________ 76Abhilekh for beneficiary led construction____________________________________________________ 79Release of first installment _______________________________________________________________ 82Confirmation letter _____________________________________________________________________ 83Sankalp _______________________________________________________________________________ 84Confrmaton of Mantrparishad ____________________________________________________________ 88




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Adhisuchana___________________________________________________________________________ 93

LIST OF FIGURES

Figure 1 Garhwa district map ....................................................................................................22Figure 4-1: Satellite Image- Garhwa district ..............................................................................31Figure 4-2: Satellite Image- Garhwa NP....................................................................................32Figure 7-1: Stake holder meeting- Garhwa Nagar Parishad ......................................................50

LIST OF TABLESTable 7-1: Survey coverage for Demand Assessment...............................................................45Table 7-2: Parameters of SECC-2011.......................................................................................46Table 7-3: Interpretation of SECC data .....................................................................................47Table 7-4: Housing status as per SECC, GARHWA NP ............................................................48Table 7-5: Slums in Garhwa Nagar Parishad ............................................................................51Table 7-6: Other urban poor Garhwa NP..................................................................................51Table 7-7: Slums Identified in Garhwa Nagar Parishad .............................................................54Table 7-8.: Tenability Assessment of Slums in GARHWA .........................................................57Table 7-9: Housing demand in slums- GARHWA......................................................................58Table 7-10: Tentative housing demand in non-slum areas ........................................................59Table 7-11: Development Options for Beneficiaries in Slums and non-slum..............................61Table 7-12: Details of slums......................................................................................................61Table 7-13: Development Options for Beneficiaries in Non-slum areas.....................................62



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ABBREVIATIONS

A&OE Administrative and Other Expenses LIG Low Income GroupAHP Affordable Housinging Partnership MD Mission DirectorateAIP Annual Implementation Plan MoA Memorandum of Agreement

BMTPC Building Materials &TechnologyPromotion Council MoHUPA Ministry of Housing and Urban

Poverty Alleviation

CDP City Development Plan MoU Memorandum ofUnderstanding

CLS Credit linked subsidy NA Non AgriculturalCNA Central Nodal Agencies NBC National Building Code

CPHEEOCentral Public Health andEnvironmental EngineeringOrganization

NHB National Housing Bank

CSMC Central Sanctioning and MonitoringCommittee NOC No Objection Certificate

DIPP Department of Industrial Policy andPromotion NPV Net Present Value

DPR Detailed Project Report PLI Primary Lending InstitutionEMI Equated Monthly Installment RWA Residents’ Welfare Association

EWS Economically Weaker Section SECC Socio Economic and CasteCensus

FAR Floor Area Ratio SFCPoA Slum Free City Plan of Action

FSI Floor Space Index SLAC State Level AppraisalCommittee

HFA Housing for All SLNA State Level Nodal Agency

HFAPoA Housing for All Plan of Action SLSMC State Level Sanction andMonitoring Committee

IEC Information Education &Communication TDR Transfer of Development

Rights

IFD Integrated Finance Division TPQMA Third Party Quality MonitoringAgency

IIT Indian Institute of Technology ULB Urban Local BodyIS Indian Standard UT Union Territory




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WORKING DEFINITIONS

Terms Definitions for the purpose of the Mission

Affordable Housing

Project

Housing projects where 35% of the houses are constructed for EWScategory

Beneficiary Beneficiary family will comprise husband ,wife and unmarried children.The beneficiary familys hould not own a pucca house (an all-weatherdwelling unit) either in his/her name or in the name of any member ofhis/her family in any part of India.

Carpet Area Area enclosed with in the walls, actual area totly carpet.This area doesnot include the thickness of theinner walls

Central NodalAgencies

Nodal Agencies identified by Ministry for the purposes ofimplementation of Credit linked subsidy component of the mission

Economically WeakerSection (EWS):

EWS households are defined as house holds having an annual incomeupto Rs.3,00,000(Rupees Three Lakhs ). States/UTs shall have theflexibility oreder fine the annual income criteria as per local conditions inconsultation with the Centre.

EWS House Anall weather singleunitoraunitina0 .multi-storeyed superstructurehaving carpet area ofup to30sq.m. with adequate basic civic servicesandin frastructure services like toilet, water, electricityetc. Statescandete rmine the area of EWS as per their local needs withinformation to Ministry.

“Floor AreaRatio”(FAR)/FSI

The quotient obtained by dividing the total covered area (plinth area)on all the floors by the area of the plot:

FAR= Total covered area on all the floorsPlot area

If States/Cities have some variations in this definition, State/Citydefinitions will be accepted under the mission..

ImplementingAgencies

Implementing agencies are the agencies such as Urban Local Bodies,Development Authorities, Housing Boards etc. which are selected byState Government/SLSMC for implementing Pradhan MantriAwasYojana–Housing for All (Urban)Mission..

Low Income Group(LIG)

LIG households are defined as households having an annual incomebetweenRs.3,00,001(RupeesThreeLakhsOne)uptoRs.6,00,000(RupeesSixLakhs). States/UTs shall have the flexibility torede fine the annual incomecriteria as per local conditions in consultation with the Centre..

Primary Lending Scheduled Commercial Banks, Housing Finance Companies, RegionalRural Banks (RRBs) ,State Cooperative Banks, Urban Cooperative



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Institutions (PLI) Banks or any other institutions as may be identified by the Ministry

Slum A compact area of at least 300 population or about 60-70 house holdsof poorly built congested ten ements, in unhygienic environment usuallywithin adequate infrastructure and lacking in proper sanitary anddrinking water facilities.

State Level NodalAgencies (SLNA)

Nodal Agency designated by the State Governments for implementing he

Mission

Transfer ofDevelopmentRights(TDR)

TDR means making available certain amount of additional built up areain lieu of the area relin quishedor surrendered by the owner of the and,so that he can use extra built up area him self in some ot her land.

Source: Housing for All (Urban) Scheme Guidelines, March, 2016




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Chapter 1. Introduction

Housing is one of the most basic human needs. It’s a valuable prerogative for thedevelopment of the individual as well as the society as whole. Not only does a houseprovide shelter, but also a dignity to the human life, thus leading to a better standard ofliving. Every citizen of a civilized society hence deserves a house of his own.Government of India has made it clear in its intention to make available a house of theirown for every family. The condition of the house also plays an important role in theprogress of the man and society, as the house itself.

The rapid pace of urbanization overseen throughout India has led to a serious shortageof houses for the urban population – migrants and locals alike due to the everincreasing urban population. The housing problems commonly observed across Indiaare:

Shortage- less number of houses, less than the demand

Condition of houses- Unlivable condition of available houses, eg. kutchhahouses, dilapidated houses, slums, etc.

Cramped living- More number of persons sharing the same house, lack ofprivacy and dignity

Technical Committee of the Ministry of Housing and Urban Poverty Alleviation (MHUPA)has estimated that urban housing shortage in Jharkhand is nearly 0.63 millionhouseholds in 2012. Around 96% of this shortage constitute of Economically WeakerSection (EWS) and Low Income Group (LIG) of the society. As per the Census-2011,1.13% of the households in Jharkhand are living in slums, with a total of 372,999 slumpopulation. Of these slum dwellers, about 16% & 18% are of SC and ST categoriesrespectively.

“Pradhan Mantri Awas Yojana- Housing for All (Urban)”- Mission for urban area willbe implemented during 2015-2022 and this Mission will provide central assistance toimplementing agencies through States and UTs for providing houses to all eligiblefamilies/ beneficiaries by 2022.



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1.1.Executive Summary

In light of the increasing numbers of urban poor and slum dwellers, governments have

recently adopted a specific target on slums. Which aims to significantly improve the

lives of at least 100 million slum dwellers till the year 2022? Very recently, government

of India has launched the path breaking programme of “Housing for All by 2022”

(PMAY), which envisages making India slum free city by providing all roofless

household a house. Items for urban areas with following components/options to

States/Union Territories and cities:

a) Slum rehabilitation of Slum Dwellers with participation of private developers using

land as a resource;

b) Promotion of affordable housing for weaker section through credit linked subsidy;

c) Affordable housing in partnership with Public & Private sectors and

d) Subsidy for beneficiary led individual house construction or enhancement.

The scheme will cover the entire urban area consisting of 4041 statutory towns.

However, there will be flexibility in covering number of cities in various phases and

inclusion of additional cities may be considered by the Ministry of Housing & Urban

Poverty Alleviation in case there is demand from states and cities and have capacity to

include them in earlier phases.

The government is moving fast towards the progress of the scheme. The list of 509

cities and towns under PMAY published on 18 September 2015. Out of 509 cities, 41

cities were selected from Jharkhand state. The list of cities and towns may be further

increased by the government. 12 states including Jharkhand has signed MoA.

Jharkhand has also established SLNA.




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Located in North-West side of the State of Jharkhand in India, Garhwa town is one of

the most important town of the district as well as in the State. The town, however, is

deprived of urban roads, facilities for pedestrians, and other transport system. Roads

have thus become the top priority in development plan of Garhwa unlike other towns /

cities where road network is fairly well developed. The town does not have sewerage

system, thus causing environmental pollution and health hazards. Proper storm water

drainage system has remained non-existent causing “flooding” of localities every year

and damaging lots of properties and resulting in health hazards. There is also lacking

the most important basic service of water supply. There is a gap in benchmark coverage

of 100% connection for all basic services and infrastructure.

The consultative approached based plan assures realistic demand based infrastructure

production, its spatial distribution and equity in services delivery. This process confirms

better assets management, improved services delivery towards urban poor’s and good

governance. The surveyor has undertaken “a targeted focus group” discussion in a

cluster / colonies of wards at a centrally located destination so that public views are

documented in a structured manner with a targeted audience. Demand survey was

taken after the capacity building of ULBs and public representative. This has brought

two aspects into the notice of consultant one is divergent views from the public and the

other is spatial disparity in terms of municipal services delivery. The consultant has

undertaken the process of consultation with groups like urban poor, women, senior

citizens; traders etc. These groups bring their needs and aspirations. Such issues are

reviewed by the consultant team before incorporating and mainstreaming the issues in

plan preparation. This approach will strengthen inclusive planning process and will be

biased towards slums, urban poor and gender mainstreaming issues.

In context to the aim and objective of PMAY which talks about eradication of slums and

prevention of formation of slums, there is need of holistic and integrated

approach. The existing slums should be interwoven with the existing urban fabric, and

not as a neglected or isolated entity. The slum fabric is seen in the context of the whole

town and interventions proposed are mutually beneficial to the slums as well as the rest



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of the city. The objective is not to find solutions unique to the slums but, instead, explore

the commonality between the slums and the better parts of the city to integrate the two.

The methodology for classification of beneficiary HH and its distribution into slums and

non-slums beneficiaries were made using data on poverty level and slum households.

Tenability and viability of slums were checked. After validation of slum HH and Non-

Slum HH, beneficiaries were categorized into four proposed verticals of the PMAY

scheme. Housing and infrastructure deficiency of slums are followed for collecting

information and developing data base for the validation of slums. Following the

above method each slums HH was proposed for development within a vertical. HH were

ranked asper the matrix model of RAY to prioritize. Based on this prioritization of slums

and their HH Annual Implementation would be prepared.

The processes of selecting a model for slums are divided into two stages. The slums

were first categorized based on the tenability issues which defines slum for in-situ

programmes or relocation models. Slums which do not meet the criteria of tenability

were suggested for other three vertical. The preferences for relocation of slums were

first in the same location and possibly in the same wards. The criteria for declaring the

slum untenable were as follows:

Environmental concerns: the slums near the water bodies, steep slopes and

forest lands were potential threat to ecology.

Non-conforming land uses: slums which were not conforming to the land use

specifically the slums which were in industrial area, eco-sensitive and heritage

areas.

Hazardous location: the slums located near railway lines, highways, riverside

and bridges.

Land ownership: slums which were not on the land for which the tenure ship

right cannot be transformed to slum dwellers.

The slums which was found tenable based on above criteria where validated forfinancial

and Technical viability. Examining financial and technical viability of all tenable slums for




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redevelopment with private partner using land as a resource were processed. The

criteria for the declaration of viable slum in terms of financial and technical aspects were

as follow:

• Consider additional FSI/FAR, TDR, relax density norms• Mixed usage of land• Cluster of slums as single project

If slum is approved as viable slum, two components might be proposed for

development:

1) slum rehabilitation components and

2) free sale component.

The models were selected in a manner is that they become legible part of urban fabric

area. The morphology of city suggests that the slums coexist as cluster. Although the

models are selected for individual slums; there is need for integrated approach for

redevelopment.

The emphasis was on achieving a uniform density which was 3700 p/sq km so that

slums have sufficient scope of housing new inhabitants. The model selected on the

basis of land ownership, percentage of slum dwellers having tenure ship rights, land

value (high, medium & low), efforts are made to get the land vacated having higher land

value by clearing ground coverage, as the revenue generated by redeveloping the land

will support the slum redevelopment programmers.

The infrastructure deficiency and housing condition has played an active role in

identifying the models. The various other parameters of infrastructure were road

deficiency, deficiency of drain and sewerage system, water supply and sanitation and

percentage deficiency of pucca houses. The socio-economic profile was also taken into

consideration before identifying the models; the prioritization was done on the basis of

health vulnerability, social status and their capacity to PMAY for redevelopment.



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The slums which are to be relocated are identified as per the criteria mentioned above.

The relocation is further sub divided as

a) Rehabilitation in the nearby slums.b) Relocation

The slums which were threat to the ecology, specifically the water bodies are

suggested to be rehabilitated in the vicinity. The emphasis is on conserving the water

bodies. Similarly few slums which are occupying the foothills and are vulnerable to

environmental degradation are also put in this category. The slums for which the land is

untenable because of ownership issues and physical features are put in this

category. However specific relocation models can only be suggested once the

inventory of open spaces/ vacant land is provided.

The preventive policies need to focus at broader level to prevent formation of slums and

so more emphasis should be given to regional level plans which can control the

migration of peoples from rural areas to urban areas in the form of slums. Annual

Implementation plan would be prepared based on PMAY guidelines as well as local

regulatory provision.

Garhwa Development Plan consideration for Action Plan

a) Density: low rise high density is prescribed for residential areas. Residential density

is 3700 p/sqkm and is more in inner city areas.

Plan of Action: while selecting the models for slum redevelopment, the proposed

average density of 3700 p/sqkm is attempted in maximum cases to be maintained which

can house more inhabitants in coming years. The slums which were saturated as

having density more than the average projected were de-densified to the appropriate

location.




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b) Hazards: The city falls in zone II of earthquake prone areas as per standards IS

1893-2002.

Plan of Action: it is recommended that non-engineered and mud structures should be

avoided. Provisions are made for all housing structures to be designed as earthquake

resistant structures.

c) Role of agencies: Garhwa Nagar Parishad and other parastatal agencies like

development authority, PWD, and JUIDCO are identified as agencies providing

technical support for infrastructure development and housing.

Plan of Action: Affordable housing and infrastructure development in consonance with

the city fabric with emphasis on quality and management. Agencies would also be

responsible for delivering schemes of development taking into consideration the

adequate supply of serviced land to the EWS and LIG. The Slums SLSMC can also act

as technical resource for designing earth quake resistant structures.

d) Affordable housing: As per Master Plan the minimum size of plot for residential unit

is 32 sqm with 60% ground coverage and proposed FAR of 1.25 & 1.50.

Plan of Action: The Plot size of unit can be reworked after consultation with agencies

and beneficiaries with ground coverage. FAR can be marginally increased taking care of

income pattern of the slum clusters as well as resource mobilization in terms of financial

viability of slum lands.

To implement the action Plan detailed project reports with accurate budgets, time and

activity will be prepared based on required information as per PMAY guideline. The

project formulation and implementation needs to be dynamic in response to the

changing needs as well as the knowledge gained along the way. It is proposed that the

project is executed in a phased manner in seven years for both housing and

infrastructure. Phasing would be done as per prioritization of beneficiaries.



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Scope for all vertical has been kept in all annual phases and this will be pursued by

DPR vertical wise. In order to provide housing the step would be acquiring the land and

thereby developing the same. The right of tenure ship will be the second issue which

can be taken up for BPL population.

The objective of making “Housing for All” in a city can only be achieved when the slums

after rehabilitation become the integral part of the city fabric. This requires inter weaving

of services like road pattern, water supply lines, sewage and drains. The emphasis is

not to find solutions unique to the slums and other homeless HH, but instead, explore

the commonality between the slums and the better parts of the city to integrate the two.

As slums are not the causes of urban degradation but the consequences of distorted

development, the solutions likewise could treat the slums as mere symptoms and use

them to work back into the city fabric to the origins of the problems.

1.2.Background

“By the time the Nation completes 75 years of its Independence, every family willhave a puccahouse with water connection, toilet facilities, 24x7 electricity supply and access.”In order toachieve this objective, Central Government has launched a comprehensive mission “PradhanMantri Awas Yojana – Housing for All (Urban)”, hereafter referred to as Mission.

The mission seeks to address the housing requirement of urban poor including slum dwellersthrough following programme verticals:

Slum rehabilitation of Slum Dwellers with participation of private developers using landasa resource

Promotion of Affordable Housing for weaker section through credit linked subsidy

Affordable Housing in Partnership with Public & Private sectors

Subsidy for beneficiary-led individual house construction /enhancement

Mission will be implemented as Centrally Sponsored Scheme (CSS) except for the componentof credit linked subsidy which will be implemented as a Central Sector Scheme.

A beneficiary family will comprise husband, wife, unmarried sons and/or unmarried daughters.The beneficiary family should not own a pucca house either in his/her name or in the name of




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any member of his/her family in any part of India to be eligible to receive central assistanceunder the mission.

States/UTs, at their discretion, may decide a cut-off date on which beneficiaries need to beresident of that urban area for being eligible to take benefits under the scheme.

Mission with all its components has become effective from the date 17.06.2015 and will beimplemented upto 31.03.2022.

Coverage and Duration of Mission

All statutory towns as per Census 2011 and towns notified subsequently would beeligible for coverage under the Mission.

Note: States/UTs will have the flexibility to include in the Mission the Planning area asnotified with respect to the Statutory town and which surrounds the concerned municipalarea.

The mission will support construction of houses upto 30 square meter carpet area withbasic civic infrastructure. States/UTs will have flexibility in terms of determining the sizeof house and other facilities at the state level in consultation with the Ministry but withoutany enhanced financial assistance from Centre. Slum redevelopment projects andAffordable Housing projects in partnership should have basic civic infrastructure likewater, sanitation, sewerage, road, electricity etc. ULB should ensure that individualhouses under credit linked interest subsidy and beneficiary led construction should haveprovision for these basic civic services.

The minimum size of houses constructed under the mission under each componentshould conform to the standards provided in National Building Code (NBC). If availablearea of land, however, does not permit building of such minimum size of houses as perNBC and if beneficiary consent is available for reduced size of house, a suitable decisionon area may be taken by State/UTs with the approval of SLSMC. All houses built orexpanded under the Mission should essentially have toilet facility.

The houses under the mission should be designed and constructed to meet therequirements of structural safety against earthquake, flood, cyclone, landslides etc.conforming to the National Building Code and other relevant Bureau of Indian Standards(BIS) codes.

The houses constructed/acquired with central assistance under the mission should be inthe name of the female head of the household or in the joint name of the male head ofthe household and his wife, and only in cases when there is no adult female member inthe family, the house can be in the name of male member of the household.

State/UT Government and Implementing Agencies should encourage formation ofassociations of beneficiaries under the scheme like RWA etc. to take care ofmaintenance of houses being built under the mission.



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Urban Poverty and Slum

The MoHUPA has been running many programmes that are targeted towards urban povertyreduction and improving the access of the poor to basic services. These include the SwarnaJayanti Shahari Rozgar Yojana (SJSRY); Sub-mission II on Basic Services to the Urban Poor(BSUP) under Jawaharlal Nehru National Urban Renewal Mission (JNNURM); IntegratedHousing and Slum Development Programme (IHSDP); and Rajiv AwasYojana (RAY). ThePMAY is the recent launched scheme of poverty alleviation.

A review of the existence and growth of urban poverty, and an analysis of the existing and pastinterventions have demonstrated that the share of urban to total population in India willaccelerate in the coming decades. This is likely to be accompanied by an increase in both thenumbers of the urban poor and population living in slum settlement, and population living inslum settlements, unless concerted and concrete steps are taken to address them directly. Sofar, interventions by the GoI under the Plans have been fragmented with a focus oninfrastructure and environmental improvement. Where livelihoods have been tackled, this hasbeen done in a silo, separate from issues of environmental improvement.

Recent urban development schemes like PMAY presents a unique opportunity to take stock andrecommend much needed change and bold action to tackle the multiple dimensions of urbanpoverty as manifested in vulnerabilities. Urbanization is inevitable and the growing urbanpopulation would continue to pose challenges for the cities. Appropriate urban managementresponses can turn these challenges into prospects for true inclusive development. In theabsence of a dynamic urban policy and city management measures, urban population wouldcontinue to mean growing urban poor and slum settlements.




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1.3.Points to consider while preparing HFAPoA

The Mission will be implemented through four verticals giving option to beneficiaries, ULBs andState Governments. These four verticals are as below:

I. "In situ" Slum Redevelopment

II. Affordable Housing through Credit Linked Subsidy

III. Affordable Housing in Partnership

IV. Subsidy for beneficiary-led individual house construction or enhancement

Following chart summarizes the highlights of each of these project modes, hereafter referred toas verticals.

Derived from Housing for All (Urban) Scheme Guidelines, March, 2016

Each of these verticals is briefly discussed below, as per the recommendations of the Missionguidelines, published by the GoI.




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1.3.1. Vertical -I :“In-situ” Slum Redevelopment using land as Resource

“In-situ” slum rehabilitation using land as a resource with private participation for providinghouses to eligible slum dwellers is an important component of the “Pradhan Mantri Awas Yojana– Housing for All (Urban)” mission. This approach aims to leverage the locked potential of landunder slums to provide houses to the eligible slum dwellers bringing them into the formal urbansettlement.

1. Slums, whether on Central Government land/State Government land/ULB land, PrivateLand, should be taken up for “in-situ” redevelopment for providing houses to all eligible slumdwellers. Slums so redeveloped should compulsorily be de-notified.

2. Private partner for Slum Redevelopment would be selected through open bidding process.State Governments and cities would, if required, provide additional Floor Area Ratio (FAR)/Floor Space Index (FSI)/ Transferable Development Rights (TDR) for making slumredevelopment projects financially viable. Slum rehabilitation grant of Rs. 1 lakh perhouse, on an average, would be admissible for all houses built for eligible slum dwellers inall such projects. States/UTs will have the flexibility to deploy this central grant for otherslums being redeveloped for providing houses to eligible slum dwellers with privateparticipation, except slums on private land. It means that States/UTs can utilise more thanRs. 1 lakh per house in some projects and less in other projects but within overall average ofRs. 1 lakh per house calculated across the State/UT.

3. The per house upper ceiling of central assistance, if any, for such slum redevelopmentprojects would be decided by the Ministry.

4. “In-situ” redevelopment of slums on private owned lands for providing houses to eligibleslum dwellers can be incentivised by State Governments/UTs or ULBs by giving additionalFSI/FAR or TDR to land owner as per its policy. Central assistance cannot be used in suchcases.

5. Beneficiary contribution in slum redevelopment project, if any, shall be decided and fixed bythe State/UT Government.

6. Eligibility of the slum dwellers like cut-off date etc. will be decided by States/UTs preferablythrough legislation.

7. States/UTs may decide whether the houses constructed will be allotted on ownership rightsor on renewable, mortgageable and inheritable leasehold rights. States/UTs may imposesuitable restrictions on transfer of houses constructed under this component.

8. Approach for slum rehabilitation with private partnership is outlined as below:

8.1. As a first step, all tenable slums as identified in Housing for All Plan of Action (HFAPoA)of the city should be analyzed with respect to their location, number of eligible slumdwellers in that slum (refer 4.6), area of the slum land, market potential of the land (land




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value as per ready reckoned can be used), FAR/FSI available and density normsapplicable to that piece of land etc.

8.2. On the basis of analysis of slums, the implementing authorities should decide whether aparticular slum can be redeveloped with private participation or not using land as aresource and to provide houses to eligible slums dwellers. For making projectsfinancially viable, in some cases, states and cities might have to provide additionalFAR/FSI or TDR and relax density and other planning norms. States/UTs may alsoallow commercial usage for part of the land/FAR as mixed usage of the land.

8.3. State/ULB can also consider clubbing of nearby slums in clusters for in-situredevelopment to make them financially and technically viable. Such cluster of slumscan be considered as a single project.

8.4. A viable slum rehabilitation project would have two components i.e. “slum rehabilitationcomponent” which provides housing along with basic civic infrastructure to eligible slumdwellers and a “free sale component” which will be available to developers for selling inthe market so as to cross subsidize the project.

8.5. While formulating the project, the project planning and implementing authorities shouldalso decide the area of slum land which should be given to the private developers. Insome cases, the area of slum may be more than what is required for rehabilitating alleligible slum dwellers plus free sale component for cross subsidizing the project. Insuch cases, project planning authorities should give only the required slum land toprivate developers and remaining slum land should be utilized for rehabilitating slumsdwellers living in other slums or for housing for other urban poor.

8.6. Slum dwellers through their association or other suitable means should be consultedwhile formulating redevelopment projects especially for the purpose of designing ofslum rehabilitation component.

8.7. The private developers who will execute the slum redevelopment project should beselected through an open transparent bidding process. The eligibility criteria forprospective developers can be decided by States/UTs and ULBs. The scope of work ofthe prospective developers should be to conceive and to execute the project asmandated by the implementing agency using its financial and technical resources. Theproject developers would also be responsible for providing transit accommodation to theeligible slum dwellers during the construction period.

8.8. All financial and non-financial incentives and concessions, if any, should be integratedin the project and declared ‘a priori’ in the bid document. These incentives andconcessions should also include contribution from beneficiaries/slum dwellers, if any.

8.9. Sale of “free sale component” of project should be linked to the completion and transferof slum rehabilitation component to the implementing agency/state. Such stipulationshould be clearly provided in the bid document to avoid any complication.



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8.10. Slum rehabilitation component should be handed over to implementing agency tomake allotments to eligible slum dwellers through a transparent process. While makingthe allotment, families with physically handicapped persons and senior citizens shouldbe given priority for allotment on ground floor or lower floors.

8.11. Open bidding for the slum redevelopment project may result either into a positivepremium or negative premium. In case of positive premium, the developer who offersthe highest positive premium while satisfying all other conditions should be selected. Incase of negative premium, the implementing authority may select the bidder proposinglowest negative premium. Funds required to make the project viable can be madeavailable either from slum rehabilitation grant of Central Government or own fund ofStates and ULBs as well as positive premium received from other projects. Any privateparticipation, that demands substantial grants from Government, may not beencouraged. Slums can either be taken up later for development or Kutcha/unserviceable houses in such slums can be taken up under other components of themission.

8.12. State Project planning and implementing authorities, ULBs should have a singleproject account for slum redevelopment project where positive premium, slumrehabilitation grant from Central Government, funds from State Government or anyother source is to be credited and used for financing all slum redevelopment projectswith negative premium. Such accounts can be opened city-wise.

8.13. Slum rehabilitation projects would require various approvals from differentagenciesasperprevailingrulesandproceduresintheState/UT.Projectdevelopmentmayalsorequire changes in various development control rules. To facilitate such changes and forfaster formulation and approval of projects, it is suggested that a single authority shouldbe constituted with the responsibility to change planning and other norms and also foraccording approval to projects.

1.3.2. Vertical-II :Credit-Linked Subsidy Scheme

The Mission, in order to expand institutional credit flow to the housing needs of urban poor willimplement credit linked subsidy component as a demand side intervention. Credit linked subsidywill be provided on home loans taken by eligible urban poor (EWS/LIG) for acquisition,construction of house.

1. Beneficiaries of Economically Weaker section (EWS) and Low Income Group (LIG)seeking housing loans from Banks, Housing Finance Companies and other suchinstitutions would be eligible for an interest subsidy at the rate of 6.5 % for a tenure of 15years or during tenure of loan whichever is lower. The Net Present Value (NPV) of theinterest subsidy will be calculated at a discount rate of 9 %.




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2. The credit linked subsidy will be available only for loan amounts up to Rs 6 lakhs andadditional loans beyond Rs. 6 lakhs, if any, will be at non-subsidized rate. Interestsubsidy will be credited upfront to the loan account of beneficiaries through lendinginstitutions resulting in reduced effective housing loan and Equated Monthly Installment(EMI).

3. Credit linked subsidy would be available for housing loans availed for new constructionand addition of rooms, kitchen, toilet etc. to existing dwellings as incremental housing.The carpet area of houses being constructed or enhanced under this component of themission should be up to 30 square meters and 60 square meters for EWS and LIG,respectively in order to avail of this credit linked subsidy. The beneficiary, at his/herdiscretion, can build a house of larger area but interest subvention would be limited tofirst Rs. 6 lakh only.

4. Housing and Urban Development Corporation (HUDCO) and National Housing Bank(NHB) have been identified as Central Nodal Agencies (CNAs) to channelize thissubsidy to the lending institutions and for monitoring the progress of this component.Ministry may notify other institutions as CNA in future.

5. Primary Lending Institutions (PLIs) can register only with one CNA by signing MOU, asper Mission guidelines.

6. CNAs will be responsible for ensuring proper implementation and monitoring of thescheme and will put in place appropriate mechanisms for the purpose. CNAs will provideperiodic monitoring inputs to the Ministry of Housing and Urban Poverty Alleviationthrough regular monthly and quarterly reports as per Mission guidelines.

7. State/UTs/ULBs/PLIs shall link beneficiary identification to Aadhaar, Voter card, anyother unique identification or a certificate of house ownership from Revenue Authority ofBeneficiary’s native district to avoid duplication.

8. Preference under the Scheme, subject to beneficiaries being from EWS/LIG segments,should be given to Manual Scavengers, Women (with overriding preference to widows),persons belonging to Scheduled Castes/Scheduled Tribes/Other Backward Classes,Minorities, Persons with disabilities and Transgender.

9. State Level Nodal Agency (SLNA) identified by State/UT for implementing the missionwill facilitate the identified eligible beneficiaries in getting approvals and documents, etc.to avail of credit linked subsidy.

10. For identification as an EWS or LIG beneficiary under the scheme, an individual loanapplicant will submit self-certificate/affidavit as proof of income.

11. In case a borrower who has taken a housing loan and availed of interest subventionunder the scheme but later on switches to another PLI for balance transfer, suchbeneficiary will not be eligible to claim the benefit of interest subvention again.



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12. Under the Mission, beneficiaries can take advantage under one component only. Sinceother three components are to be implemented by State Government through UrbanLocal Bodies/Authorities etc. and this component is to be implemented by PLIs,therefore, in order that beneficiaries do not take advantage of more than onecomponent, PLIs should take NOCs quarterly from State/UT Governments or designatedagency of State/UT Governments for the list of beneficiaries being given benefits undercredit linked subsidy. For enabling this process, the beneficiaries should be linked tohis/her Aadhaar/Voter ID Card/Any other unique identification Number or a certificate ofhouse ownership from Revenue Authority of Beneficiary’s native district and State/UTGovernment or its designated agency should furnish the NOC within 15 days of receiptof such request.

Until States/UTs sign MoA under the Mission, instead of taking NOC from States/UTs, CNAs, onbehalf of PLIs, would send list of beneficiaries under CLSS on fortnightly basis to concernedStates/UTs. Concerned States/ UTs will consider this list, while deciding beneficiaries underother three verticals of the Mission, so that no beneficiary is granted more than one benefitunder the Mission.

Steps in Credit Linked Subsidy Schemeas outlined in the Mission are shown in followingflowchart.




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Steps in Credit Linked Subsidy Scheme





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1.3.3. Vertical - III :Affordable Housing in Partnership (AHP)

The third component of the mission is affordable housing in partnership. This is a supply sideintervention. The Mission will provide financial assistance to EWS houses being built withdifferent partnerships by States/UTs/Cities.

1. To increase availability of houses for EWS category at an affordable rate, States/UTs,either through its agencies or in partnership with private sector including industries, canplan affordable housing projects. Central Assistance at the rate of Rs.1.5 Lakh per EWShouse would be available for all EWS houses in such projects.

2. The States/UTs would decide on an upper ceiling on the sale price of EWS houses inrupees per square meter of carpet area in such projects with an objective to make themaffordable and accessible to the intended beneficiaries. For that purpose, State andcities may extend other concessions such as their State subsidy, land at affordable cost,stamp duty exemption etc.

3. The sale prices may be fixed either on the project basis or city basis using followingprinciples;


4. An affordable housing project can be a mix of houses for different categories but it willbe eligible for central assistance, if at least 35% of the houses in the project are for EWScategory and a single project has at least 250 houses. CSMC, however, can reduce the



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requirement of minimum number of houses in one project on the request of StateGovernment.

5. Allotment of houses to identified eligible beneficiaries in AHP projects should be madefollowing a transparent procedure as approved by SLSMC and beneficiaries selectedshould be part of HFAPoA. Preference in allotment may be given to physicallyhandicapped persons, senior citizens, Scheduled Castes, Scheduled Tribes, OtherBackward Classes, minority, single women, transgender and other weaker andvulnerable sections of the society. While making the allotment, the families with personwith disability and senior citizens may be allotted house preferably on the ground floor orlower floors.

6. Detailed Project Report of such projects prepared by concerned implementing agenciesshould be approved by SLSMC.

1.3.4. Vertical - IV :Beneficiary-led individual house construction or enhancement (BLC)

The fourth component of the mission is assistance to individual eligible families belonging toEWS categories to either construct new houses or enhance existing houses on their own tocover the beneficiaries, who are not able to take advantage of other components of the mission.Such families may avail of central assistance of Rs. 1.50 lakhs for construction of new housesor for enhancement of existing houses under the mission.

1. Beneficiaries desirous of availing this assistance shall approach the ULBs with adequatedocumentation regarding availability of land owned by them. Such beneficiaries may beresiding either in slums or outside the slums. Beneficiaries in slums which are not beingredeveloped can be covered under this component if beneficiaries have a Kutcha orSemi-Pucca house.

2. (a)The Urban Local Bodies shall validate the information given by the beneficiary andbuilding plan for the house submitted by beneficiary so that ownership of land and otherdetails of beneficiary like economic status and eligibility can be ascertained. In addition,the condition of the houses e.g. Kutcha, semi-kutcha etc. of the prospective beneficiaryshould be checked with SECC data to ensure beneficiary’s consequent eligibility forconstruction of new housing. SECC data regarding number of rooms, details of familymembers etc. should also be checked to ensure beneficiary’s eligibility for enhancement.



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(b) If the beneficiary has a pucca house with carpet area up to 21 sq.mt. area or semi-pucca house, lacking in one of the facilities- (i.e. room, kitchen, toilet, bath or acombination of these), it may be taken up for enhancement subject to ULB/Stateensuring structural safety of the house and adherence to following conditions:

i. The total carpet area after enhancement must not be less than 21 sq.mt. andmust not be more than 30 sq.mt.

ii. Enhancement shall mean addition of minimum carpet area of 9.0 sq.m. into theexisting house with pucca construction of at least one habitable room or roomwith kitchen and/ or bathroom and/ or toilet conforming to NBC norms.

3. On the basis of these applications, ULBs will prepare an integrated city wide housingproject for such individual beneficiaries in accordance with the City Development Plan(CDP) or other such plans of the city to ensure construction of proposed houses are asper planning norms of the city and scheme is implemented in an integrated manner.Individual applicants for assistance shall not be considered. Such Projects would beapproved by States in SLSMC.

4. While approving project for individual house construction, Urban Local Bodies and State/UT should ensure that required finance for constructing the planned house is available tothe beneficiary from different sources including his own contribution, GoI assistance,State Government assistance etc. In no case, GoI assistance will be released for housewhere balance cost of construction is not tied up, as otherwise release of GoI assistancemay result into half constructed houses.

5. State/UT or cities may also contribute financially for such individual house construction.Central assistance will be released to the bank accounts of beneficiaries identified inprojects through States/UTs as per recommendations of State/UT.

6. Though the funds from Central Government to State Governments would be released inlump-sum including assistance for this component, State Government should releasefinancial assistance to the beneficiaries in 3-4 instalments depending on progress ofconstruction of the house. Beneficiary may start the construction using his own funds orany other fund and GoI assistance will be released in proportion to the construction byindividual beneficiary. The last instalment of Rs. 30,000/- of GoI assistance should bereleased only after completion of the house.

7. The progress of such individual houses should be tracked through geo-taggedphotographs so that each house can be monitored effectively. States will be required todevelop a system for tracking progress of such houses through geo-taggedphotographs. Flow chart showing steps in beneficiary-led construction or enhancementcomponent of the mission is as under:




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Chapter 2. City Profile

Garhwa is a Nagar Parishad (NP) city in district of Garhwa, Jharkhand. The Garhwa

city/NN is divided into 20 wards.

It contains 3 sub-divisions, viz., Garhwa, Nagar-Untari and Majhiaon. It is situated at the

north most part of Jharkhand.

Garhwa Nagar Parishad has total administration over 7,148 houses to which it supplies

Figure 1 Garhwa district map




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basic amenities like water and sewerage. It is also authorize to build roads within Nagar

Parishad limits and impose taxes on properties coming under its jurisdiction.

The area covered under Nagar Parishad is around 40 sq.kms.

Garhwa is located at 24.18°N 83.82°E. It has an average elevation of 197 m (646 ft).

It is surrounded by mountains by every side,which make a beautiful place. It's well

covered by Vodafone, Airtel, Uninor, Reliance, BSNL, Aircel, Idea, Airtel 3G, like cellular

networks.

Garhwa has a separate Vidhan Sabha constituency. Garhwa is located in north of

Ranchi. It is well connected via NH 75.

2.1.History:-

The erstwhile Garhwa Subdivision of Palamau district consisting of 8 Blocks was

separated from Palamau district as an independent district “Garhwa” with effect from 1

April 1991. It is situated on Southwest corner of Palamau division, which lies between

23060’and 24039’ N latitude and 83022’ and 84000’ E longitude. The district is

surrounded by river Sone in the north; Palamau district and area of Chhattisgarh in the

south; Palamau district in the east and Surguja district of Chhattisgarh and Sonebhadra

district of U.P. in the west. Garhwa district is a part of Palamau Commissionery

consisting of 14 blocks and two subdivisions namely Garhwa & Nagar-Untrai.

2.2.Geography

Garhwa is located at 24.18°N 83.82°E.[2] It has an average elevation of 197 m (646 ft).Nearest railway station is Garhwa Town, Indian Railway Code for Garhwa town isGHQ.[3] Another nearby railway station (around 10 km away) is Garwa Road, IndianRailway Code for Garhwa road is GHD.[4]



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Figure 2-1: Location map :- GARHWA NP




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2.3.Linkage and connectivity :-

2.3.1. Road

The major transport of Garhwa is Autorickshaw, Train, Three wheel Rickshaw and

Buses etc.

Garhwa is located 210 kilometres North west of Ranchi and is accessible by Bus

Ranchi. The nearest airport is 65 kilometres away in Medininagar.. In the case of VIP

movement (which occurs roughly once a year) a portable transmitter is installed here.



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Garhwa is well connected with Ranchi etc. by road.

2.3.2. Air NetworkThe nearest airport is 65 km away in Medininagar. Direct links are available from Ranchi

airport the important cities such as Delhi, Kolkata, Mumbai and Patna. Chartered flights

are available between the steel city of Jamshedpur and Kolkata. As per the secondary

research it was observed that other important centres like Jamshedpur, Dumka, Bokaro,

Giridih, Deoghar, Hazaribag, Dhanbad, Daltonganj and Noamundi also have airstrips.

2.4.Culture :-

Major Hindu and Muslim festivals are celebrated in Garhwa. Hindus and Muslims

celebrate muharram and chhath together. The town has several societies, NGOs.

2.5.Demographics :-

As of 2001 India census Garhwa had a population of 46059. Males constitute 54% of

the population and females 46%. Garhwa has an average literacy rate of 61%, higher

than the national average of 59.5%: male literacy is 69%, and female literacy is 51%. In

Garhwa, 17% of the population is under 6 years of age.

2.6.Health :-

The government run hospital in the area is the Block Hospital. Block hospital has now

become a better and modern hospital with best facilities. People are usually very less

referred to nearby cities like Ranchi for better care but Sadar hospital now takes better

care of patients. There are a few private hospitals in the area for primary health care




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Table:Cityata glance

Garhwa Nagar Parishad

S. No Particulars Details

1 Country India

2 State Jharkhand

3 District Garhwa

4 Sub District Garhwa

5 Area 12.46 km2

6 No of wards 20

7 Rainfall 674.5mm

8 Temperature Max 46°C; Min 8°C

9 Sub District HQ Garhwa

10 District HQ Garhwa

11 State HQ Ranchi (200 km)

12 Railway Station Garhwa (2 km)

Demographics

1 Population 46059

2 Population density 3697 per km2

3 Growth of Population 25.5%

4 Sex Ratio 892

5 Sex Ratio Child 937

6 Literacy Rate 81%



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2.7.Economy

Approximately 4 km from Balechampa Graffiti Company Pvt ltd , Garhwa town has 20

slums (2011), with 10630 slum households with a population of 54596 and accounting

for 37.49% of the population. Access to basic services in slums is poor and open

defecation levels high. The CDP recommends that Darbhanga undertake slum

improvement interventions in a holistic manner based on state level policy decisions.

The major source of income of townspeople is in small trading businesses and

agriculture. The people of the villages surrounding the town engage in agriculture. The

government is the biggest employer with the majority of the jobs coming from banks,

schools and Government offices.

2.8.Administrative set up

It contains 3 sub-divisions, viz., Garhwa, Nagar-Untari and Majhiaon

There are 20 Development C.D. Blocks and 1870 villages in the district.

Present report focuses on Garhwa Nagar Parishad.




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Chapter 3. Classification of Cities for preparation ofHFAPoA

All statutory towns as per Census 2011 and towns notified subsequently are eligiblefor

coverage under the Mission. However, states/UTs have the flexibility to include in the

Mission the Planning area as notifiedwith respect to the Statutorytown and which

surrounds the concerned municipal area.

Earlier to this Mission, Slum Free City Plan of Action Plans were prepared under

Rajiv Awas Yojna (RAY) launched by Government of India with the vision to make

India a slum-free country. As per guidelines of the Mission, it is suggested that attention

should be paid on the earlier initiatives addressing the issue of housing in urban areas.

Present SFCPoA augments such efforts towards achievement of the stated objectives.

Taking this into consideration, approach for preparing SFCPoA for cities or ULBs in

which RAY was implemented has been structured different from those cities or ULBs in

which RAY was not implemented. Following sections elaborates the two methodologies.

3.1.Cities not selected under earlier scheme

Methodology for preparation of HFAPoA for urban area/city/ULB which wasn’t selected

for earlier scheme for addressing housing or slums, Especially Rajiv AwasYojna (RAY)

is outlined in terms of following steps:

STEP 1. Initiation of HFAPoA

STEP 2. Assessment of Slums

STEP 3. Demand Assessment in Slums & Non-slum Areas

STEP 4. Devising Development Options for Beneficiaries



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STEP 5. Assessment of Investment Requirements and Preparation of

Financial

STEP 6. Plan

STEP 7. Formulating Institutional Framework for Implementation of HFAPoA

STEP 8. Finalization of HFAPoA and formulation of Annual Implementation

Plan

Garhwa ULB has not been covered under RAY; hence HFAPoA will be a fresh

document in this regard.




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Chapter 4. Satellite Image

Figure 4-1: Satellite Image- Garhwa district




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Figure 4-2: Satellite Image- Garhwa TOWN NP



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Chapter 5. Housing Scheme and Policy in Jharkhand

5.1.VAMBAY (Valmiki Ambedkar Malin Basti Awas Yojana)

5.1.1. IntroductionShelter is a basic human requirement. For a shelterless person, getting a house brings

about a profound socialchange in his status and welfare, endowing him with an identity

and integrating him with his social milieu.Valmiki Ambedkar Awas Yojana (VAMBAY) is

a centrally sponsored scheme for the benefit of Slum Dwellers. Thescheme is primarily

aimed at ameliorating the housing problems for the Slum Dwellers living Below Poverty

Line indifferent towns and cities of the State.

5.1.2. ObjectivesThe objective of Valmiki Ambedkar Awas Yojana (VAMBAY) is primarily to provide

shelter or upgrade the existingshelter for people living Below Poverty Line in Urban

Slums, with a view to achieve the goal of “Shelter for All”.The objective is also to utilize

this initiative to achieve the Habitat goal of slumless cities. Equally important isthe

objective to provide not just shelter for the urban poor but also a healthy and enabling

urban environment, tohelp them to come out of their poverty level. To this end, there is

need to dovetail VAMBAY with NSDP and SJSRY



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to ensure that shelter delivery, environment improvement and income upgradation for

the urban poor are synergised.

5.1.3. TenureUnder VAMBAY, the responsibility for providing land for the project rests with the Urban

Local Body. Typically, three types of tenure are conceived.

Title to the slum dwellers in-situ ie. title to the land on which they are currently

dwelling. If this is conceded by the State Government then the title or tenure

rights must be given duly keeping in view town planning norms and layout roads.

If land is scarce, such regulations and land use patterns can be revised within

reasonable norms toensure denser land use through innovative town planning.

Tenure or title can also be given partly in -situ where the part of the land on

which the slum exists is utilized for upgradation and resettlement and the rest is

put to other use or not used at all in deference to the public interest. If land is

scarce, the project can be planned vertically i.e. multistoried complexes, in such

cases the title to the land will not rest with the beneficiaries – they shall have title

to the dwelling unit.

Land /tenure can also be provided by the State Govt. by relocation either on land

already available or through acquisition. In the case of relocation, the

convenience of slum dwellers so relocated should be paramount and asfar as

possible their consent should be taken.

5.2. IHSDP (Integrated Housing Slum Development Program)

5.2.1. INTRODUCTION




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Integrated Housing & Slum Development Programme aims at combining the

existing schemes of VAMBAY and NSDP under the new IHSDP Scheme for

having an integrated approach in ameliorating the conditions of the urban slum

dwellers who donot possess adequate shelter and reside in dilapidated

conditions.

The scheme is applicable to all cities and towns as per 2001 Census except

cities/towns covered under Jawaharlal Nehru National Urban Renewal Mission

(JNNURM)

The scheme seeks to enhance public and private investments in housing and

infrastructural development in urban areas.

5.2.2. OBJECTIVES

The basic objective of the Scheme is to strive for holistic slum development with

a healthy and enabling urban environment by providing adequate shelter and

basic infrastructure facilities to the slum dwellers of the identified urban areas.

5.2.3. COVERAGE The scheme will apply to all cities/towns, excepting cities/towns covered under

JNNURM. The target group under the scheme is slum dwellers from all sections

of the community through a cluster approach.

Allocation of funds among States will be on the basis of the States’ urban slum

population to total urban slum population in the country.

States may allocate funds to towns/cities basing on similar formula. However,

funds would be provided to only those towns and cities where elections to local

bodies havebeen held and elected bodies are in position.

The State Governments may prioritize towns and cities on the basis of their felt-

need. While prioritizing towns, States would take into account existing

infrastructure, economically and socially disadvantaged sections of the slum

population and difficultareas.



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5.3.Rajiv Awas Yojana – “RAY”

The government of India launched the path breaking programme of Rajiv Awas Yojana

(RAY), which envisages making India slum free city. It provides a strategic and policy

framework to the states, and also extends financial support to incentives states to bring

in legal and institutional reforms to make cities slum-free in a time bound manner. It

aims to upgrade housing and civic infrastructure for the settlements of the poor in urban

areas, and make adequate urban land available to meet the continuous need for

housing land from migrants as well as other poor households in the urban areas.

Rajiv Awas Yojana (RAY) for the slum dwellers and the urban poor envisages a‘Slum-

free India’ through encouraging States/Union Territories to tackle the problem of slums

in a definitive manner. It calls for a multi-pronged approach focusing on:

• Bringing existing slums within the formal system and enabling them to avail of the

same level of basic amenities as the rest of the town;

• Redressing the failures of the formal system that lie behind the creation of slums;

• Tackling the shortages of urban land and housing that keep shelter out of reachof the urban poor and force them to resort to extra-legal solutions in a bid toretain their sources of livelihood and employment.

Rajiv Awas Yojana envisages that each State and Cities therein would prepare aState/City Slum-free Plan of Action. The Plan of Action is in two parts; Part-1 regardingthe upgradation of existing; Part-2 regarding the action to prevent newSlums. Thebasic aim of the assignment was to prepare Action plan for Slum Free City for underRajiv Awas Yojana.

5.3.1. Impacts of RAYAs per the progress report of July 2015, 24 states were getting benefits of RAY. 240projects were approved in 119 cities of different states. Original project cost was8,851.15 crore in which 6,323.04 crore was approved. Originally dwelling unitsapproved was 1,68,604 in which only 1,17,707 units could be approved and 273occupied. After the launch of PMAY, RAY was revoked and SFCPoA could not besanctioned. The data collected and SFCPoA under RAY is being converted intoHFAPoA under PMAY.




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5.4.Jharkhand Affordable Urban Housing Policy 2016

Different models under affordable housing policy of jharkhand

Model 1– Mandatory development of EWS housing

Model 2 – Development of affordable housing projects

Model 3- in situ slum redevelopment

Model 4- Relocation and rehabilitation

Model 5- beneficiary led individual housing construction and enhancement

Model 6- credit linked subsidy (under PMAY)

Model 7- rental housing

Model 8- housing project by co operative society

Model 9- EWS LIG housing in whole private land.

Model 1 :- mandatory development of EWS housing :-

all group of housing scheme of total plot area 30 sq.mtr in above shall have to

compulsorily reserve minimum 15 % of the originally permissible built up area

.

Built up area develop for EWS upto a maximum 3.5 FAR the un utilized FAR

can be received as TDR with in the judicatory of same ULB .



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Model 2 :- Development of affordable housing projects

Development of EWS and LIG category of housing

At least 35 % of total number of houses shall be for EWS

The developers shall utilize the land for development of housing and

commercial project subject to planning and building regulation.

Rupees 1.5 lakhs per unit for each house hold covered under the project will

be available from PMAY having project of 250 mix houses of affordable

housing project with 35 % reserve for EWS .

Moderl 3 :- in-situ slum redevelop

The ownership shall a remain with the government

Development of EWS category of housing for slum rehabilitation

The developer shall utilized the land for development of housing and

commercial project subject to planning and building regulation will be given on

lease to developer as per terms & condition of bidding documents .

The develop DUs shall be transfer to government agency free of cost for

allotment

Model 4 :- Relocation and Rehabilitation

Relocation site preferably with in close proximity to regional slum area to be

handed over to government agency free of all cost by the state government.

Development to be undertaken by government agency as per MODEL 2 .

Shall be provided to transit accommodation to slum dwellers as per the guide

lines to issued by state government in this regard .

Rupees 1 lakhs per unit for each slum house hold covered under the project

will be available from PMAY.




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Model 5 :- beneficiary led individual housing construction and enhancement .

Slum in non – slum poor on land with record of rights .

Comprehensive development through of gradation of existing dwelling units

and municipal infra structure service.

Beneficiary contribution bill fixed as per specific provision in the project.

Similar benefit shall be available to non-slum poor also have been land in

area .

Model 6 :- credit link subsidy

This Model is completely based on the central sponsored scheme ans is

applicable under PMAY .

Beneficiary would be eligible for interest subsidy @ 6.5 %

The credit link subsidy will be available only for non-amount up to rupees 6

lakhs and additional loans beyond rupees 6 lakhs if any will be at non

subsidized rate .

Model 7 :- Rental housing

EWS units to eligible families for a particular pdf after making and initial

deposit and monthly charge to be paid to government agencies.

Charge shall increase @ 10% annually or @ as decided by JHM /state

government.

Any state central department agency industry or any spv or group of industry /

or private may finance the rental housing development for implementing

agency

Model :- 8 Housing project by co-operative society

Society having minimum 100 members.



40

Having technical expert with in the society.

Compliance all legal formalities

Moel 9:- EWS LIG housing in whole private land .

at least 50 % of total number of houses shall be develop for EWS

allotment of DUS shall be from the HFAPOA list record under PMAY .

sale price of DUS may be decided by the developer accept the reserved DUS




41

Chapter 6. Methodology for preparation of Housingfor All Plan of Action

As a first step, State of Jharkhand signed a Memorandum of Agreement (MoA) to

participate in the mission by agreeing to mandatory conditions and other

modalities.

States sent proposals to the Ministry for inclusion of cities in the mission along

with broad assessment of housing and resources requirement. Ministry approved

inclusion of these cities considering availability of resources. The credit linked

subsidy component of the mission will, however, be implemented in all statutory

cities/towns across the country right from the launch of the mission.

State/Cities undertook a demand survey through suitable means for assessing

the actual demand of housing. While validating demand survey, possible

temporary migration from rural areas to the city just to take advantage of housing

scheme will be taken into consideration and such migrants will be excluded from

list of beneficiaries. On the basis of demand survey and other available data,

Housing for All Plan of Action (HFAPoA) is prepared. HFAPoA contains the

demand of housing by eligible beneficiaries in the city along with the

interventions selected out of four verticals mentioned in Sections 1.3.1, 1.3.2,

1.3.3&1.3.4 above. The information regarding beneficiaries should be collected

by States/UTs in suitable formats. While preparing HFAPoA, State/UT and

Implementing Agencies should also consider the affordable housing stock



42

already available in the city as Census data suggests that large number of

houses are vacant.

Jan DhanYojana/other bank account number and Aadhaar number/Voter ID

card/any other unique identification details of intended beneficiaries or a

certificate of house ownership from Revenue Authority of Beneficiary’s native

district will be integrated in the data base of HFAPoA for avoiding duplication of

benefit to one individual family. Beneficiaries will be validated by States/UTs and

ULBs thereby ensuring their eligibility at the time of preparation of the projects

and approval of projects.

On the basis of HFAPoA, States/Cities will subsequently prepare the Annual

Implementation Plans (AIPs) dividing the task upto 2022 in view of the availability

of resources and priority. For larger cities, HFAPoA and AIPs can be prepared at

sub-city (ward/zone etc.) level with the approval of concerned State/UT

Government.

The result of demand survey, draft HFAPoA and draft AIP should be discussed

with the local representatives including MLAs and MPs of that area so that their

views are adequately factored in while finalising the plans and beneficiary list.




43

Flow Chart for preparing HFAPoA is placed below.



44





45

Chapter 7. Preparation of HFAPoA for Garhwa

7.1. Initiation of HFAPoA

Estimation of housing demand is the first step in preparation of HFAPoA. Secondary

data have been collected and analyzed for estimating this demand, and primary survey

has been conducted on ground for validation of the same. The housing demand

assessed from the survey is finalized upon the concurrence of the ULB i.e. Garhwa

Nagar Parishad. This gives the final list of beneficiaries, to be addressed through the

four verticals of intervention as described in the Mission guidelines (Refer sections

1.3.1, 1.3.2, 1.3.3&1.3.4).

Survey for demand assessment covers following sample sizes:

Table 7-1: Survey coverage for Demand Assessment

Sr. No. Vertical (Intervention Strategy) Sample covered in survey

1 Vertical- I 100 %2 Vertical- II Min. 5 % *3 Vertical- III 100 %4 Vertical- IV Min. 5 % *

*The complete list of beneficiaries under Verticals II & IV has been prepared by the

Garhwa Nagar Parishad. Purpose of the survey is to validate the same.

7.1.1. Socio‐Economic and Caste Census 2011 (SECC)

Consultants have adopted door to door survey and data from

Socio‐Economic and Caste Census 2011 (hereafter referred to as SECC or SECC-

2011). This survey, conducted by Ministry of Rural Development, GOI gathered data on

housing/dwelling status of the citizen apart from other parameters of their socio-

economic and caste based status. Following parameters relevant to the exercise of

preparation of HFAPoA have been collected, analyzed and translated in suitable

manner:



46

I. Wall type

II. Roof type

III. Ownership

IV. Number of dwelling rooms

These parameters have different categories of entries under them, which are

summarized in following table:

Table 7-2: Parameters of SECC-2011

I. Wall type:- II. Roof type

1=Grass/thatch/bamboo etc.

2=Plastic/polythene

3=Mud/unburnt brick

4=Wood

5=Stone not packed with mortar

6=Stone packed with mortar

7=G.I./metal/asbestos sheets

8=Burnt brick

9=Concrete

0=Any other

1=Grass/thatch/bamboo/wood/mud etc.

2=Plastic/polythene

3=Hand made tiles

4=Machine made tile

5=Burnt brick

6=Stone

7=Slate

8=G.I./metal/asbestos sheets

9=Concrete

0=Any other

III. Ownership IV. Number of dwelling rooms

1=Owned

2=Rented

3=Shared

4=Living on premises with employer

5=House provided by employer

6=Any other

1, 2, 3, etc.

The SECC data has entries at individual household level. Tentative housing demand

can be derived from these, but the validation would be done on the basis of field survey

conducted by the consultant. Following section elaborates methodology adopted by the

client and consultant to conduct demand survey. Consultants have interpreted the




47

SECC data in terms of housing condition and ownership status on the basis of entries

made under the above mentioned parameters of the SECC survey.

Table 7-3: Interpretation of SECC data

Sr.no. Parameters Inference

(forHFAPoA demandassessment)A Wall type: Roof type:

I.1=Grass/thatch/bamboo etc.2=Plastic/polythene3=Mud/unburnt brick4=Wood

1=Grass/thatch/bamboo/wood/mud etc.2=Plastic/polythene Kutcha

II.5=Stone not packed with mortar7=G.I./metal/asbestos sheets

3=Hand made tiles6=Stone7=Slate8=G.I./metal/asbestos sheets

Semi Pucca

III.6=Stone packed with mortar8=Burnt brick9=Concrete0=Any other

5=Burnt brick4=Machine made tile9=Concrete0=Any other

Pucca

B Ownership statusIV. 1=Owned

3=Shared Yes (Owner)

V.2=Rented4=Living on premises with employer5=House provided by employer6=Any other

No(not an owner)

On the basis of above mentioned interpretation, a tentative number of households underthese categories have been derived for Garhwa Nagar parishad, as shown in followingtable.

7.1.2. House-listing and Housing Census-2011Primary census abstract (PCA) of housing data as listed in Census-2011 database is

used to extracted information related to housing demand.

Following table shows total number of households of 13 wards now there are 26 wards

Census House with their condition with respect to livability.

The following table list the ward-wise population of Garhwa NP as per Census-2011.



48

Table 7-4: Housing status as per SECC, GARHWA NP

Nameof

Ward

No ofHouseHold

TotalPopulation

TotalMale

TotalFemale

PopulationSC

MaleSC

FemaleSC

PupulationST

MaleST

FemaleST

WardNo. 1

494 2612 1364 1248 323 169 154 3 1 2

WardNo. 2

364 2172 1193 979 12 9 3 2 1 1

WardNo. 3

491 2681 1384 1297 610 307 303 0 0 0

WardNo. 4

465 2210 1150 1060 376 213 163 6 3 3

WardNo. 5

407 2038 1049 989 113 59 54 12 5 7

WardNo. 6

576 2869 1530 1339 664 353 311 27 13 14

WardNo. 7

539 2982 1743 1239 316 208 108 173 109 64

WardNo. 8

634 3172 1663 1509 24 13 11 134 61 73

WardNo. 9

582 2817 1500 1317 444 247 197 7 2 5

WardNo.10

336 1964 1027 937 4 2 2 0 0 0

WardNo.11

343 1785 951 834 320 179 141 0 0 0

WardNo.12

321 1696 884 812 8 2 6 17 10 7

WardNo.13

321 1890 982 908 28 15 13 0 0 0

WardNo.14

407 2274 1199 1075 17 9 8 287 152 135

Ward 506 2742 1411 1331 569 306 263 75 34 41




49

No.15

WardNo.16

360 2076 1095 981 125 70 55 448 236 212

WardNo.17

340 1848 964 884 356 187 169 2 1 1

WardNo.18

323 1890 984 906 437 218 219 0 0 0

WardNo.19

344 1899 976 923 300 152 148 0 0 0

WardNo.20

482 2442 1293 1149 694 361 333 11 6 5

Total 8635 46059 24342 21717 5740 3079 2661 1204 634 570

7.1.3. Demand Survey

The demand survey is being covered in three stages:

I. Stakeholder meetings

II. Door to door Household survey

III. Validation of data by ULB

Following sections describe the findings and decisions made in each of these stages.

I. Stakeholders Meetings at Garhwa Nagar Parishad

The main purpose of these meetings was to get the brief understanding about the town

from the local people and understand the issues that the people of Garhwa are facing

and to get a holistic idea of socio-economic profile of the region. The other main

objective of the public meeting was to make the Nagar Parishad members aware of the



50

process of the preparation of the Housing For all Plan of Action and the timelines

related to its implementation. The purpose was also to emphasize that it’s a people’s

plan and that citizen’s active involvement and contribution towards the development of

HFAPoA is equally important through regular stakeholder consultation meetings /

workshops at appropriate levels.

Figure 7-1: Stake holder meeting- Garhwa Nagar Parishad

II. Household Survey

The survey, covered 100% of the slum households, as well as rented households. For

Vertical-I, Vertical-III ie in-situ slum rehabilitation and Affordable Housing under private

partnership respectively, survey was conducted at the identified slum locations, which

are listed below:




51

Table 7-5: Slums in Garhwa Nagar Parishad

Sl. No. Name of the slum pocket Ward no.

1 Tandawa domtola 18

2 gandhi nagar 16Source: Garhwa Nagar Parishad

Table 7-6: Other urban poor Garhwa NP

S No Mohlla name Ward No

1UCHARI

MUHALLA 1

2UCHARI

MUHALLA 2

3GARDELI

MUHALLA 3

4NAGWAN

MUHALLA 4

5 SAI MUHALLA 5

6DEEPAWA

MUHALLA 6

7SHAHIJANA

MUHALLA 8

8SHIJANA

MUHALLA 9



52

9RANKI

MUHALLA 10

10RANKI

MUHALLA 11

11KESHRI

MUHALLA 12

12SUTRIATI

MUHALLA 13

13SANURWA

MUHALLA 14

14UCHARI

MUHALLA 15

15

SANURWA

RAILWAY STATION KE PASS

16

16TANDAWA

MUHALLA 17

17TANDAWA

MUHALLA 18

18TANDAWA

MUHALLA 19

19TANDAWA

MUHALLA 20




53

7.2.Assessment of Slums

7.2.1. Definition of slum“A compact area of at least 300 populations or about 60-70 households of poorly

built congested tenements, in unhygienic environment usually with inadequate

infrastructure and lacking in proper sanitary and drinking water facilities.”

- Housing for All (Urban) Scheme Guidelines, March, 2016

To identify and assess the slums, following parameters are taken into consideration:

Ownership of land:

Condition of houses

Congestion

Hygiene of surrounding

Infrastructure

Sanitary facilities

Drinking water facilities

7.2.2. Existing slums in Garhwa Nagar ParishadAs per the Census-2011, there are no slums identified in Garhwa Nagar Parishad. Upon

ground survey and stakeholders meeting however, two (2) slums pockets were

identified.

Overall, there are 75 households distributed across a total of 2 slums identified as

tentative demand for Vertical-I intervention strategy of the Mission. For rehabilitation of

these slums, and for facilitating a healthy living condition for the households, further



54

studies were conducted in order to determine the suitability of its redevelopment or

decide on other modes of rehabilitation of the households.

Following table shows the location of the slums in Garhwa NP area.

Table 7-7: Slums Identified in Garhwa Nagar Parishad

Sl.No. Name of the slum pocket Ward

no.

Age ofthe

slumpocket(yrs)

TotalHousehold

Area in(sqm)

1 Tandawa domtola 18 35 48 1934.45

2 gandhi nagar 16 30 27 859.174

TOTAL / AVERAGE 32.5YEARS 75 2793.6256

Source: Estimation of Nagar Parishad

7.2.3. Tenability assessment of slumsSlums are classified under two categories, depending upon the feasibility of the

redevelopment work intended under the PMAY scheme.

Tenable slum

Untenable slum

0

10

20

30

40

50

Tandawa domtola gandhi nagar

House Holds



54






no.

Age ofthe

slumpocket(yrs)

TotalHousehold

Area in(sqm)


2 gandhi nagar 16 30 27 859.174





Tenable slum

Untenable slum

gandhi nagar

House Holds

House Holds



54






no.

Age ofthe

slumpocket(yrs)

TotalHousehold

Area in(sqm)


2 gandhi nagar 16 30 27 859.174





Tenable slum

Untenable slum




55

“Given the thrust of the Mission on in situ development,

cities have the responsibility to determine the tenability of

slums. Identification of hazardous and objectionable

slums is critical in preparing the Action Plan. While

hazardous slums are defined in terms of environmental

problems and health risks, objectionable slums violate

legal or master plan norms. In some slums, part of the

slum may be tenable or non-hazardous.”

- Amitabh Kundu(Chairperson, Technical Group on

Urban Housing Shortage, TG-12)

As per the Mission guidelines the slums which are located on or along following features

may be declared as untenable slums:

1. Major storm water drains

2. Other* drains (*However, slums on other drains may be examined for being

included in the category of tenable slums depending on the exact

location of the slum and the possibility of in-situ development

through sustainable engineering solutions.)

3. Railway line

4. Major transport alignment

5. River or water bodies Bank

6. River or water bodies Bed

7. Others (Hazardous or Objectionable) including high tension lines



56

8. Non Confirming land use like near industrial, administrative and administrative

areas

Project extends the tenability assessment to tenure of land also, according to which

tenable land includes following categories of land:

Central Govt. land

State Govt. land

ULB land

Land belonging to any other statutory authority or PSU

Land not essentially required for any important public purpose

So the slums that are located in such land parcels and don’t fall under any of the above

mentioned un-tenability criteria, can be classified as tenable slums. On such land

parcels in-situ slum redevelopment projects can be taken up under the scheme,

provided that there are a minimum of 60-70 slum households there (Please refer

WORKING DEFINITIONS earlier in this report).

Field visits, stakeholder’s consultations and ground verification lead to the conclusion

that following slums can be categorized as tenable/ un-tenable with respect to further

development works.




57

Table 7-8.: Tenability Assessment of Slums in GARHWA

Sr.No.

Name of Slum Ward no. TenabilityReason/factor/remar

ks*

1 Tandawa domtola 1 Tenable #2

2 gandhi nagar 2 Un-Tenable #1

Total no. of tenable slums 1 (one)

Total no. of un-tenableslums

1 (one)

* Reasons for tenability/un-

tenability

#1

The number of households in the identified slum

is less than the minimum bar (ie. 60-70

households) to qualify as a “slum” as per the

Mission.

#2

The number of households is more than the

minimum bar (ie. 60-70 households) to qualify as

a “slum” as per the Mission.

The land on which slum is situated is a Govt.

property, which can be taken up for slum

redevelopment projects.

Source: Demand survey

Only tenable slums would be further analyzed for their viability regarding in-situ

redevelopment.

Strategies for un-tenable slums:



58

Other strategies are required to address the housing needs of the untenable slums like

the ones listed above. These other strategies include following alternative development

modes:

a. Affordable Housing Project (AHP) - Vertical III

b. Credit Linked Subsidy Scheme (CLSS) - Vertical II

c. Beneficiary led construction (BLC) - Vertical IV

d. Clubbing with other tenable slums

7.3.Demand Assessment in Slums & Non-slum Areas

With the help of data furnished in the section Error! Reference source not found. above,

and further demand survey conducted on ground, it is deduced that the demand of

housing is as follows:

7.3.1. Housing demand in slumsThe demand survey conducted by the consultants yielded the following demand across

a total of 10 identified slums in the study area ie. GARHWA NAGAR PARISHAD.

Table 7-9: Housing demand in slums- GARHWA

Sr.

No.Slums

Number of households

TotalWithout tenure of

land

1 1 no. of tenable slums 48 48

2 1 no. ofun-tenable slums 27 27

(Total) 2 nos. of slums 75 75

Source: Demand survey

7.3.2. Housing demand in non-slum areasHousing demand for other urban poor is estimated from summing up the number of

kuccha houses and households with less than or equal to one livable room. As per

SECC data about 66% of the households are in need of housing support – in terms of




59

one of the three verticals II, III, IV of the PMAY mission. Further investigations and

survey have led to a total of 2419 number of beneficiaries, ie. 29.682% of total number

of households in the ULB.

Table 7-10: Tentative housing demand in non-slum areas

Total No of HH Tentative no. of beneficiaries

More than 2419 2419

Source: Derived from Demand Survey

Note:

1. ‘Kutcha’ houses as mentioned above also include the ‘dilapidated’ houses which

are unfit for living.

2. To get the exact number and details of beneficiaries under non-slum category,

further exercise is being conducted in the ULB.

7.4. Devising Development Options for Beneficiaries

Upon meticulous assessments of slums and non-slum areas for housing demand,

appropriate solutions are proposed for addressing the issue. Of the four development

alternatives suggested by GOI as part of this Mission, only one can be attributed for

each beneficiary. Care is taken that there occurs no duplication regarding inclusion of

names of beneficiaries under each development modes; the four modes of

development, also known as verticals are:

VERTICAL I. In Situ “ Slum Redevelopment”

VERTICAL II. Affordable Housing through Credit Linked Subsidy Scheme (CLSS)

VERTICAL III. Affordable Housing in Partnership (AHP)

VERTICAL IV. Subsidy for Beneficiary- Led individual House Construction (BLC)

Every beneficiary is entitled to only one of these four modes of housing assistance.

Hence devising development options for beneficiaries is a crucial step in HFAPoA. Each



60

of these verticals has been described in detail in previous sections 1.3.1, 1.3.2,

1.3.3&1.3.4 respectively.

In HFAPoA for Garhwa, beneficiaries have been categories under two domains:

I. Beneficiaries in slums

II. Beneficiaries in non-slum areas

7.4.1. Beneficiaries in Slums

As described in Tenability Assessment of Slums in Garhwa which are found to be tenable wouldbe taken up for in-situ redevelopment (subject to their financial and technical viability); theuntenable slums however, would be developed through one or a mix of more of the three otherverticals.

VERTICAL I. The 1 out of 2 slums identified in GARHWA NAGAR PARISHAD, upon

assessment are found to fall under tenable category, hence vertical-I isproposed at their respective locations

VERTICAL II. As the beneficiaries are found to be located sparsely in the region, its

advisable to propose assistance that takes care of individual households

or a small group of households. Under CLSS, “Interest subvention

subsidy for EWS and LIG for new house or incremental housing” is

provided. Vertical II is advisable for those areas where beneficiaries are

found mostly in isolation, far apart from other beneficiaries, where

grouping them under one scheme is difficult.

VERTICAL III. People living on rent will go for this PPP mode; it is advisable to go for

vertical-III.

VERTICAL IV. As discussed under vertical-II above, individual level initiatives are most

feasible in this area, making Beneficiary Led Construction (BLC) a




61

suitable choice. However, as described ULBs will prepare an integratedcity wide housing project.

Following table summarizes these development options for ‘slum beneficiaries’:

Table 7-11: Development Options for Beneficiaries in Slums and non-slum

Sr.No.

Vertical Development optionNo. of eligible beneficiaries

in slums

1 I In Situ “ Slum Redevelopment” 75

2 IIAffordable Housing through Credit

Linked Subsidy Scheme (CLSS)9

3 IIIAffordable Housing in Partnership

(AHP)427

4 IVSubsidy for Beneficiary- Led

individual House Construction (BLC)1983

Source: Demand Survey and Consultants’ analysis

Slum-wise break-up of the beneficiaries is provided in following table:

Table 7-12: Details of slums

Sr.

No.Slums

Housing

demand

No. of beneficiaries

under Vertical-I

1 Tandawa domtola 48 48

2 gandhi nagar 27 27



62

7.4.2. Beneficiaries for vertical ii, iii, iv Areas

Garhwa Nagar Parishad has conducted surveys and invited applications from public for

eligible beneficiaries under Credit Linked Subsidy Scheme (CLSS) and Beneficiary- Led

individual House Construction (BLC), ie Verticals II & IV intervention strategy.

Table 7-13: Development Options for Beneficiaries in Non-slum areas

Sr.No. Vertical Development optionNo. of eligible beneficiaries

in non-slum areas

1 IIAffordable Housing through Credit

Linked Subsidy Scheme (CLSS)9

2 IIIAffordable Housing in Partnership

(AHP)427

3IV

Subsidy for Beneficiary- Led

individual House Construction (BLC)1983




63

7.5.Assessment of Investment Requirements and Preparation of FinancialPlan

Investment is the most crucial component for implementing any project. Mission

guidelines suggest that a financial plan should be prepared with year on year

investment required. Various sources of funding should also be explored. Following

table enlists the modes of funding and sources for the verticals:

Sr.No.

Stakeholder Investment mode

Vertical- I Vertical- II Vertical- III Vertical- IV

1. Govt. of India(Monetary assistance)

@ Rs. 1Lakh perhousehold

Upfrontsubsidy @ 6.5interest

Rs. 1.5lakhs perEWS house

Rs. 1.5 lakhsper house

2. Govt. of Jharkhand/ ULB(Monetary, institutional(taxes, FAR), acquisition/clearance of land, etc)

Land -- LandRs. 75,000

+Rs. 12,000*

3. Project developer(Money, manpower forconstruction)

As per theestimatein DPR

Not applicableAs per theestimate inDPR

Not applicable

4. Beneficiary Contribution(Money) to be

decidedby StateGovt.

Remainingamount afterdeductingupfrontsubsidy @6.5%3

to be fixedby StateGovt.

Rs. 1.35 Lakh

*To be funded through SBM

Investment for these projects can be broadly seen under two categories – money and

land. The above table shows how money comes from various stakeholders to fund the

projects and scheme as a whole.

Where as money is required or all interventions under all the four verticals, only

verticals- I & III require land as an investment . Under vertical-I the same land where

slums exist presently will be used for redevelopment work, hence the name “in-situ slum

redevelopment”. Under vertical-III new land has to be procured/ acquired for the



64

Affordable Housing Project. Following section describes the investment requirement

under each of the four verticals.

7.5.1. Investment Requirements for Vertical- I to IV

Vertical – III is the intervention strategy for “Affordable Housing Projects”, wherein new

group (mixed) housing projects would be undertaken in PPP mode. Minimum size of

such housing project would be of 250 dwelling units (DU), of which at least 35% DU, (ie

88 out of 250) would be for EWS. Estimation of land area required for Affordable

Housing Projects is done in following table:

For the housing demand so assessed, projects have to be floated to address housing

shortage. Land parcels have been identified in consultation with ULB- Garhwa Nagar

Parishad, as shown in the following table. These are the vacant government land

parcels that may be taken up, upon due acquisition, for these housing projects.

7.6.Formulating Institutional Framework for Implementation of HFAPoA

As a first step, States/UTs have signed a Memorandum of Agreement (MoA) to participate in themission by agreeing to mandatory condition sand other modalities.

States/UT swill send proposals to the Ministry for inclusion of cities in the mission along withbroad assess men to housing gander sources requirement .Ministry will approve inclusion of thesocieties considering availability of resources.

States will prepare Housing for All Plan of Action (HFAPoA) and Annual Implementation Plan(AIP) as per the guidelines. Based on HFAPoA and availability of resources, each city willprepare Detailed Project Report (DPRs) under each component of the Mission except CLSS. AllDPR should be approved by State Level Sanctioning and Monitoring Committee. The wholeprocess of development is given.

HFAPoA will be reviewed on a yearly basis to make changes in view of implementation ofAnnual Implementation Plan (AIP) in the preceding years.




65

A beneficiary will be eligible for availing only a single benefit under any of the existing options Itwill be the responsibility of State /UT Government to ensure that the beneficiary is not givenbenefit under more than one component of the Mission and all assisted families are part ofHFAPoA.

The collaborative structure would be chaired by the ULB commissioner and aided by an expertcommittee. An indicative able as given below can be framed.

Stakeholder CommunityParticipation Planning Implementation Mandatory

ConditionsPost

Implementation

ULB

UrbanDevelopmentand HousingDepartment

HousingBoard

Beneficiary

Private Sector

7.6.1. Role & Responsibility Of The InstitutionsA. CENTRAL SANCTIONING & MONITORING COMMITTEE (CSMC)

An inter-ministerial committee under the Chairmanship of Secretary (MoHUPA) for

implementation of the mission, project approvals and monitoring of the projects

sanctioned. The major role and responsibility of CSMC is stated below:



66

I. Overall review and monitoring of the Mission

II. Assessing resource requirement based on HFAPoA and AIP submitted by

States/ UTs

III. Approval of central release under various components of the mission

IV. Approval of capacity building plans of States/ UTs

V. Devising financial and other norms for various activities undertaken as part of the

Mission

VI. Approval of annual Quality Monitoring Plans, Social Audit Plans etc

VII. Any other important issues required for implementation of the Mission

A Committee of Secretary (MoHUPA) and Secretary (DFS) in Government of India is

also constituted for monitoring the credit linked subsidy component of the Mission,

giving targets to PLIs etc. The Committee can co-opt other members as is felt

necessary by it.

A Mission Directorate (MD) is also formed under the Ministry to implement the Mission.

It is headed by Joint Secretary (Mission).

B. STATE LEVEL SANCTIONING AND MONITORINGCOMMITTEE(SLSMC)

Government of Jharkhand will constitute a State Level Sanctioning and MonitoringCommittee (SLSMC) under the Chairman ship of Chief Secretary, Government ofJharkhand comprising of members as provided below:

i. Chief Secretary- Chairmanii. Development Commissioner- Memberiii. Principal Secretary / Secretary, Finance Department- Memberiv. Principal Secretary / Secretary, Urban Development

and Housing Department-Member

V Principal Secretary / Secretary, Revenue Department MemberVi Mission Director, Jharkhand, Housing Mission

Housing Mission

Member Convener




67

Role and responsibility of SLSMC is stated below:

Approval of Housing for All Plan of Action (HFAPoA)

Approval of Annual Implementation Plan

Approval of DPR sunder various components of the Mission

Approval of Annual Quality Monitoring Plans

Reviewing progress of approved projects in the stateand cities

Monitoring of implementation of Mission

To provide a robust grievance redressed system

To finalize and recommend land requirements for PDAs, which do not have prescribedme chain sms to address the same.

To fix targets for various PDAs for taking up Affordable Housing and Slum redevelopmentprogrammes

To provide technical and manpower support to Project Development Agency (PDA)

To prescribe standard formats, templates and provide capacity building/ technicalknowhow support to various development agencies for preparation of projects, feasibilityand pre-feasibility reports, Detailed Project reports etc.

To empanel and appoint various NGOs and professional Social DevelopmentOrganizations required for success ful social mobilization for implementation of theproject.

To carry out any other functions related to successful implementation of the scheme

C. MISSION DIRECTOR, GOVT. OF JHARKHAND

Mission Director will also function as ex-officio Additional/ Joint Secretary to Govt. in UrbanDevelopment and Housing Department. The Mission Director will be vested with the executiveand financial powers as approved by the SLSMC



68

D. PROJECT DEVELOPMENT AGENCY

The projects under PMAY may be developed by JUIDCO, Housing Board and Urban LocalBodies (ULBS) acting as Project development Agency (PDA).The PDAs shall have the followingduties, powers and responsibilities.

To coordinate among various Government agencies at field level for successfulimplementation of objective soft he policy

To encourage NGOs and Self Help Groups in social mobilization and help provideaccess to housing finance to EWS and LIG households for successfulimplementation of this policy

To monitor construction and development of project

To ensure convergence of various welfare programmes for socio-economicdevelopment of EWS households

To appraise, approve and recommend RFPs and bid process documents under PPPprojects

To appoint third party auditors for ensuring good quality of construction during theexecution.

To ensure allotment of houses to eligible selected beneficiaries in a fair, transparent andsmooth manner

To ensure compliance of all requirements so that maximum subsidy amount isclaimed from Government of India and made available to developer or beneficiaries, asthe case may be

To undertake adequate tree plantation and afforestation work in and around housingestates.

Any other work for successful coordination & execution of projects.




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E. INSTITUTIONAL MECHANISM

7.6.2. Project Monitoring and Social AuditMission will be monitored at all three levels: City, State and Central Government. CSMC

will monitor formulation of HFAPoA, Annual Implementation Plans (AIPs) and project

implementation. Govt. of Jharkhand through the High Level Committee (HLC) and State

Level Sanctioning and Monitoring Committee (SLSMC) will monitor the progress of

mission and its different components.



70

The State monitoring committee as mentioned above shall also look into the hurdles /

problems, if any with respect to the implementation of the policy and also with respect to

providing relief / concessions to specific housing projects, if such issue is brought before

the committee. The Jharkhand Affordable Housing Policy, 2016 has already been

published to provide specific technical and implementation guidance to all type of

affordable housing projects including PMAY in Jharkhand. The State Govt. through

Urban Development and Housing Department will organize monthly review for

monitoring the progress of the projects under PMAY.

7.7.Finalization of HFAPoA and formulation of Annual Implementation Plan

Following table summarizes the Plan of Action to be undertaken for “Housing for All”

scheme in Garhwa.




71

Sr.

No.Intervention Strategy

No. of eligible

beneficiaries

(households)

Central

Assistance

in lakh

1 VERTICAL I. "In situ" Slum Redevelopment 75 75

2VERTICAL II. Affordable Housing through

Credit Linked Subsidy9 19.8

3VERTICAL III. Affordable Housing in

Partnership427 640.5

4

VERTICAL IV. Subsidy for beneficiary-ledindividual house constructionor enhancement

1983 2974.5

TOTAL 2494 3709.8

Source: Demand Survey and Garhwa Nagar Parishad

7.7.1. Housing for All (urban) Plan of ActionThe plan of action for this mission - Housing for All (urban) Plan of Action (HFAPoA) has

been outlined in the following tables prescribed in the Mission guideline. The finding of

field survey, demand assessment, stakeholders consultation are the key parameters of

the Plan of Action. This includes the no. of beneficiaries, different intervention strategies

for these beneficiaries, estimated Central Assistance to be received for each

intervention strategy, along with year on year Implementation Plan that draws target for

each successive year for the Mission.

Concurrence was sought from the Garhwa Nagar Parishad over the list of beneficiaries,

validating the finding of the survey, making it an important key element kick-starting the

mission in Garhwa.



72

Tables as per guidelines are as follows:

Slum-wise Intervention strategies for Tenable Slums (Details Annexed as Annexure - )

All the data collected from the Nagar Nigam and field survey has been incorporated in

this table, Total 10 slums are identified in 10 wards and slum wise details are given

below; Out of these 10 slums, 6 slums are untenable and remaining 4 are tenable and

proposed for in situ Slum redevelopment.

Tenable Slum

Ward No. 18, Tandawa domtola spread in 1934.451 Sq.mt comprising 48 householdsfound un-tenable after clubbing with ward 16, gandhi nagar to make this slum as atenable with total slum house hold of 75. Which is examine technical and financial

50%50%

Tenable / untenable

tenable Tandawa domtola

untenable gandhi nagar




73

viability of this slum and hence it is proposed to consider under vertical I, in situ Slumredevelopment. The proposed year of intervention for this slum is 2017-18.

Therefore total number of DUs proposed under Vertical I, in situ slum redevelopment is

75 DUs.

Slum-wise Intervention strategies for untenable Slums (Details Annexed asAnnexure - Untenable Slums

Ward No. 16, gandhi nagar spread in 859.1746 Sqmt comprising 27 householdsfound untenable due to The number of households in the identified slum is less than theminimum bar (ie. 60-70 households) to qualify as a “slum” as per the Mission. andhence proposed to adopt other strategies as per para 4 of PMAY (U). After examinetechnical and financial viability of this slum, it is proposed to consider under vertical 1 inward no.18 (Tandawa domtola). The proposed year of intervention for this slum is 2018-19.

Tandawadomtola, 48

gandhi nagar, 27



74

Year-wise Proposed Interventions in Slums & Other Urban Poor with CentralAssistance (Details Annexed as Annexure - )

Total Beneficiaries under all verticals - 2102 Nos

Year-wise targets under different components (Details Annexed as Annexure - )

The Year-Wise targets including all four verticals are as follows:

S.No Financial Year House hold Amount in Lakhs

1 2015-16 199 298.5

2 2016-17 901 1398

3 2017-18 1219 1791

4 2018-19 175 262.5

Total 2494 3709.8

Redevelopmentthrough Private

Participation, 75

Subsidy forbeneficiary-led/improvement ofexisting house

, 1983

Credit linkedsubsidy toindividual

beneficiaries , 9

AffordableHousing in

Partnership(AHP) , 427




75

ANNEXURE -:Garhwa ENTRY DETAILS

In – Situ Slum Redevelopment Financial Feasibility

In – Situ Slum Redevelopment Tenablity analysis

Development Strategies for untenable slums

Year-wise Proposed Interventions in slums & Other urban Poor

Assessment of Investment Requirement and Preparation of Financial Plan

Formulation of Annual Implementation Plan

Affordable Housing for Weaker Section through Credit Linked Subsidy


Slum Rehabilitation of Slum Dwellers with Participation of Private SectorSubsidy for Beneficiary-led Individual House Construction or EnhancementSummary Sheet for Annual Implementation Plan (AIP) for the year 2015-2016

Formulating Institutional Framework for Implementation of HFAPoA



76

SECC-2011 survey format-

S No Slum Name Ward NoHouseHolds

S No Mohlla name Ward No House Holds

tenable 1 Tandawa domtola 18 23 1934.451 1 UCHARI MUHALLA 1 24tenable 2 gandhi nagar 16 15 859.1746 2 UCHARI MUHALLA 2 19untenable 3 SONPURWA 14 2 3 GARDELI MUHALLA 3 19

untenable 4 SANGHAT MUHALLA 6 4 4NAGWAN MUHALLA

4 13

untenable 5 Tandawa 20 3 5 SAI MUHALLA 5 32

untenable 6MISKARMUHALLA

3 4 6DEEPAWA MUHALLA

614

untenable 7 SAI MUHALLA 5 9 7 SHAHIJANA MUHALLA 8 6untenable 8 Pathak Muhalla 13 3 8 SHIJANA MUHALLA 9 11

untenable 9 SANGHAT MUHALLA 11 21 9RANKI MUHALLA

1023

untenable 10 PATHAN TOLI 10 8 10 RANKI MUHALLA 11 5untenable 11 SAHIJANA 9 17 11 KESHRI MUHALLA 12 23untenable 12 SAHIJANA 8 9 12 SUTRIATI MUHALLA 13 19

untenable13

Sai MohallaKamlapuri MainRoad

2 2 13SANURWA MUHALLA

1423

14 UCHARI MUHALLA 15

120 15SANURWA RAILWAYSTATION KE PASS

16 13

16 TANDAWA MUHALLA 17 617 TANDAWA MUHALLA 19 518 TANDAWA MUHALLA 20 2619 PIPRA KALA 7 12

293Total

Format-B (Vertical 3)

GARHWA ENTRY DETAILS

Tenable / UnTenable

Format-A (Vertical 1)Land in

Sqmt

total

S.No

Name of slum Tandawa domtola gandhi nagar SONPURWA

SANGHAT

MUHALLA

Tandawa MISKARMUHALL

A

SAIMUHALL

A

PathakMuhalla

SANGHAT

MUHALLA

PATHANTOLI

SAHIJANA

SAHIJANA

SaiMohalla

Kamlapuri MainRoad

ward no 18 16 14 6 20 3 5 13 11 10 9 8 2

Tenablity tenable tenable untenable untenable untenable untenable untenable untenable untenable untenable untenable untenable untenable

a. Total Slum Area Sq.mts a 1934.45 859.17

b. Total Slum Households Nos. b 23 15 2 4 3 4 9 3 21 8 17 9 2

c.Eligible Slum Beneficiary Householdsdetermined by ULB (or) No. of Housesrequired

Nos. c 23 15 2 4 3 4 9 3 21 8 17 9 2

final beneficiary Nos. c 76 44 0 0 0 0 0 0 0 0 0 0 0

d. Permissible FSI/FAR Nos. d 2 2 2 2 2 2 2 2 2 2 2 2 2

e. Total Built-up area permissible as perFSI/FAR norms Sq.mts e= a* d 3868.90 1718.35 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

f. Proposed Super built-up area of eachDU Sq.mts f 35 35 35 35 35 35 35 35 35 35 35 35 35

g.Total Built-up Area required for in-situredevelopment of eligible slumbeneficiaries

Sq.mts g=c*f 2660 1540 0 0 0 0 0 0 0 0 0 0 0

h. Remaining Built-up area for salecomponent of private developer Sq.mts h=e - g 1208.90 178.35 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

xPercentage of remaining area afterredevelopment of slum to builderareagven to builder

% x 100.00 100.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

H Remaining Built-up area for salecomponent of private developer Sq.mts H=(x/100)*h 1208.90 178.35 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

z percentage of remainig area left withgovernment after redvelopment % gov. land =

(100-x) 0.00 0.00 100.00 100.00 100.00 100.00 100.00 100.00 100.00 100.00 100.00 100.00 100.00

i. Avg. cost of construction (includinginfra) Sq.mts i 12000 12000 0 0 0 0 0 0 0 0 0 0 0

j. Cost of construction of Slum RehabComponent No.s j= g* i 31920000 18480000 0 0 0 0 0 0 0 0 0 0 0

k. Cost of construction for built-up areaunder sale component No.s k= H* i 1208.90 178.35 0 0 0 0 0 0 0 0 0 0 0

l. Total investment made by developer INR. l= j + k 31921208.9 18480178.3 0 0 0 0 0 0 0 0 0 0 0m. Prevailing Market Value per Sq.mtr INR. m 20000 20000 0 0 0 0 0 0 0 0 0 0 0

n. Selling Cost for built-up area undersale component INR. n= m* H 24178040.00 3566984.00 0 0 0 0 0 0 0 0 0 0 0

o. Total Profit INR. o= n – l -7743168.90 -14913194.35 0 0 0 0 0 0 0 0 0 0 0p. Profit Margin for developer % p= (o/ l)*100 -24.26 -80.70 0 0 0 0 0 0 0 0 0 0 0

In – Situ Slum Redevelopment Financial Feasibility

Estimation of land / Built-up area

Financial Viability

Requiredarea for in-

situRedevelop

ment inSq.mts

Requiredarea for in-

situRedevelopm

ent inSq.mts(final)

Existing Proposed

1 2 3 4 5 6 7 8 9 10

18 Tandawa domtola 1934.451 23 23 76 yes 2660 1.5 2

SONPURWA, SANGHAT MUHALLA,Tandawa, MISKAR MUHALLA, SAI

MUHALLA, Pathak Muhalla, SAHIJANA,SAHIJANA, Sai Mohalla Kamlapuri Main

Road

2017-18

16 gandhi nagar 859.1746 15 15 44 yes 1540 1.5 2SANGHAT MUHALLA and PATHAN

TOLI2017-18

14 SONPURWA 0 2 2 0 no 0 1.5 2 2017-18

6SANGHATMUHALLA

0 4 4 0 no 0 1.5 2 2017-18

20 Tandawa 0 3 3 0 no 0 1.5 2 2017-18

3MISKARMUHALLA

0 4 4 0 no 0 1.5 2 2017-18

5 SAI MUHALLA 0 9 9 0 no 0 1.5 2 2017-1813 Pathak Muhalla 0 3 3 0 no 0 1.5 2 2017-18

11SANGHATMUHALLA

0 21 21 0 no 0 1.5 2 2017-18

10 PATHAN TOLI 0 8 8 0 no 0 1.5 2 2017-189 SAHIJANA 0 17 17 0 no 0 1.5 2 2017-188 SAHIJANA 0 9 9 0 no 0 1.5 2 2017-18

2Sai MohallaKamlapuri MainRoad

0 2 2 0 no 0 1.5 2 2017-18

In – Situ Slum Redevelopment Tenablity analysis

Name of other slum if proposed forresettlement in this slum

Proposed Year ofIntervention

FSI/FARWARD No. Name of the Slum

Area of theSlum insq.mts

Total No.of Slum

Households as persurvey.

EligibleSlum

Households

Whether ‘in-situ’

redevelopment withPrivate

Participation

finalhousehold

Proposed Development Strategyi.Affordable Housing Project (AHP)ii.Credit Linked Subsidy Scheme (CLSS)iii.Beneficiary Led Constructioniv.Clubbing with other Tenable Slums**

1 2 3 4

14 SONPURWA 2 iv.Clubbing with other Tenable Slums (Tandawa domtola)2017-2018

6SANGHATMUHALLA

4 iv.Clubbing with other Tenable Slums (Tandawa domtola)2017-2018

20 Tandawa 3 iv.Clubbing with other Tenable Slums (Tandawa domtola)2017-2018

3MISKARMUHALLA


5 SAI MUHALLA 9 iv.Clubbing with other Tenable Slums (Tandawa domtola)2017-2018

13 Pathak Muhalla 3 iv.Clubbing with other Tenable Slums (Tandawa domtola)2017-2018

11SANGHATMUHALLA

21 iv.Clubbing with other Tenable Slums (gandhi nagar ) 2017-2018

10 PATHAN TOLI 8 iv.Clubbing with other Tenable Slums (gandhi nagar ) 2017-2018

9 SAHIJANA 17 iv.Clubbing with other Tenable Slums (Tandawa domtola)2017-2018

8 SAHIJANA 9 iv.Clubbing with other Tenable Slums (Tandawa domtola)2017-2018

2Sai MohallaKamlapuri MainRoad


Development Strategies for untenable slums

Name of theSlum

Total No. of SlumHouseholds as per survey

Proposed Year ofIntervention

WardNo

No. Amount No. Amount No. Amount No. Amount No. Amount No. Amount No. Amount No. Amount

Redevelopmentthrough PrivateParticipation

Slums 0 0 0 0 120 1.2 0 0 0 0 0 0 0 0 120 1.2

Slums 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

Non-Slums

199 2.985 892 13.38 892 13.38 0 0 0 0 0 0 0 0 1983 29.745

Slums 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

Non-Slums

0 0 9 0.198 0 0 0 0 0 0 0 0 0 0 9 0.198

Slums 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0

Non-Slums

0 0 0 0 0 0 293 4.395 0 0 0 0 0 0 293 4.395

199 2.985 901 13.58 1012 14.58 293 4.395 0 0 0 0 0 0 2405 35.538Total

Affordable Housingin Partnership(AHP)

Assessment of Investment Requirement and Preparation of FinancialPlan

Subsidy forbeneficiary-led/improvement ofexisting house

Credit linkedsubsidy toindividualbeneficiaries

Interventions Number of Beneficiaries and Central Assistance Required (Rs. in Crores) Total2015-16 2016-17 2017-18 2018-19 2019-20 2020-21 2021-22

No. ofSlums

No. ofBeneficiaries

AmountNo. ofSlums

No. ofBeneficiaries

AmountNo. ofSlums

No. ofBeneficiaries

AmountNo. ofSlums

No. ofBeneficiaries

AmountNo. of

BeneficiariesAmount

2015-16 0 0 0 7 199 2.985 0 0 0 0 0 0 199 2.985

2016-17 0 0 0 4 892 13.38 1 9 0.198 0 0 0 892 13.38

2017-18 2 120 1.2 9 892 13.38 0 0 0 0 0 0 120 14.58

2018-19 0 0 0 0 0 0 0 0 0 9 293 4.395 293 4.395

2019-20 0 0 0 0 0 0 0 0 0 0 0 0 0 0

2020-21 0 0 0 0 0 0 0 0 0 0 0 0 0 0

2021-22 0 0 0 0 0 0 0 0 0 0 0 0 0 0

Total 2 120 1.2 20 1983 29.7 1 9 0.2 9 293 4.4 1504 35.34

Year-wise Proposed Interventions in slums & Other urban Poor

Year

Number of Beneficiaries and Central Assistance Required (Rs. in Crores)Redevelopment thru

Private PartnerParticipation

Beneficiary-led Construction Credit Linked SubsidyAffordable Housing in

PartnershipTotal

AdmissibleComponents

Target for Year 2015-2016

Achievement for Year2015-2016


Achievement for Year2016-2017

Target for Year2017-2018

Achievement forYear 2017-2018


Achievement forYear 2018-2019

Remaining Targets as perHFAPoA

A. Beneficiar- ledConstructionNew Houses 199 199 892 0 892 0 0 0 0Enhancement 0 0 0 0 0 0 0 0 0Sub Total (A) 199 199 892 0 892 0 0 0 0B. In-Situ SlumRehabilitation withParticipation of PrivateSector

Number of Slums 0 0 0 0 0 0 0 0 0Number of Households(B)

0 0 0 0 0 0 0 0 0

C. Affordable Housingin Partnership (EWSCategory) (C)

0 0 0 0 0 0 0 0 0

D. Credit LinkedSubsidy

·EWSHouseholds

0 0 0 9 0 0 0 0 0

·LIG Households 0 0 0 0 0 0 0 0 0

·Sub Total (D) 199 199 892 9 892

Formulation of Annual Implementation Plan

Affordable Housing for Weaker Section through Credit Linked Subsidy

EWS LIG EWS LIG EWS LIGNew Housing 0 0 0 0 0 0Enhancement (Existing Housing) 0 0 0 0 0 0New Housing 9 0 0 0 0.198 0Enhancement (Existing Housing) 0 0 0 0 0 0New Housing 0 0 0 0 0 0Enhancement (Existing Housing) 0 0 0 0 0 0New Housing 0 0 0 0 0 0Enhancement (Existing Housing) 0 0 0 0 0 0New Housing 0 0 0 0 0 0Enhancement (Existing Housing) 0 0 0 0 0 0New Housing 0 0 0 0 0 0Enhancement (Existing Housing) 0 0 0 0 0 0New Housing 0 0 0 0 0 0Enhancement (Existing Housing) 0 0 0 0 0 02021-22

2015-16

2016-17

2017-18

2018-19

2019-20

2020-21

Affordable Housing through Credit Linked Subsidy

Year * Credit Link Subsidy Availed forNumber of Beneficiaries Availed Loan

Resource Mobilization (Rs. in Crores)Estimated Loan Estimated Interest Subsidy Availed


Total Project Cost (AHP) Central Share State Share ULB Share (if applicable

2015-16 0 0 0 0 0 0

2016-17 0 0 0 0 0 0

2017-18 10 0 0 0 0 0

2018-19 9 293 4.395 4.395 0 0

2019-20 0 0 0 0 0 0

2020-21 0 0 0 0 0 0

2021-22 0 0 0 0 0 0

Affordable Housing in Partnership with Public & Private Sectors

Year *

Number of Projects No. of Beneficiaries

Resource Mobilization (Rs. in Crores)

Slum Rehabilitation of Slum Dwellers with Participation of Private Sector

Total Cost Central Share State share Beneficiary Share ULB share (if applicable2015-16 0 0 0 0 0 0 02016-17 0 0 0 0 0 0 02017-18 13 120 1.8 1.8 0 0 02018-19 0 0 0 0 0 0 02019-20 0 0 0 0 0 0 02020-21 0 0 0 0 0 0 02021-22 0 0 0 0 0 0 0

Slum Rehabilitation through Participation of Private Sector

Year * No. of Slums No. of BeneficiariesResource Mobilization (Rs. in Crores)

Subsidy for Beneficiary-led Individual House Construction or Enhancement

New HousingEnhancement ofexisting House New Housing

Enhancement ofexisting House Total Cost Central Share State share Beneficiary Share ULB share (if applicable)

2015-16 199 0 7.20579 2.985 1.4925 2.72829 0

2016-17 892 0 32.29932 13.38 6.69 12.22932 0

2017-18 892 0 0 0 32.29932 13.38 6.69 12.22932 0

2018-19 0 0 0 0 0 0 0 0 0

2019-20 0 0 0 0 0 0 0 0 0

2020-21 0 0 0 0 0 0 0 0 0

2021-22 0 0 0 0 0 0 0 0 0

Beneficiary-led Individual House Construction or Enhancement in Slums & Non – Slum Areas

Year *

No. of Beneficiaries Resource Mobilization (Rs. in Crores )

Summary Sheet for Annual Implementation Plan (AIP) for the year 2015-2016

Admissible ComponentsTarget for Year 2015-16

Achievement for Year2015-16 Target for Year 2016-17 Remaining Targets as per HFAPoA

A. Beneficiary-led Construction• New Houses 199 199 892 892• Enhancement 0 0 0 0• Sub Total (A) 199 199 892 892B. In-Situ Slum Rehabilitation with Participation of PrivateSector• Number of Slums 0 0 0 75• Number of Households (B) 0 0 0 0

C. Affordable Housing in Partnership (EWS Category) (C) 0 0 0 427D. Credit linked subsidy• EWS Households 0 0 9 9• LIG Households 0 0 0 0• Sub Total (D) 0 0 9 9E. Total (A+B+C+D) 199 199 901 1403

Stakeholder Community Participation Planning Implementation Mandatory Conditions Post Implementation

ULB

Urban DevelopmentAuthority

Housing Board

Beneficiary

Private Sector

Formulating Institutional Framework for Implementation of HFAPoA




77



78




79

Abhilekh for beneficiary led construction



80




81



82

Release of first installment




83

Confirmation letter



84

Sankalp




85



86




87



88

Confrmaton of Mantrparishad




89



90




91



92




93

Adhisuchana

Documents

UNDER PMAY - UDHD, Jharkhand