NPTEL course: Housing Policy and Planning

Dr. Uttam K. Roy, IIT Roorkee: January-March 2017 Week 5

NPTEL course on
Housing Policy and Planning

Week-Five Lectures consist following topics

1) Housing facilities and amenities
2) Formulating a City Housing Strategy
3) Housing strategy for city core and existing areas
4) Housing Strategy for New urban areas
5) Planning for plotted housing

Note:
1. This note have five sections corresponding to five lectures
2. This lecture note is to be referred along with the video lectures for better understanding

1.0 Housing facilities and amenities

Housing facilities and amenities are essential elements of planning and designing for maintaining the
quality of life and social wellbeing of the population. Facilities and amenities are termed as social
infrastructure in cases. Usually, facilities are the elements at the area level or site level. Like school,
health centre, community halls etc. Whereas the amenities may be provided even at the room, building or
cluster level (like 24x7 hot
Facilities and NH Cluster Block Unit Room
water supply, intercom,
amenities
wifi etc). various national
1 Playground/area Y
norms and standards
provides guidelines for 2 Tot lots Y Y
planning for all amenities 3 Parks Y Y
and facilities (social 4 Community Centre Y
infrastructures). The 5 Community room Y
following documents are 6 Dispensary Y
available at the national 7 Convenience shops Y Y
level: 8 Primary School Y
• URDPFI 9 Preprimary/ Y
Guidelines, 10 Garbage disposal Y
elementary school
Government of 11 Intercom Y Y
India 12 Heating/Cooling Y
• NBC India 13 Wifi/Network Y Y
• Electrical code 14 Swimming Pool Y Y
• CPHEEO manual 15 Parking Y Y Y
• Local rules and regulations
The provisioning of facilities and amenities are done at various level (see table above). However, it is
always a planning challenge to accommodate all social infrastructure as per the desired land standards
due to scarcity of urban developed land. Innovative measures are required to be taken to incorporate

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 NPTEL course: Housing Policy and Planning
Dr. Uttam K. Roy, IIT Roorkee: January-March 2017 Week 5
such facilities through institutionalizing compact use (more FAR), multiple use (like using various
school shifts), mixed use to bring efficiency in creating social infrastructures. Please note that social
infrastructures, facilities and amenities also involves capital investment. The following challenges and
issues are involved in planning for facilities and amenities in housing.

• Maintaining basic norms and standards

• Equitable distribution
• Optimizing land & resource (no waste)
• Balance between present demand and supply
• Flexibility for future expansion and modification
• Context for community and end users

2.0 Housing Strategy for a city

A housing strategy is a set of guidelines that specified the details of land utilization based on the future
housing requirement of the city. This exercise is usually undertaken after the master planning for the city
is done and therefore, it is relevant only within the time frame of the current development or master plan.
Housing strategy as a document enables the local planning authority to take appropriate action for
creating a supportive infrastructure for the people of the city.

The procedure for formulating a housing strategy for a new or expanding city involves a thorough
documentation and analysis of the existing housing situation of the city and identifying the key driving
parameters that govern the growth of housing in that area. While in most cases, natural growth and
expansion of the city is the governing parameter, there are other underlying factors that affect the pattern
of housing development. They include the trends in the socio-economic status of the citizens,
demographic growth patterns, household formations and typologies of households, affordability,
community preferences, employment opportunities, behavior and functioning of local housing markets
and the impact of ongoing development in the adjoining areas. Following the analysis process, a sectoral
vision is synthesized to guide the developmental planning for housing & related infrastructure. This leads
to preparation of alternative scenarios and projecting the quantifiable housing need for the future
accordingly. The next stage involves developing strategies for each of the scenarios and selection of the
most appropriate option. The process culminates with evolving policy guidelines and action plan for
housing development in the city, which the local authorities can refer to. The end outcome of this is the
future year wise housing supply plans for each typology showing land, finance, institution etc.

Spatially the housing strategy takes different approaches for existing built up areas and newly developable
areas. Those are important to consider separately and in integration. A housing strategy document ideally
should deliver a set of document consisting analysis, trend, predictions of future housing and also deliver
a set of spatial templates to show the locations and connectivity of spatial elements. A housing strategy
document is formulated in team of planners, architects, socio-economic experts and engineers.

3.0 Housing strategy for city core and existing areas

The procedure for evolving housing strategies for core areas in existing cities adopts a different
methodology than the one discussed above. Herein, the most important task lies in understanding the

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 NPTEL course: Housing Policy and Planning
Dr. Uttam K. Roy, IIT Roorkee: January-March 2017 Week 5
importance of the core city and its relationship with the surrounding newly built precincts, in terms of
direct and indirect linkages. An in-depth analysis results in the identification of issues and assessment of
the holding capacity of the area and gives a broad idea regarding the stress on the existing infrastructure.
The solutions of the issues are formulated by using the tools of re-densification and de-densification
without disturbing the characteristic soul of the core city. This presents a challenging situation for the
planners who must consider the existing development control rules and modify them minimally and aptly
to suit the needs of the development. A common tool to encourage investors and owners to participate in
re-development projects is through incentivization (Transfer of Development Rights, compensations,
subsidization and cross-subsidization). In order to ensure the orderly development of the core area, the
enforcement of the development control regulations should be strong enough to prevent unscrupulous
activities in the process.

A housing strategy should also indicate a specific strategy for its informal settlements. A detailed survey,
analysis of slums, squatters etc should be done. Following this, a variety of development options using
upgradation, improvement, redevelopment and resettlements strategy can be taken on a case by case
basis. A linkage with the existing schemes like PMAY etc should be established. Additionally, a good
housing strategy document should also indicate actions required for addressing the future formation of
slums due to uncared for migration. A variety of housing options of rental and transitional category can be
provided. Provision of working person’s hostels, studio apartments, serviced apartments and different
category of rental housing are required. Location of such housing should be decided after careful
consideration of influencing factors.

4.0 Housing Strategy for New urban areas

Housing for new urban area needs careful attention of many considerations. Housing strategy is prepared
in integration of city master plan (MP) or development plan (DP). In the DP or MP the indication of the
future growth of the city is presented with specific land use and gross density. However, it don't specifies
the types of housing, method of land pooling, it’s built form, net density, development modes etc. when
residential or housing areas are concerned. In a housing strategy formulation specific indication of future
housing typology, it’s spatial location with net density, built form (height range), modalities for
development (public/private/joint venture/cooperative etc) is mentioned. It shows quantitative estimates
of all housing typologies in a time line or phasing. It essentially indicates the modalities of making land
and finance available for such future housing. Finally, a phased investment plan commensurate with all
different typology of housing is presented.

Practically formulating housing strategy becomes a challenging task when the development authority and
municipal authorities are unable to prepare due to the shortage of knowledge, skill or manpower. As a
result, approximation and assumptions takes place instead of recommendation with a technical analysis.
With the increased emphasis in variety of housing schemes and cross-cutting reform agenda in the urban
areas now it is almost essential to prepare and housing strategy documents for every city authority.
Needless to mention that a housing strategy document must indicate its convergence with all available
housing schemes and funding agencies, it must link the MP, DP and regional context.

The provision new rental housing as mentioned above in section 3.0 can be located in the new housing
areas as well. For placing such housing typology the relation between housing and transport network and
job centers should be considered.

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 NPTEL course: Housing Policy and Planning
Dr. Uttam K. Roy, IIT Roorkee: January-March 2017 Week 5

5.0 Planning for plotted housing

Plotted housing as owner occupied housing is one of the most prevalent and popular housing mode seen
in India and elsewhere. However, since the land cost is not shared by many people it becomes costly in
times depending on the land cost. Following a housing strategy, lands are earmarked for such plotted
housing in the strategy documents. With the prescribed density a planner is supposed to make plot level
layout plan for future development of the housing in that particular chunk of land.

There are various considerations for plotted housing. Usually plotted housing can not offer very high
density as a group or other compact housing typology offers. But with a responsible and effective
planning and design, a compact and lively plotted scheme can be prepared. Following principles may be
taken care of during preparing such plotted housing.

1. Network: A plotted housing scheme will have a system of network of road for providing access to
plots and infrastructures. Roads are local in nature and can have a varying width as per the
requirements. As a general rule, bigger plots are provided wider road frontage and smaller plots
are provided comparatively less wide roads considering the very high cost of road construction.
However, the norms mandate a minimum 9m road with 7 m carriageway for both way vehicular
traffic and footpath. In cases, we also provide less that 9 m road. For bigger plots more that 400
sqm we may prescribe 12 m or more wide roads. It is essential to consider an interplay of
pedestrian’s and vehicular mobility. In a typical housing neighbourhood citizens should be able to
access most of the facilities by walking or cycle. Effort should be taken to keep vehicular entries
minimum and strategic. A long stretch of vehicular road more that 200 m should be given
intermediate way out in terms of vehicular and pedestrians paths for safety and convenience. Use
of cul-de-sac and closed roads could be used with standard specifications.

2. Facilities and Amenities: housing level facilities and amenities are very important to achieve a
better quality of life. It is mentioned earlier in section 1 how facilities and amenities are provided
at various levels. For assessing the exact requirement of land areas, practical need estimation to
be done and norms must be referred. Location of facilities and amenities must be done
considering equitable distribution across the areas, convenient access from roads, visibility etc. in
cases some of the facilities may not need dedicated land and can be clubbed. For example, a
school premises need a dedicated plot with an adjacent play area. Whereas commercial plots can
also be developed as a mixed-use development including primary health and local organizations
office (like ward committee). The shape and size of such plots must be dealt in such a way so that
it provides some flexibility for amalgamation or division of plots if required in the future.

3. Recreational Open spaces: Recreational open spaces are like the lungs of or body and functions
as a breathing space in a neighbourhood. It unites people and makes community. It provides free
space for children’s to play and grow. It provides space for senior citizens to share and spend time
with enjoyment. It provides young people a refreshment they need in daily hassles. Therefore, the
placement of recreational green spaces should be taken maximum care. Usually a tot lot for very
small kids are provided within 50 m from any plot and easily accessible through pedestrians walk
with minimum or no vehicular conflict. Play areas and play grounds are provided for older
children’s at a higher level at neighbourhood and a sector correspondingly. The spatial
distribution of open space should be equitable to ensure equitable access from every corner of the
area. Neighbourhood level parks should also be provided for senior citizens and others with easy
pedestrian’s access like tot lots. It can contain water body and other facilities as well. The

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 NPTEL course: Housing Policy and Planning
Dr. Uttam K. Roy, IIT Roorkee: January-March 2017 Week 5
recreational open spaces should be accommodating essential spaces for cycle/bike parking and
public conveniences as required. A good layout pot planning should also ensure the visibility of
major open spaces from the common roads. It should not be confined by all plots all around.

4. Shaping the plots: Apart from planning and designing of the above elements, shaping and placing
plots in right directions, clusters are essential since end users are going to live here for long. The
size of the plot should be adequately assessed so that it can suffice the need of end users. A
common individual plot should accommodate two dwelling units of that group (HIG/MIG/LIG)
considering the future Upgradation or renting possibilities. However, it should also not be very
big to allow real estate activity for making group housing. Whereas bigger plots like cooperative
housing plots and small group housing plots also can be accommodated with the exact
prescription of FSI. An appropriate prescription of FSI and other building parameters are
essential. Plots should be rectangular and ideally, the narrower side gets the frontage of the road
except for the corner plots. Ideally, same category plots should have the same area and shape with
minor exceptions. Total numbers of plot should conform with the total net density prescribed in
the housing strategy. Moreover the amount of net plot area should be adequate to generate the
price required to create the common infrastructure and facilities. Usually, the net percentage of
saleable land (residential and facilities) stands in between 60%-75 % depending on various
context.

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Few questions to think and further study
1. What is the role of infrastructure and facilities in appreciating the land value? Can it be estimated? Can it
be used for capturing potential revenue?
2. Why are housing strategies not formulated as a mandate? Is required to make a housing strategy mandate
as the development plan? How can the core area housing strategy be linked with the concept or urban
renewal and also conservation for the heritage cities? Does the future housing strategy prescription make a
value addition to overall planning?
3. Why plotted housing may not be viable in every case? Is having a plotted housing in a congested city a
luxury? Is it always true that plotted housing can not offer dense development like group housing? Can it
be other way round? If so on what circumstances a plotted housing can offer more density than a group
housing?

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