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Table of Contents
Definitions
List of Acronyms
1.
Introduction
1.1
1.2
1.3
Objectives
1.4
Strategic initiatives
10
2.
13
2.2
Planning norms
14
2.3
16
2.4
17
2.4.1
19
2.6
22
Proposed Models for Affordable Housing
3.1
3.2
3.3
3.4
13
19
2.5
3.
4.
23
23
26
27
28
28
29
30
Annexures
4.1
31
4.2
32
31
Definitions
Affordable Housing: Individual dwelling units with a Carpet Area of not more
than 60 sq. mt. and preferably within the price range of 5 times the annual income
of the household as notified, either as a single unit or part of a building complex
with multiple dwelling units.
Affordable Housing Projects: Housing projects where at least 60 percent of the
FAR/ FSI is used for dwelling units of Carpet Area of not more than 60 sq. mts.
The project shall also reserve 15 percent of the total FAR/ FSI or 35 percent of the
total number of dwelling units for EWS category.
Built up area and Plinth Area: As used in this report is, Plinth area shall mean
the built up covered measured at the floor level of the basement or of any storey,
the same as defined in detail in the IS code IS 3861 : 2002, Indian Standard
Method of Measurement of Plinth, Carpet and Rentable Areas (Second Revision).
Carpet Area for an Affordable Housing Dwelling Unit: The carpet area as used
in this report is the usable and habitable rooms at any floor level (excluding the
area of the wall). While the method of measurement of carpet area will be the same
as in the IS code 3861:2002, it will include carpet area of the living room(s),
bedroom(s), kitchen area, lavatory(s), bathroom(s), and balcony / verandah, if
provided, in accordance with the definition of the Dwelling Unit/Tenement as
provided in the National Building Code, 2005 which is an independent housing
unit with separate facilities for living, cooking and sanitary requirements
FSI (Floor Space Index) or FAR (Floor Area Ratio): The quotient obtained by
dividing the total covered area (plinth area) on all the floors by the area of the plot:
i. FAR = Total covered area of all the floors/ (divided by) Plot Area
TDR (Transferrable Development Rights): TDR means an award specifying the
built up area an owner of a site or plot can sell or dispose or utilize elsewhere, in
lieu of surrendering land free of cost which is required to be set apart or affected
for public purpose as per the Master Plan or in road widening or covered in
recreational use zone, etc. The award is in the form of a TDR Certificate issued by
the Competent Authority
List of Acronyms
MHUPA
GoI
Government of India
GoAP
MA & UD
APHB
APHDB
EWS
LIG
MIG
HIG
JNNURNM
IHSDP
RAY
AHP
BSUP
RSS
CAF
SWC
DCR
FAR
FSI
TDR
ULB
MC
Municipal Corporation
UDA
SLNA
EoI
Expression of Interest
TPI
PMU
1. Introduction
The process of urbanization has been historically associated with important
economic and social transformations. Cities are important drivers of development
and poverty reduction in a holistic perspective, as they concentrate economic
activity, government, commerce and transportation and provide crucial links with
regional, national and international boundaries. Nevertheless rapid and unplanned
urban growth also triggers unsustainable development and unequal sharing of
citys benefits. Today, despite the comparative advantage of cities, urban areas are
perceived as more unequal than rural areas and hundreds of millions of the worlds
urban poor live in sub-standard conditions.
Indias Urban Population has grown over the past 3-4 decades from 109 million in
1971 to 377 million in 2011 and is expected to grow to almost 600 million by
20301. Large scale migration of Indias 700 million strong rural population will
pose a major challenge for the Housing sector to address in all urban areas. The
lack of cost effective housing is one of Indias most pressing developmental
problems. The Report of the Technical Group on Urban Housing Shortage
(TG-12) (2012-17, Ministry of Housing and Urban Poverty Alleviation) has
estimated the housing shortage in urban areas to be 18.78 million units out of
which 95% of the shortage is in the economically weaker section and low
income group (56.18% in EWS and 39.44% in LIG). It is further estimated that
another 15 million households are situated in unacceptably congested conditions.
While India has seen a significant increase in home ownership in the last ten to
fifteen years with various facilitators such as expansion of housing finance
institutions and regulatory and fiscal support, reduced mortgage interest rates,
rising per capita income etc, the benefits of the booming housing market are yet to
reach poorer segments. The EWS, LIG & MIG sections make vital contributions to
the growth of a city; hence, an inclusive city is essential to ensure healthy
urbanization. Given rising land and construction costs, housing has become
unreachable for the EWS, LIG, and MIG sections, especially in urban areas. For
the last many decades, the only suppliers of Affordable Housing stock through
projects for EWS and LIG categories have been public sector entities such as State
Housing Boards and Urban local bodies and Development Authorities.
Ten states contribute about 75% to the total urban area housing
shortage in India, with erstwhile Andhra Pradesh ranking
fourth with a housing shortage of 1.27 million units
The total urban housing need of India is expected to increase to 44-48 million
units by 2022. MHUPA and State Governments have initiated several demand
side interventions (Capital subsidy for dwelling units, interest subsidy,
infrastructure funding) and supply side interventions (Higher FSI, TDR, liberal
land- use norms) to reduce the challenge of increasing housing shortage. With
changing policy environment, a set of private sector developers and financial
institutions have started developing new models for building and financing
affordable housing.
However given the scale of the problem, current public sector contribution and a
few private players alone cannot address the problem. A drastic scale up to meet
the anticipated housing shortage, calls for radical changes in current policy regime
and maximum co- operation between all relevant stakeholders.
Figure 1: Requirement from key stakeholders
Centre
Appropriate
policy
instruments through
rigorous stakeholder
consultations,
institutional
framework
and
efficient
disbursal
mechanisms
State
Road map- target
and time- line bound
action plan, State
level policy and
incentives
ULBs/
UDAs/
Statutory Bodies
Land and infrastructure
availability, pro- active
engagement
with
private
sector
and
citizens, simple and
streamlined
approval
and allotment process
Urban Development
Authority
Favorable development
control
regulationsHigher FSI/ FAR,
TDR, liberal land- use
mix etc
Banks/
Housing
Finance Institutions
Affordable
lending
rates,
simple
and
streamlined processes,
relaxed
repayment
norms,
stringent
verification processes
Private Developers
Technological
innovation
and
standardization to bring
down construction costs,
pro- active participation
to promote states vision
on affordable housing
APHB estimates that of the total housing demand in the state, around 1
million units account for shortage in urban areas of AP.
Table 1: Status of Housing Shortage in urban areas of AP
Category
Housing Shortage
(nos. in lakhs)
EWS I
1.5
9, 180
EWS II
1.5
9, 180
7
LIG
55, 930
TOTAL
10
74, 290
To tackle the affordable housing shortage for EWS/ LIG sections in urban
areas of APHB has estimated an investment requirement of Rs. 74, 290 crores
(inc. cost of construction of dwelling unit and infrastructure), translating to a
requirement of Rs. 7,429 crores per year over a 10 year time- frame.
1.2 Vision & Target
The Andhra Pradesh Urban Development Mission (APUDM) which focuses on
nurturing cities in AP to be self-sustaining economic growth engines by creating
basic urban infrastructure gives special emphasis to affordable housing and
education for all, to alleviate poverty, thus opening avenues for bright livelihood
and employment opportunities for the citizens of the AP. Among the expected
outcomes of the AP Urban Development Mission, is
Provision of affordable housing to all, particularly the poor and slum
dwellers by 2022.
While increasing housing supply is one dimension, a holistic approach towards
providing affordable housing should emphasise inclusive planning principles that
reflect and support the needs of EWS and LIG families. Aligned to this, AP State
envisions:
To provide affordable housing that reflects social, economic, physical And
emotional needs of the families, to live with dignity
Given the huge requirement of 1 million dwelling units in urban areas of AP, a
phased implementation plan with gradual scale- up would be adopted over a 10
year time- frame, mandating a requirement of 2 lakh houses over the next three
years. In the initial phase, affordable housing schemes may be undertaken in the
key Municipal Corporations and the proposed new Capital City of AP
Amaravati.
Category
No. of units (million)
Yr 1,2,3
0.2
Yr 4,5,6
0.3
Yr 7,8,9, 10
0.5
TOTAL
1
In VUDA area
In TUDA area
In CRDA area
Other
Municipal
Corporation
and
Municipality
areas
(Nellore,
Anantapur,
Kurnool, Kakinada etc)
While ULBs, UDAs, APHB and other statutory entities will share responsibility of
achieving the above target, GoAP endeavours to implement a series of specific
proactive measures and incentives to encourage maximum private sector
participation in the affordable housing segment in Andhra Pradesh.
1.3 Objectives
In order to achieve the above vision as closely as possible, the AP Affordable
Housing Policy shall have the following objectives:
To address the housing shortage in AP for all sections of the society with
special emphasis on EWS, LIG, and MIG categories in a time bound manner
To undertake large scale construction of Affordable Housing (with focus on
EWS & LIG housing) by dovetailing with existing Government of India
schemes and other bilateral/multilateral assistance programmes
To make housing liveable and affordable for EWS/ LIG categories by
prescribing standards for unit cost, size, specifications and planning norms
under the policy
To promote investments in affordable housing in AP through PPP and attract
private developers Private developers in the construction of EWS/LIG
categories of houses by offering various attractive incentives
To create affordable rental housing for migrant workers and other urban poor
To dovetail with existing Central and State Government schemes 2 and other
bilateral/multilateral assistance programmes
To promote innovations in environmentally sustainable, low- cost building
2
Central Level Schemes for Urban Poor and Urban Slums: Affordable Housing in Partnership,
Rajiv Awas Yojana, Basic Services for Urban Poor Scheme of Government of India under
Jawahar Lal Nehru Urban Renewal Mission (JNNURM), Integrated Housing and Slum
Development Programme (IHSDP)
State Level Schemes for Urban Poor and Urban Slums: Rajiv Swagruha scheme, Existing
schemes under AP Housing Board, APSHCL
9
Alignment of proposed
Reservation of 10% residential land in
housing scheme to Central
development plans of new urban areas
guidelines to access
Mandatory provision of marking either 10% of
maximum subsidies for
the total built up area or 25% of total number
beneficiaries from the Centre of units, in all Group Development Scheme
Information regarding all
Projects over plot size greater than 5 acres
central and state government Creation and management of Land Bank for
subsidy schemes would be
affordable housing by taking stock of available
made available through a
government land
single unified online portal.
All application and sanction Incentivise land- owners to opt for landpooling for implementing group housing
of Centre/ State subsidy will
schemes over plot size of 5 acres and more, by
be routed and monitored
allowing mixed development scheme inc. high
through this online portal
rise for free- sale residential and commercial
components
Single State Level Agency
Municipal Administration and Urban Development Department proposed as
single State Level Nodal Agency (SLNA), to integrate all affordable housing
projects undertaken in the state of Andhra Pradesh, through APHB and other
statutory entities, urban local bodies, development authorities etc
Ease of doing business
10
Project Marketing
In order to change public perception towards affordable housing, and to
improve the reach and acceptability of such projects, SLNA shall outsource
marketing activities for affordable housing schemes to a separate media agency
aligned to the principles of foundation of AP Affordable Housing Policy.
With the help of the above policy framework and in-built incentives it will be
possible to motivate various state level agencies and private developers to fasttrack construction of affordable housing in various urban centers of Andhra
Pradesh.
The Government of Andhra Pradesh wishes to adopt the middle path
approach between the two paradigms, of states responsibility to provide
affordable housing, versus free market system for the housing sector, with
the latter effectively cross- subsiding the former.
3
Other Municipalities, Nagar Panchayats and other Rural Rs. 400/ sq.m
Local Bodies falling in UDA area/master plan areas
12
Affordable Housing
EWS
LIG I
LIG II
21-27
28-40
41-60
Shall not exceed 15 m (Cellar and / or Stilt as
+ maximum up to 5 floors)
A hall, one A
hall,
1 A hall, 2
room and bedroom,
a bedrooms,
kitchenette kitchenette,
a kitchen
with
bedroom,
area and a
common
and WC Block WC Block
WC Block
Rs.
2.9- Rs. 3.9- upto Rs. 8.6- upto
upto Rs. Rs. 6.5 lakhs
Rs. 13 lakhs
4.0 lakhs
Maximum selling
price per unit
(inc. cost of
construction for
Super Built up area
(30% over carpet
area) but will not
include
maintenance
deposit,
registration and
insurance)
Annual Family
Upto Rs. 1 1-2 lakh
Income
lakh
2-5 lakh
MIG
61- 80
High- rise
permissible
A hall, 2
bedrooms,
a kitchen
area and a
WC Block
Rs. 16.3upto Rs.
22 lakhs
Above
lakh
13
project adheres to all norms with respect to road width abutting the site,
building setbacks etc as per the proposed plot size and height of the building
as prescribed under, Table III, Section 5, AP Building Rules 2012
The height of the building for the high- rise component will be governed by
existing/ proposed abutting road width and plot size. And all norms related
to set- backs, plot size etc shall be as prescribed under Section 7, AP
Building Rules 2012
In case high- rise is proposed in the development schemes, then atleast 10%
of the total site area shall be proposed as organized open space for greenery,
soft landscaping etc
Internal civic amenities shall include internal roads, footpath, drinking water
connections, water storage and distribution for the housing scheme,
electricity connection, transformers (if necessary), internal drainage,
compound gate, street light, garden etc.
The requirements of parts of building/ individual size of rooms/areas, etc. in
the Affordable Housing Component of such schemes shall in be as per
Special Requirements for Low Income Housing of Part III of the National
Building Code of India,2005
The site layout and design for such schemes shall be governed by good
design practices without compromising on the public facilities and amenities
and infrastructure requirements
Adequate precaution shall be taken to plan a design scheme which will
be conducive for both the affordable housing component and the other
components of the development scheme; for eg- separate amenities and
open space facilities, commercial establishment/ shops to be planned
across both components, etc
Rain water harvesting structures & sewerage treatment plant shall be
mandatory for the complete scheme including EWS/LIG/MIG/HIG housing
Sustainable and environment friendly practices like greenery and foliage,
recycling and conservation measures, environment friendly construction
technology, decentralized water and sewage/ solid waste management
systems etc may be adopted
Parking Norms:
15
Jurisdiction
Minimum parking
requirement as % of
built up area
Remarks
urban area of Andhra Pradesh. Due online verification shall be done based on
the online documents submitted by the Applicant
Housing benefits through ULBs as well as UDA/statutory bodies can be claimed
by only those beneficiaries who have been living in the respective cities/urban
areas of AP for at least three years
Before determining eligibility, applications will be invited from prospective
beneficiaries. The implementation agency shall allot houses to only those
beneficiaries who qualify the annual income criteria.
The list of beneficiaries is to be finalized through an online lottery draw of
eligible applicants, before any development work begins
Ownership of the land will be vested with the agency responsible for
implementation of the project
The flat allotted to the beneficiary must be occupied within one year of taking
over the possession of the same
The state level nodal agency along with representatives from the financial
institutions/ banks shall coordinate and facilitate sanction of loan for the benefit
of successful applicants. However the loan agreement shall be exclusively
between the beneficiary and the bank.
A letter of comfort may be provided by the Authority (State Govt) on caseto- case basis. Alternatively the authority may also approach the National
Housing Bank for providing Credit Risk Guarantee to guarantee the lending
agencies for loans to new EWS/LIG borrowers in urban areas seeking
individual housing loans not exceeding a sum of ` 5 lakh for a housing unit of
size upto 430 sqft (40 sqm) carpet areas without any third party guarantee or
collateral security.
On allotment of the affordable housing unit, the beneficiary will have to pay 10
% of total price (or 50 % of 20 % of the total price as down payment). Capital
subsidy schemes of the Central Govt. may be availed for payment of the same.
Remaining 10% down payment may be paid as 6 instalments within the next six
months. Beneficiaries allotment can be cancelled if he/she fails to make
payment within stipulated time.
Every incumbent will have to become member of society, which will maintain
common services and regular up keep of housing property
Beneficiaries of EWS/LIG I/ LIG II housing will not be permitted to sell their
allotted houses or sublet them for at least 7 years and beneficiaries of MIG
housing will not be permitted to sell their allotted houses or sublet them for at
least 5 years. The Housing Association shall be empowered to report any
discrepancies observed in this respect and with respect to no occupancy of the
dwelling unit, to the Authority/ Developer as applicable
18
Information regarding all central and state government subsidy schemes would
be made available through the online portal. All application and sanction of
Centre/ State subsidy will be routed and monitored through the online portal
for outreach and marketing of the project, all other procedures such as
verification and allotment, and procurement of developer by the implementing
agency, will be done through the e-portal
SLNA shall invite expression of interest for construction of houses in various
urban areas (EOI) from interested developers through e- tendering process in
case of a PPP venture. If it is a solely private developer initiative on private
land, the developer may approach SLNA directly with project intent and
concept
The developer can avail all benefits extended under GoAPs proposed
Land and Approval Process Simplification System as detailed below:
Automatic land use conversion from agriculture land to nonagriculture status as provisioned under the Development Plan, upon
payment of fee as set by the Government from time- to- time
Automated online Building Plan Scrutiny and Approval System
Empanelment of third party consultants by GoAP for speedy Survey,
Fire approval certification etc
Reduced approval timelines:
S.
No
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
Activity
Sequential/
Parallel
Land Approvals
Registration & Survey
Sequential
Land conversion from Agriculture to Sequential
Non Agriculture (for lands falling
under Development Plan)
Obtaining Mutation
Sequential
Building Permit Approvals
Fire Approval
Parallel
Consent for establishment from
Parallel
Pollution control board
Power approval
Parallel
Plan Sanction by UDA
Sequential
Environmental Clearance
Parallel
NOC for multi- storey building from
Parallel
Airport Authority of India
Occupancy certificate Approvals
Approval for operation of elevators
Parallel
Consent for operation from Pollution Parallel
Control Board
Clearance from Fire Dept. for
Parallel
obtaining NOC
Occupancy certificate from UDA
Sequential
Proposed timeline
45 days
90 days
45 days
20
22
supply and sewer lines, electricity connections to the project boundary etc. All
external development charges will be borne by the nodal agency/ ULB/
statutory body to be recovered from Impact Fee imposed upon applicable nonaffordable components in the scheme, and partly from subsidy available from
Government of India and state BSUP fund
The State Nodal agency/ULB/UDA would ensure that maximum subsidy
amount is claimed from relevant Government of India schemes for the project
Due care should be taken for selection of site which should be close to existing
infrastructure and transport network so as to reduce the burden on the ULBs
The developer would be duly assisted in obtaining fast- track clearances
through innovative approaches such as Common Application Form/ Single
window mechanism and e- approval system within 15 days of filing the duly
filled applications through an e- portal operated by SLNA
Under both the above modes the developer will be exempt from land use
conversion charges, building plan approval fee, any other municipal charges
for the EWS/ LIG component of the scheme.
The third mode of private development refers to construction of affordable
housing units by the private developer as a stand- alone affordable housing
project or as a mix with other MIG/ HIG units with no conditions on number of
units, pricing, size specifications, income eligibility etc, aligned to open market.
The developer is free to sell such units in the open market as per market
requirements and market pricing.
In case the developer does not possess own land, he can take up the project on
acquired land under the possession of ULBs/ UDAs/ Statutory bodies. The land
would be made available to the developer on payment of compensation (Land
Acquisition cost + 10% Administration charges). All other parameters,
incentives, penalties remain the same as elaborated above.
body/UDA, provided the EW/ LIG housing units are provided in-situ within the
project site
The developer is free to undertake any kind of construction on that portion of
land which is other than the land used for affordable housing. On this extra land
the developer is eligible to make commercial construction upto 10% of the total
construction
The developer has the flexibility to determine the sale price for the
dwelling units in the affordable segment, with approval from the
Authority. Also, the developer will be free to sell the balance area on which
HIG/commercial houses/flats are constructed, as per his choice.
If the developer completes EWS/LIG flats within the scheduled period (as
decided by the Authority at the commencement of the project) without getting
any extension, the developer will get extra incentive of 20% built- up area of
the affordable housing scheme as TDR which may be utilized in the same
scheme if possible, or may be allowed in other parts of the urban area as per
norms and guidelines fixed in this regard.
There is no FSI capping/ height restriction for the non- affordable
component of the group development scheme (MIG- II, HIG, commercial
development etc). Based on the guidelines proposed under the AP Building
Rules 2012, the developer may propose high- rise based on governing
conditions such as width of existing road, size of plot etc.
The developer is entitled to benefits such as zero conversion charges for
land use modification for the whole project, 100% waiver on levy of
Development charges for the affordable housing component, zero building
plan approval fee for the affordable housing component
Fast- track composite clearance certificate through simple streamlined
online process for commencement of project construction
Transparent online process for speedy and efficient allotment of affordable
housing component to eligible beneficiaries
All benefits extended under GoAPs proposed Land and Approval Process
Simplification System
3.2 Model 2: Private Developer on Government Land
As per this model, Government land / ULB land would be identified for
allotment to developers for construction of EWS/LIG/MIG/HIG flats through
an open and transparent bidding process
27
30
4. Annexures
4.1 Dwelling Unit Specifications
Structure
Framed structure with brick partition walls (well- designed structure)
Bedroom
1x1' ceramic/porcelain tile flooring
Solid core flush door
Rooms with overhead storage space
Kitchen
Ceramic tile flooring
Kota/ Granite stone platform with kota/ granite stone sink (or any
other equivalent local material)
2' high ceramic tile dado above kitchen platform
Overhead storage space
Bathroom/ WC
Separate bathroom and WC
Anti skid ceramic tile flooring
Ceramic tile dado up to door height/skirting height
Concealed plumbing
Premium quality fittings
Indian style/Orissa pan WC
Electrical Fittings
Sufficient points in all rooms
Branded electrical switches
Cable TV & telephone points in the living room
Batten copper wiring
General
Colour wash/white wash in all rooms, kitchen, WC/Bath, exterior
surface and common areas. Kota stone or any other equivalent local
material flooring in common areas. All door/window frames in steel
sections Water storage tanks on terrace with minimum capacity of
500 liters per flat.
31
System
With a view to streamlining processes, and reducing the time- line for
various approvals, GoAP wishes to implement Land and Approval Process
Simplification System as detailed below. Such process will not only help
developers in overcoming current cumbersome and time- taking procedures,
it will also be beneficial for Government entities. Most importantly it will
bring down the cost of the project significantly in the absence of time delays,
thereby enabling providing of truly affordable homes to the deserving.
Automatic land use conversion from agriculture land to non- agriculture
status for land parcels falling under the Development Plan, upon
payment of fee as set by the Government from time- to- time
Automated online Building Plan Scrutiny and Approval System
Empanelment of third party consultants by GoAP for speedy Survey, Fire
approval certification etc
Reduced approval timelines:
S.
No
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
Activity
Sequential/
Parallel
Land Approvals
Registration & Survey
Sequential
Land conversion from Agriculture to Non Sequential
Agriculture (for lands falling under
Development Plan)
Obtaining Mutation
Sequential
Building Permit Approvals
Fire Approval
Parallel
Consent for establishment from Pollution Parallel
control board
Power approval
Parallel
Plan Sanction by UDA
Sequential
Environmental Clearance
Parallel
NOC for multi- storey building from
Parallel
Airport Authority of India
Occupancy certificate Approvals
Approval for operation of elevators
Parallel
Consent for operation from Pollution
Parallel
Control Board
Clearance from Fire Dept. for obtaining
Parallel
NOC
Occupancy certificate from UDA
Sequential
Proposed timeline
45 days
90 days
45 days
32