INTRODUCTION
Home is where the heart is, and owning a house is a basic human right. It is not only a luxury but also a necessity. A strong economy causes an increase in the demand for housing; the increased demand for housing drives real-estate prices and rentals through the roof. And then affordable housing becomes completely inaccessible. - William Baldwin Indias cities need at least 25 millions more homes in year 2012, according to report from McKinsey, a consultancy, and the Federation of Indian Chambers of Commerce. The reason for such a huge demand for housing is migration of mass people from rural area towards urban area or cities for their livelihood. Most of the persons who migrate belong to economically weaker group, lower income group, and middle income group. Government has recognized the need of owning a house and thus has formulated the policy:AFFORDABLE HOUSING ON PUBLIC PRIVATE PARTNERSHIP
Affordable homes or affordable housing is set to encompass the low budget houses by providing flats and apartments at a low cost. The Government should also keep in mind that though flat is being made available at a comparative lesser price, it should not lack in quality.
RAJASTHAN
Total Population Urban Population Percentage of Urban Population - 68,621,012* - 17,080,776* - 24.89%*
(*Provisional figures of census of India 2011) Projected total housing shortage in urban areas of Rajasthan by the year 2021 is estimated to be 17.06 lacs Out of this more than 85% shortage is likely to be in the category of EWS/LIG Housing. Therefore shortage of affordable housing is emerging as a major challenge for Government of Rajasthan.
JODHPUR
Total Population Urban Population Percentage of Urban Population Proportion to Rajasthan Population -36, 85,681* -12, 64,060* -34.30%* -5.37% *
(*Provisional figures of census of India 2011) To meet the requirement of Affordable Housing in second largest city of state (JODHPUR) for the urban population, the Government of Rajasthan formulated the policy:-
1. Public Private Partnership (PPP). 2. Affordable Housing. 3. An Overview on Affordable Housing Policy 2009 Model No. 2.
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2. INDIA
(A FAST GROWING FREE MARKET DEMOCRACY)
Indias competitiveness from a natural and human resources
standpoint is making it the destination of choice for investors. India is a fast-growing economy with a dynamic and robust financial system. Being a democracy ensures a stable policy environment and its independent institutions guarantee the rule of law. This highly diversified economy has shown rapid growth and remarkable resilience since 1991, when economic reforms were initiated with the progressive opening of the economy to international trade and investment. Events such as the Asian currency crisis, the dotcom (.com) bust and rising oil prices have had no significant impact on Indias growth; with the economy recording an average annual GDP growth of 6.5% over the past decade. Going forward, the country is targeting an annual GDP growth rate of 7-8%.
India is in the global arena for increased foreign investment - both through the Equity markets - termed Foreign Institutional Investment (FII) - and Foreign Direct Investment (FDI).
While its size and growth potential make India attractive as a market, the most compelling reason for investors to be in India is that it provides a high Return on Investment. India is a free market democracy with a legal and regulatory framework that rewards free enterprise, entrepreneurship and risk taking. While the India growth story is often plugged as the saga of corporate enterprise and innovation, the governments contribution to its making remains largely unsung. Be it in the form of policy reforms or development of infrastructure, the government, both at the central and the state levels, has been working in tandem to make India the second most attractive investment destination in the world. The state governments have already embarked on a war path to make their respective states investment friendly. They are on a three-point agenda: Providing basic infrastructure and encourage private sector participation in infrastructure provision. Providing policy stability to businesses to encourage investment and growth. Creating employment opportunities by developing the services sector. Each state has its own strengths for the potential investor. While West Bengal has surplus electricity, Tamil Nadu is considered one of the most developed states in the country. The latter is also known for having the fastest growth rate in software exports 700 per cent from 1998 to 2001. Haryana, which has the fourth highest per capita income in India, produces half of the cars and two-wheelers produced in India, while Goas economy is based on tourism. Rajasthan turning the fortune by rapid development in real state market and housing.
"The Public-Private Partnership (PPP) Project means a project based sector on contract on or concession other agreement for between a an Government or statutory entity on the one side and a private company the side, delivering infrastructure service on payment of user charges."
In some types of PPP, the government uses tax revenue to provide capital for investment, with operations run jointly with the private sector or under contract. In other types (notably the private finance initiative), capital investment is made by the private sector on the strength of a contract with government to provide agreed services. Government contributions to a PPP may also be in kind (notably the transfer of existing assets). In projects that are aimed at creating public goods like in the infrastructure sector, the government may provide a capital subsidy in the form of a one-time grant, so as to make it more attractive to the private investors. In some other cases, the government may support the project by providing revenue subsidies, including tax breaks or by providing guaranteed annual revenues for a fixed period.
Typically, a private sector consortium forms a special company called a special purpose vehicle (SPV) to develop, build, maintain and operate the asset for the contracted period. In cases where the government has invested in the project, it is typically (but not always) allotted an equity share in the SPV. The consortium is usually made up of a building contractor, a maintenance company and bank lender(s). It is the SPV that signs the contract with the government and with subcontractors to build the facility and then maintain it. In the infrastructure sector, complex arrangements and contracts that guarantee and secure the cash flows, make PPP projects prime candidates for Project financing. A typical PPP example would be a hospital building financed and constructed by a private developer and then leased to the hospital authority. The private developer then acts as landlord, providing housekeeping and other non medical services while the hospital itself provides medical services. PPPs can only be mainstreamed by continuous response to the varying goal of people and economy in general. The boundary domains of PPPs should be increased in order to prosper the infrastructure development of India.
Government of Indias global manufacturing & trading hub, is supported by world class infrastructure through Public Private Partnership. DMIC* is reported to have Integrated Industrial Areas & Investment Regions developed from 2008 to 2016. Mott MacDonald is working with Gujarat state on this project preparing reports for BharuchDahej Investment Region and Vadodara Ankleshwar & Palanpur Mehsana Industrial areas.
Example of Public Private Partnership *Delhi Mumbai Industrial Corridor (DMIC).
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5. Operations Concession
This is a generic term, used to clarify the essential features of PPP arrangements. The PPP agreements which authorize the private partner to recover its investments and expected returns on investments through concessions granted for a certain period, computed on the basis of demand projections and growth, and are called operations concession (OC). In these cases, the public sector which is responsible to provide the service to the public and collect revenue by way of user charges, toll, tariff etc., assigns its legal or statutory right to the private partner in return for the latter undertaking the responsibility to implement the project and maintain the required quality. The concession may be by collecting tolls and user charges or by the public sector making periodical payments of annuities or monthly/quarterly/half-yearly charges on certain assumed basis, like shadow tolls etc.
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6. Joint Ventures
In a PPP arrangement commonly followed in our country (such as for airport development), the private sector body is encouraged to form a joint venture company (JVC) along with the participating public sector agency with the latter holding only minority shares. The private sector body will be responsible for the design; construction and management of the operations targeted for the PPP and will also bring in most of the investment requirements. The public sector partners contribution will be by way of fixed assets at a predetermined value, whether it is land, buildings or facilities and /or it may contribute to the shareholding capital. It may also provide assurances and guarantees required by the private partner to raise funds and to ensure smooth construction and operation. The public service for which the joint venture is established will be provided by the entity on certain pre-set conditions and subject to the required quality parameters and specifications. Examples are international airports (Hyderabad and Bangalore), ports etc. Development of Roads through Public Private Partnership
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3. A method of procurement: PPPs are instruments for government bodies to deliver desired outcomes to the public sector, by making use of private sector capital to finance the necessary assets or infrastructure. The private company is rewarded for its investment in the form of either service charges from the public body, revenues from the project, or a combination of the two. This renders affordable those projects that might not otherwise have been feasible, because the public body was unwilling or unable to borrow the requisite capital. PPPs allow the private sector to play a greater role in the planning, finance, design, operation and maintenance of public infrastructure and services than under traditional public procurement models. Moreover, where traditional procurement models begin with the question of what assets the public body has as its disposal and how these might be used to deliver required services, PPP arrangements place the emphasis on the desired service or outcome as identified by the public organization and how the private sector might help to make this happen. 4. Risk Transfer: A key element of PPPs is their potential to deliver public projects and services in a more economically efficient manner. At the beginning of the relationship, potential risks associated with the project are identified and each party adopts those which it is best equipped to manage. The public sector can therefore transfer appropriate risks to the private partner, who has the necessary skills and experience to manage them. For example, overall risk to the public sector can be reduced by transferring those associated with design, construction and operation to the private partner. The incentive for the private body comes in the form of higher rates of return related to high standards of performance.
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5. Flexible Ownership: PPPs enable flexible arrangements between public and private bodies, where the public body may or may not retain ownership of the project or facility that is produced. In some cases, the private organization may be contracted only to construct facilities or supply equipment, leaving the public body as owners, operators and maintainers of the service. Alternatively, the public sector may decide it is more costeffective not to own directly and operate assets, but to purchase these instead from the private entity. Services may be purchased for use by the government itself, as an input to provide another service, or on behalf of the end user. Fast Growth in Agriculture Sector by Implementing PPP
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2. Benefits to the private sector: Engaging in PPPs offers private sector companies a wide range of business agencies. foundation opportunities Given work for the the that long growth were term PPP of previously nature the of confined these In provides to a public stable PPP relationships, addition,
undertaking
under
arrangements business.
arrangements encourage the private sector to engage in a broader spectrum of activities, throwing open the possibility of designing and delivering innovative solutions, rather than merely constructing assets to existing standards and designs. 3. Benefits to the public: By combining the skills and expertise of public and private partners, PPPs are able to provide services which meet the needs of the public in a more efficient and cost-effective manner. When appropriately designed and implemented, PPPs can yield better quality services without compromising public policy objectives or broader public need. At the outset of the PPP relationship, the desired quality of service to be achieved from the development of the infrastructural asset is clearly specified, and the expectation is that high standards will be maintained throughout the duration of the project. This contrasts with traditional procurement methods, where the construction of assets is formally separated from operation and maintenance, and consequently, levels of service and conditions of assets will frequently decline over time.
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4. PPPs can sometimes prove to be rather inflexible instruments especially given the long term nature of most PPP contracts. While there can be significant financial benefits in setting rigidly defined output specifications for the life of the PPP, these should be weighed against the inflexibility this inevitably brings. Under PPP arrangements, there is limited potential for modifying services or flexible spending. Certain sectors of service provision may require a much greater degree of flexibility and in these cases, an approach which makes use of long-term rigid specifications of outputs may prove difficult or counterproductive. 5. In some areas of public service provision there may be greater public demand for accountability and responsiveness than in others. This may give rise to public criticism or even hostility towards PPP arrangements. under Moreover, under of PPP arrangements, where lines lines of of accountability can be less straightforward (and transparent) than traditional methods procurement accountability (for example, to government ministers) are more direct and immediate. In these circumstances, there may be a need for greater government involvement in the relationship, to ensure compliance and responsiveness to public concerns.
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Registered Office NINE GLOBE INDUSTRIES PVT. LTD. A-402, Prathmesh Tower, Raghuvansi Mill Compound, Senapati Bapat Marg, Mumbai 400 013 (India) Tel : (+91 22) 2494 5252 Fax : (+91 22) 2496 5252 Email: admin@nineglobe.com
Corporate office NINE GLOBE INDUSTRIES PVT. LTD. 1st Floor ,113,Machar Tower 1st B Road Sardarpura Jodhpur 342003 (India) Tel : (+91 291) 2645774
will complement operations and expansion of its businesses in India and will allow company to capitalize on attractive growth opportunities arising from India's developing economy, relatively low cost of operations and large and inexpensive labour and talent pools.
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Efforts are always on to identify new markets, varying customer/ country requirements, understand their social & cultural patterns, develop and design new products to suit their specific requirements. With these guiding principles Nine Globe is poised for an exciting journey in this new millennium.
Mission
Mission is to aim for excellence in every field we enter and work in and to create sustainable high growth businesses and win-win situations for the company and our partners.
Values
Entrepreneurship We encourage an entrepreneurial spirit throughout our businesses and value the ability to foresee business opportunities early in the cycle and act on them swiftly. Our ability to translate an idea into reality within the shortest possible timeframe is critical to our rapid growth and diversification into new areas. People are our most important asset and from day one we actively encourage them to seek new opportunities and pursue their goals. Growth We have pursued growth across all our businesses and into new areas; always on the basis that value must be delivered. We do not believe that we are the only beneficiary of our growth. We see growth as a means to increase the wealth and prosperity of our society at large. Excellence Achieving excellence in all that we do is our way of life. We consistently deliver projects ahead of time at industry-leading costs and within budget. Equally important to us is achieving benchmarks in health, safety and environment standards. It is our people who make all this possible. They benchmark our operations and identify opportunities for continuous improvement and projects with high potential.
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Integrity Total honesty, transparency and accountability are virtues deeply embedded in all our activities. These values have earned credibility for the company and loyalty from its partners/clients. Trust The trust that our partners/clients place in us is key to our success. We recognize that we must responsibly deliver on the promises we make to earn that trust. We constantly strive to meet their expectations of us and deliver ahead of expectations. We always behave in a manner that is consistent and upholds our value system. We take feedback seriously and act upon it. We continuously work to improve ourselves and enhance our ability to deliver at all times. We actively foster a culture of mutual trust in our interactions with our stakeholders and encourage an open dialogue which ensures mutual respect. We believe that this is part of being a good corporate citizen. Team Spirit None of us is as good as all of us together. When we work in synergy complementing each other in a spirit of partnership, our strengths are not added but multiplied resulting in optimum output.
Nine Globe Industries Pvt. Ltd. has a team of professionally skilled workforce that ensures the highest standards of quality and timely schedules to fulfill the need of global market.
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(EWS Economically Weaker Section, LIG - Lower Income Group) (MIG Middle Income Group)
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6. AFFORDABLE HOUSING
6.1 Overview
Right to adequate housing is a basic human right as shelter is a basic human need. Provision of adequate housing is emerging as a major thrust area for Government of India as well as the State Governments. Government of Rajasthan accords a very high priority to this task. With all round increase in cost of land, building materials, labour and infrastructure, affordable housing has become a distant dream for the economically weaker and low income groups. Hence the role and intervention of the State Government becomes all the more important. Sustainable human development can not be achieved without adequate & affordable housing. Affordable shelter for the masses or creation of productive and responsive housing for all is not a simple technological issue or a mere problem of the finance. It is a complex amalgam of a host of factors, which need to be tackled at all levels and in a synchronized manner.
The goal to provide affordable housing to the needy has an economic and social significance. Rajasthan has the largest area in the country which is 10.41% of the country's area. As per the 2011 census, urban population in Rajasthan is 27.89%* whereas the national average is 29.78%*. (*Provisional figures of census of India 2011)
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At the National level total housing shortage in urban sector as estimated in 2012 is 25 million*, out of which over 90 percent shortage is of EWS/LIG housing. In Rajasthan total housing shortage in urban sector as estimated in 2011 is 1.07 million, (10.70 lacs), out of which 86.73 percent (9.3. lacs) is in EWS/LIG category.
Due to rapid pace of urbanization, increasing rural to urban migration and gap between demand and supply, there is a growing requirement for shelter and related infrastructure in urban areas of Rajasthan. Projected total housing shortage in urban areas of Rajasthan in the year, 2012, 2017 and 2021 is estimated to be 1.282 million, (12.82lacs) 1.494 million (14.94 lacs) and 1.706 million, (17.06 lacs) respectively. Out of this more than 85% shortage is likely to be in the category of EWS/LIG Housing. Therefore shortage of affordable housing is emerging as a major challenge for the government and is sought to be tackled through a series of measures and policy guidelines set down for this purpose.
"Affordable housing for all and integrated habitat development with a view to ensure equitable supply of land, shelter and services at affordable prices in Rajasthan, with special focus on urban poor and excluded groups of society". In JODHPUR affordable housing is developed by Nine Globe Industries Pvt. Ltd. and Government of Rajasthan on Public Private Partnership. The affordable housing scheme (EWS, LIG, MIG-A) for the ones deprived of comfortable livelihood due to the ever escalating cost of living. Affordable housing is developed at two sites in jodhpur:-
1. SURPURA 2. RALAWAS
(*report from McKinsey, a consultancy, and the Federation of Indian Chambers of Commerce)
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Keeping in mind that the housing shortages affect mostly the EWS and LIG, and the younger group of urban-urban migrants changing cities in search of better prospects, affordable houses, for the purpose of this scheme, may be taken as houses ranging from about 300 square feet (super built up area) for EWS, 500 square feet for LIG and 600 square feet to 1200 square feet for MIG, at costs that permit repayment of home loans in monthly installments not exceeding 30% to 40% of the monthly income of the buyer. In terms of carpet area, an EWS category house would be taken as having a minimum 25 square meters of carpet area and the carpet area of an LIG category house would be limited to a maximum of 48 square meters. The carpet area of an MIG house would be limited to a maximum of 80 square meters. (According to Government of India Ministry of Housing & Urban Poverty Alleviation)
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Rajasthan Housing Board and remaining 75000 houses would be constructed through Public Private Partnership as well as by Jaipur and Jodhpur Development Authority/Urban Improvement Trusts/Municipalities. Though the task is difficult and challenging, the state government endeavors to achieve it through a series of proactive measures and incentives to encourage low cost housing in the state to these sections of the society. These houses will be constructed under the following programmes & schemes: a) General/ Self financing/ Specific Registration Schemes of RHB. b) Affordable Housing in Partnership (*GOI scheme) c) Incentive Schemes for the private sector d) Housing under new township policy (proposed) e) Allotment/Regularization of plots to urban poor by urban local bodies. f) Affordable Housing in Partnership (*GOI scheme) g) Rental housing. h) Rajiv Avas Yojna. Construction of low cost houses under various schemes will be undertaken in all urban areas of Rajasthan, based on needs of the particular area. The urban areas of Rajasthan comprise of 05 Municipal Corporations (Nagar Nigam-Jaipur, Ajmer, Bikaner, Jodhpur & Kota), 9 Municipal Councils, 170 Municipal Boards (Nagar Palika) & one cantonment board.
houses/flats and 10% of this portion of the land would be permitted to be used for commercial purpose. The total built up EWS/LIG houses/flats will be handed over to the nodal agency at pre-determined prices for allotment to the eligible applicants. On the balance land area with the developer, he will be required to construct at least 20% (treating balance MIG& HIGH area as 100%) of the area for MIG-A houses. The remaining area could be used for MIG-B/HIGH/commercial purposes. The developer will be free to sell the balance area on which MIG-A/MIG-B/ HIG/commercial houses/flats are constructed, as per his choice. However for the MIGA category also applications would be invited by the nodal agency and allotments made accordingly, at the sale price worked out jointly by the developer & nodal agency. EWS/LIG flats should be in the G+3 format(G+2 may also be allowed in certain cases) while the the town/city. (EWS Economically Weaker Section, LIG - Lower Income Group) (MIG Middle Income Group, HIG Higher Income Group)
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(ii) Land use analysis Roads Parks Amenities Ground Coverage Residential Maximum 50% for EWS/LIG plot area and 35% for MIG/HIG/Commercial. Commercial 5% additional (5% of minimum 40% reserved for EWS/LIG) in EWS/LIG Plot area (10% in MIG/HIG Plot area which will be part of 35% ground coverage allowed), in no case the overall commercial area shall exceed 10% of total plot area. (iii) Commercial area will be disposed off by developer and amenities will be developed by him at his own level or with the involvement of other agencies. Notes A. The power to relax any of the norms mentioned above shall vest with the State Government / Empowered committee. B. The sides/rear setbacks on EWS/LIG plot area can be relaxed up to minimum 3.0 m by the local authority to achieve 50% ground coverage. C. Parking norms can also be relaxed suitably to achieve 50% Ground Coverage (iv) Time allowed for completion of the project. Time allowed for completion of the project would be as follows:EWS/LIG houses/flats 200 nos. EWS/LIG houses/flats 400 nos. EWS/LIG houses/flats 600 nos. & above - 01 year - 02 years - 03 years -20 to 25% -10% -10 to 15%
(EWS Economically Weaker Section, LIG - Lower Income Group) (MIG Middle Income Group, HIG Higher Income Group)
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(v)
For the minimum 40% (maximum up to 100% of land area) of land to be utilized for EWS/LIG categories of houses/flats. The land and development cost is to be taken as zero, therefore additional FAR (double of the normal FAR for the area) would be allowed. If EWS/LIG flats are constructed by developer on the minimum 40% of total built up area (as per permissible FAR) he will get double of the normal FAR on the full land of the scheme.
For example If the plot area of the scheme is 10.0 acres, minimum 40% of the plot area i.e. 4.0 acres is to be reserved for construction of EWS/LIG category of flats & on this 4.0 acres of land, minimum 40% of the total permissible built up area (as per normal permissible FAR) is to be constructed by the developer. This built up area of EWS/LIG flats will be handed over to the nodal agency on predetermined prices & in lieu of this the developer will get additional FAR equivalent to normal FAR on the complete land area in addition to the already permissible normal FAR, thus he gets double of the normal FAR on the complete land area of 10.0 acres. This additional FAR, if unutilized on the same project land, would be given in the form of TDR, to be allowed in other parts of the town as per norms and guidelines fixed in this regard.
(vi) Use of Transferable Development Rights (TDR) as a result of additional FAR:Efforts should be made by developer to consume maximum FAR (including additional FAR) on the same project land. If he is unable to do so balance/unutilized FAR will be allowed to him in the form of TDR, under separate guide lines approved by the State Government in this regard, use of TDR will be allowed after successful completion of the project. Allowable TDR should normally be in the same sector/area/zone of master plan having more or less equivalent value of land. However in case this is not feasible TDR will be allowed to be transferred to other areas as per norms to be issued in this regard. TDR certificate issued may be utilized or transferred by the developer.
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(vii)
Nodal agency/ULB* would also ensure that maximum subsidy amount is claimed from Government of India as per the guidelines of Affordable Housing under Partnership and other schemes of GOI. This means more than 40% constructed area will be for EWS/LIG flats & minimum EWS/LIG flats will be 300 Nos for every two acre of land. Part of the subsidy amount of EWS/LIGH flats will be adjusted against cost of external development of the area. Land cost is to be taken as ZERO by giving extra incentives by Government and cross subsidizing by developer. (viii) Sale Price of EWS flats:-
(A). Sale price of EWS flats will be calculated maximum@ Rs. 750.00 / sq.ft. It will be maximum Rs.2.40 lacs per flat with maximum super built up area of 325 sq.ft (B). Sale price of LIG flat:-Sale price of LIG flat will also be calculated @ Rs 750.00/sq ft. on the super built up area. It will be maximum Rs 3.75 lacs per flat with super built up area of 500 sq ft. Example EWS flat with super built up area of 325 sq feet would be constructed. The cost has been calculated @ Rs. 750/sq.ft. On super built up area as Rs. 2.40 lacs, which is payable to developer. Allowing subsidy amount of Rs. 0.50 lacs per house the sale price to the beneficiaries will be Rs. 1.90 lacs. LIG flat with super built up area of 500 sq.ft. Would be constructed. The sale price to be calculated @ Rs.750/sq.ft. On super built up area is Rs 3.75 lacs which is payable to the developer Allowing subsidy amount of Rs.0.50 lacs the sale price to the beneficiaries will be Rs.3.25 lacs.
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8. INCENTIVES
Incentives to be given to beneficiaries/developers by GOR so as to have cost of EWS/LIG to Affordable limits. (A) To beneficiaries
Land cost Ceiling cost of EWS flats Ceiling cost of LIG flats Super Built up area of EWS Super Built up area of LIG
-nil -Rs. 1.90 lacs -Rs. 3.25 lacs -325 sqft(2 rooms, kitchen, WC, bath) -500 sqft(3 rooms, kitchen, WC, bath & balcony)
Super Built up area of MIG-A -minimum 600 sq. ft. Bank loan to be made available to beneficiaries Stamp duty for EWS flat -Rs. 10.00 per flat Stamp duty for LIG flat -Rs. 25.00 per flat Interest subsidy of 5% in EMIs (up to loan of Rs. 1.00 lacs) under ISHUP* scheme.
(B)
To Developers
Zero -Zero
Agriculture land use conversion charges -Zero Commercial area allowed -5% in EWS/LIG area (10% of the Total) Permitted to plan 60% of the area for MIG-A/MIG-B/HIG flats for cross subsidizing cost of low cost housing. After submission of plans for execution of scheme, developer will be allowed to start construction of houses after 30 days. (within building parameters) - Fast track approval. (GOR Government of Rajasthan) (*ISHUP Interest subsidy Scheme for Housing the Urban Poor)
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(EOI Expression of Interest, AVL Avas Vikas Limited) (ULB- Urban Local Bodies)
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12.CONCLUSION
INDIA ,one of the five largest economies of the world with growth rate of about 8 % for next year ,the total population of India is about 1,210,190,422* out of which 377,105,760* lives in urban areas i.e. 31.17%*. The need for housing is about 45 million for next 5 years, to meet the demand of housing Government initiates different policies and schemes but the demand is very high and to fulfill such a high demand is a very difficult task. Affordable Housing is one of the solutions to this problem. By using Public Private Partnership (PPP) platform we can build houses under Affordable Housing Policies, since it is a joint venture between private firms and Government, things really work very fast and come into reality from paper work. The basic aim of this policy is to provide stimulus economic activities through affordable housing programmes in partnership. Its immediate effect is having employment generation to urban poor, especially construction workers. This policy will also strive to ensure equitable supply of land, shelter, and services at affordable prices to all the section of society, and thereby to prevent the growth of slums in urban areas. Finally we can say that to move India we need hands of both Government entities and private entities and since housing is one of the basic need of every human being it is prime importance of every Government to provide habited to its citizens. AFFORDABLE HOUSING ON PUBLIC PRIVATE PATNERSHIP MODEL is best alternative to provide housing to each and every citizen of the country.
13. REFERENCES
1. Affordable housing Partnership Guidelines 2009. 2. Affordable housing for urban poor Kiran Wadhva 16 July 2009. 3. Department of Urban Development Housing & Local Self Government Dec 2009 Government of Rajasthan. 4. Scheme_Guidelines_India_Infrastructure_Project_ Development_Fund-English. 5. Government of Rajasthan draft guideline PPP_ 2009. WEBLIKS 6. 7. 8. 9. www.nineglobe.com/business_infra_lig .html http://avlrajasthan.com/affordable housing_2009 http://ppp.rajasthan.gov.in/policy/draftpp ppolicy.pdf TIME* 8.00 PM 2:30 PM 10:00 PM DATE^ 1/10/11 10/10/11 20/10/11 21/10/11
12. http://www.census2011.co.in/census/distr 3:40 ict/438- jodhpur.html PM 13. http://timesofindia/rajastahn-adf 5:00 PM 14. http://www.pppinindia.com/financing.php 7:40 #1 PM 15. http://ibef/rejasthan_ppp2009.html 3:30 PM
(*IST Indian Standard Time, ^ - DD/MM/YY)
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