SLUM REHABILITATION PROJECT AT

KAILASHNAGAR
BY
SUMEDHA MITTAL
SANGHITA BHOWMICK
AHMEDABAD Ahmedabad has a population of
5.8 million in the municipal area
and 6.3 million in the urban
agglomeration area in 2011
It is the seventh largest metropolis
in India and the largest city of
Gujarat State.
The municipal area is under the
jurisdiction of the Ahmedabad
Municipal Corporation (AMC).
There is one more entity in the
governance structure of the city
and that is Ahmedabad Urban
Development Authority (AUDA),
which is a planning authority and
largely covers the AUA area.
CITY GROWTH
PATTERN
Railway came around 1860,
development began to spill
over beyond the walled city
With the industrialization and
urbanization, Ahmedabad
city population saw heavy
influx of immigrants.
The periphery registered the
fastest growth rates
In the earlier decades only
eastern parts of the city
registered faster growth
rates, but since the 1980s
the western periphery has
grown rapidly.
Phases of growth of Ahmedabad
 EVOLUTION OF SLUMS IN
AHMEDABAD
Low-Income
Residential Areas

CHAWLS SLUMS
(residential units, originally built (illegal occupation of marginal
in the mill premises for workers) areas of the city)

From the 1950s onwards, urban growth largely took place in the
eastern and, particularly, the western urban peripheries.
These serve as the housing option for newly arrived migrants and
other economically weaker urban groups.
Slums typically lack facilities and basic amenities and are found along
riverfronts, in low-lying areas, on vacant private or government land.
GROWTH OF SLUMS IN
AHMEDABAD
Eastern Ahmedabad, within the
AMC limits, but outside the walled Percentage population of slum dwellers in West Ahmedabad
city was the first to industrialize as
the first composite textile mills
were located outside the walled
city, to the east so as to be near
the railway line. Slums and
28% Chawls
Chawls are present in large
Formal
numbers in this region.
housing
West Ahmedabad also has a high 72%
percentage of slum households,
which give service to middle and
high income groups.
RISE IN SLUM POPULATION OVER
THE YEARS

Percentage of Population living in slums

45%
40%
35%
30% Percentage of
25% Population living in
slums
20% 40%
15%
10% 21%
17%
5%
0%
1971 1981 1991
 SABARMATI, AHMEDABAD

Sabarmati is an area
located in North part of
Western Ahmedabad.
This area towards river
Sabarmati is low lying.
Hence it houses a number
of slums.
KAILASHNAGAR SLUM
Was identified under the Policy of Slum
Rehabilitation Scheme 2010 for
Ahmedabad Municipal Corporation
(AMC)
Being the first SRS site to be
completed in Ahmedabad,
Kailashnagar is being cited as a pilot
case in the city.
Post completion, both MHT and
developer have been approached by
many other settlements, residents of
which wish to implement SRS scheme
in their settlements. It can be
considered as a great success.
 STA
TE H
GHWI
KAILASHNAGAR

AY 4
1
Located in Ward No.15, Sabarmati.
Situated opposite Ram Nagar BRTS
station in the West Zone.
SITE

Can be accessed from SH 41.

Surrounded by residential societies and
other slum settlements.
Situated on three adjoining Final Plots
Numbers (F.P. Nos.) 450, 451 and 452
under T.P. Scheme No. 23 reserved for
slum up-gradation by the ULB.
BASIC DATA
PERIMETER VALUE
Residential Units 65
Shops 0
Plot area 1867 Sq.m.
Rehabilitation Built up Area 2746 Sq.m.
Work completion period 130 days
Extra Development Aanganwadi
Current status Possession given to slum dwellers
AGE OF KAILASHNAGAR
SLUM
The first generation of the dwellers of Kailash Nagar migrated to
Ahmedabad 100 to 150 years ago when there was a drought in
Barmer (Jalor) in Rajasthan.
35% of the occupants belong to the first generation.
Around 38% of the slum population is from Rajasthan.
SOCIAL COMPOSITION OF SLUM
POPULATION

Percentage of population
50%
45%
40%
35%
30%
25% 46%
20%
15% 24% Percentage of
10% 21%
5% 9% population
0%
SOCIAL HARDSHIPS

Often the slum dwellers are migrants who come to the

cities to get rid of their debts accumulated in the
villages, and for work.
But in the cities they sometimes do not even get regular
employment.
Their children are forced to do odd jobs instead of
attending school.
They also have to face civil and communal strife which
forces them live in ghettos, which restricts their work
prospects.
The poor are victimized by the police and the municipal
authorities and by the upper classes of civil society at
large.
OCCUPATION OF SLUM
DWELLERS
The chief occupations
that the slum dwellers
are involved in are:
construction activities
menial jobs
handcart pulling
jobless mill workers
artisans like
woodcarvers, puppet-
makers
migrant labour.
EMPLOYMENT
Type of occupation Type of Employment

Home Based
Work Self
Employed
24% Service 7%
10% Regular
Provision Salaried
55% 17% 55% 28%
3% Production Casual

Unemployed Unemployed
HOUSEHOLD INCOME LEVEL OF
SLUM DWELLERS

Percentage
35.00% 33.30%
30.00%
25.00% 22.20%
20.00% 18.50%
Percentage
15.00%
11.10%
10.00% 7.40% 7.40%
5.00%
0.00%
PHYSICAL CONDITIONS BEFORE
REHABILITATION

Situated on a low lying terrain (i.e. on an open nalah), the settlement

remained flooded during monsoons.
Hence, basic infrastructure services such as individual tap water, drainage,
pucca roads etc., were lacking.
The internal lanes were partially laid with stones.
The residents fetched water from the common water tap located within the
settlement.
Living conditions were congested beyond tolerance. Most of the houses
were semi pucca.
Previously Existing Conditions of Kailashnagar as on July 4, 2013.
 COMMUNITY FACILITIES

There was a temple centrally located in the slum area. It also had to be
demolished under SRS. Upon beneficiaries requests the developer willingly
obliged to build a temple in the common plot of the site after execution of SRS.
COMMUNITY AND
GOVERNANCE

KAILASHNAGAR MEMBERS ASSOCIATION: A Community

Based Organization
Kailash Nagar Members Association, consisting of two male leaders both
secretaries and two female leaders president and secretary was formed in
1999. They carry out repair and maintenance work when AMC does not
cooperate. It is an all-woman CBO.

MAHILA HOUSING SEWA TRUST : AN NGO

The MHT with its presence in the slum, played a mediator role, between the
stakeholders, the slum dwellers and the developer, to facilitate negotiations in
case of conflict or perceived conflict as well as protect the interest of the slum
dwellers.
PREVIOUS EXPERIMENTS
(W.R.T. CITY OF AHMEDABAD)
BSUP under JNNURM

Inadequate Database for JNNURM (as/Report of committee on slum statistics)

Chawls & their population not recognized by census

Target-200,000 housing units for slums , Achieved-30,000 units

Renting out 60% govt allocated housing (under slum relocation to distant site)

Primary health centres on BSUP sites not functional

PREVIOUS EXPERIMENTS
(W.R.T. CITY OF AHMEDABAD)
Slum Networking Project (SNP)
A shift from offsite redevelopment to in situ redevelopment.

PPP project introduced in Ahmedabad in 1995

Community, industry/social institutions, NGO and

the municipal corporation as partners

Provision of individual facilities > shared facilities

80% of cost sharing by AMC, very less by private

Successfully implemented in 22 slums in the city

Kailashnagar is situated on a low lying terrain (i.e. on an open nalah), the settlement
remained inundated during monsoons and implementation of SNP was not feasible
here.
SLUM REHABILITATION
SCHEME(SRS)

A shift from accountability of ULB to that of developer.

(2010) in-situ redevelopment of slums (irrespective of their

ownership public or private) ---- participation of the private sector .
Eligible slum resident ---- not a foreign national and an occupant of
hutment (min 10 years) and domicile of Gujarat (min 25 years or
his / her descendent).
From Surveys --- residents did not possess the requisite documents.
Led to Amendment in definition of eligible slum dweller.
Consent of 75% occupants.
10 % of the project cost by Developer to competent authority.
SLUM REHABILITATION
SCHEME(SRS)

During construction (vacating to completion of construction),

transit accommodation by the developer to eligible slum
residents.

After clearances from multiple department at the corporation

level, submission of proposed rehabilitation scheme by
developer had to SRC (comprising of senior officials from the Municipal
Corporation, Urban Development Authority and the UD & UHD, which ever is the
PA).
Once the SRC approved, approval of scheme by the State-level
UD & UHD had to finally.
SLUM REHABILITATION
SCHEME(SRS)

After sanctions ,appointment of consultant (to supervise quality and timely

execution of the project) by PA.

The consultant had power to certify the release of the security

deposit of the (5 per cent of the project cost) with the PA.

On August 30, 2011,16 areas in city notified as slum areas by

state under Section 3 of the Gujarat Slum Areas (Improvement, Clearance and
Redevelopment) Act 1973.

Followed by circular by the State to AMC (providing further clarifications on

roles and responsibilities of the developer as well as the competent authority)
SLUM REHABILITATION
SCHEME(SRS)
Offered a DU in lieu of an existing hutment / slum house (without
considering household size and area of the existing hutment of the beneficiary ), availing
consent of the beneficiaries with large household/hutment area size
larger than that prescribed had posed challenge for the developer.

The 2010 regulations failed to attract the private sector. Subsequently,

another amendment to the regulations was introduced in May 2012.

The revised regulations provided more incentives to the developers

such as transferable FSI and period during which it had to be
consumed.

After rehabilitation of slum dwellers, if additional FSI was available, it

could be utilized by the developer on the same slum plot or any other
plot in a zone having permissible FSI of 1.2 or more.
EXTERNAL AGENCIES INVOLVED

Neither 2010 regulations nor its subsequent amendments mentioned

involvement of any NGO / civil society organisation (CSO) / an
external agency to mobilize the slum residents.

Some developers have involved NGOs / CSOs, which had prior

presence in the slum for a considerable period of time such as MHT
in Kailashnagar, Sabarmati and Abhuji Na Chhapra, Ambawadi and
Insaniyat in Salatnagar.

For all approved schemes, Frischmann Prabhu (India) Pvt. Ltd. had
been appointed by the AMC for third party inspection (TPI) to
undertake project monitoring, quality assurance, periodical quality
audit and review construction programme.
IMPROVEMENT PLAN
PHYSICAL DESIGN
 DESIGN OF NEW
DWELLING UNITS
G + 3 R.C.C. Frame Structure
Drawing Room, One Bed Room,
Kitchen, Wash, Toilet & Bathroom.
Clear segregation between the wet
and dry areas in each unit as
access to wet areas is provided
from the balcony (wash area).
Well ventilated rooms.
 SPECIFICATIONS OF NEW
DWELLING UNITS
4.5 Thick Brick Masonry wall
Open Electric Supply Line with Basic Electric
Fitting
Ceramic Flooring in all rooms
Concealed water supply line in Bath Toilet area
China mosaic on Terrace
S.P. Kota platform with S.S. Sink in Kitchen
Flush Doors in all Rooms
Internal (4.5m) Trimix Road
Pavers in Parking Area
Concealed Hume drainage Line
Children Play Area
A room for bore well was provided within the
site.
FAILURE OF FINANCIAL
PLANNING
65 dwelling units (inclusive of 10% units to
authorities as housing stock)

Addition of 16 hutments falling in Road

development under TPS (beneficiaries 43 to 59)

Addition of 4 hutments due to error in plot

boundaries

2 DUs left with AMC as housing stock

LAND OWNERSHIP
ULB i.e. Ahmedabad Municipal
Corporation was the owner of
the plot.
These plots were reserved for
slum up-gradation under the
T.P. Scheme of the ULB
PARTIES INVOLVED
Facilitator: Slum Rehabilitation Committee

Lawyer/ legal advisor

State Government : UD and UHD

ULB, i.e., AMC: Town Planning Department

MHT: Mahila Housing SEWA Trust (NGO)

CHSG: Cooperative Housing Society

Developer: bSafal

Beneficiaries of Kailashnagar
 First monthly
Assurance by ULB
To obtain the details advance rent to
THE PROCESS of land ownership each beneficiary by
in the form of a
notice
the developer

Identification of Legal agreements

Vacating,
eligible between
Demolition and
beneficiaries (10 beneficiaries and
Construction
yrs.) developer

Transit Aanganwadi,
Design proposal by
Accommodation: sample flat and
developer
Self help temple

Computerized draw
Gokuldham CHSG
Statutory approvals for flat allotment
and account in
(SRC and State and issue of
Distt. Cooperative
Govt.) allotment letters by
bank
AMC
Demolition of Hutments by Residents as on July 31, 2013.
Allotment of DUs on February
17, 2014
TIMELINE
TIMEFRAME
Detail of Approvals Legal agreement b/w Sample flat,
ownership beneficiaries & developers anganwadi,
temple

Identifying Transit Vacating, Alottment

eligible Accommodation demolition,
beneficiaries construction
RESULTS
Rooms were well
ventilated. Separate
wet/dry area in toilet.

Anganwadi, temple &

bore well were provided
on the site.

Beneficiaries felt that the

allotment was biased
towards the CHSG core
committee members as
they were allotted upper
floors.
LEARNINGS:
SHORTCOMINGS
The regulations offered a DU of a fixed built-up area in lieu of
an existing hutment irrespective of the present size of the
hutment or the household size living in the hutment.

There is ambiguity about inclusion or exclusion of hutments

falling partially on the boundaries of the selected slum land
parcels.
LEARNINGS: Scope of improvement
The approval process for any SRS proposal has been
unnecessarily lengthened by passing it through two channels
of clearances first through the SRC followed by the State
Government UD & UHD.
The role of the slum dwellers, around whom the entire
scheme revolves, is restricted to providing consent and
forming a CHSG. Neither their inputs nor suggestions are
included during designing or any other stages of the
schemes.
KAILASHNAGAR SITE BEFORE AND
AFTER THE PROJECT EXECUTION

BEFORE REHABILITATION AFTER REHABILITATION

(IN EARLY 2013) (IN 2014)
BEFORE REHABILITATION (IN 2013)

AFTER REHABILITATION (IN 2014)