Fast- forward Incremental: Slum upgrading pilot in Shivaji Nagar, Govandi

Transcription

1 Fast- forward Incremental: Slum upgrading pilot in Shivaji Nagar, Govandi Urbanology Projects LLP, Mumbai Pilot location Govandi, Shivaji Nagar, Phase 1, Plot #12 Area of the pilot cluster Number of housing units in cluster Ground coverage for one unit (100%) Total ground coverage of housing in cluster Total buildable area of G units Floors per housing unit Total buildable area of sector FSI for the cluster 68m x 68m 10ft x 15ft 15 x sqm nos sqm sqm sqm floors sqm Urbanology Projects LLP Plot No , Shivaji Nagar, Govandi Mumbai , India 127, Quirnin Vado, Quitila, Aldona, Bardez Goa , India contact@urbanology.org i

2 Vision This pilot aims at transforming some of Mumbai s most deprived quarters into high- quality urban neighbourhoods within 2 to 4 years, drawing on existing local initiatives and providing professional support. Our process seeks to tap local resources and gradually transform Shivaji Nagar, Govandi into a compact, green, networked and proud neighbourhood. Wherever needed, homes will be rebuilt afresh on their existing footprint to a maximum G+2.5 height. All houses will be equipped with private toilets connected to a septic tank serving clusters of about 200 houses. Children will be able to play on streets that are green and pedestrian and residents will have access to a multifunctional community spaces. Densification of the built space, along with the improvement of infrastructure will promote economic development and provide additional affordable housing and working spaces. Our action plan is based on the self- determination of individual households and the self- organization of groups of residents that will take a leading role in the improvement of their neighbourhoods. Self- identified cooperatives will be provided with technical and financial support while our team will closely monitor and contribute to their efforts. As much of the labour as possible will be sourced locally. The pilot seeks to build on arrangements that already exist after acknowledging and validating them. Thus, the local political support that these neighbourhoods already have, along with the cooperation of the municipal authorities, will become the foundations of moving ahead. Action Plan Help residents create a cooperative society that will become key partner. Identify key partners from construction, engineering and housing finance sectors. Build 3 to 5 model houses within the pilot cluster. Build collective septic tank near the public toilet serving the cluster. Build pipes connecting all houses to the septic tank. Provide loan for the construction of private toilets in each home. Provide loan for the reconstruction of substandard or unsafe houses. Eradicate open drains, fix all streets and plant trees wherever possible. Survey all houses and regularize the situation of tenants by providing them with occupancy rights. Phase out the public toilet. Transform the space occupied by public toilet into a community space above the septic tank. Urbanology Projects LLP Plot No , Shivaji Nagar, Govandi Mumbai , India 127, Quirnin Vado, Quitila, Aldona, Bardez Goa , India contact@urbanology.org ii

3 Strategy 1. Cooperative societies: Initiate a cooperative housing society of the 200+ homes in groups of 50. Not all households will sign up at the same time, but they can be integrated as the project advances. Sign a contract with the home occupants that pledges a monthly rent in return for secure occupancy rights. The land remains with the government. Let cooperative housing society to become the prime interlocutors between residents and municipal services. 2. Infrastructure and amenities: Encourage residents to build toilets in their homes by providing loans and phasing out the public toilet. Provide a collective septic tank with pipes connecting all houses. Fix and cover water drains. Stagnant water is a health risk, especially for children who play around them. 3. House design and construction: Build new houses on the footprint of substandard houses, with facility to go up to ground + 2 floors with a terrace which can be partly built (G+2.5). This height corresponds to what can be built by local contractors. It provides optimum density, safety and affordability. Design well- ventilated homes with natural light and built- in toilets. Produce the design of houses in collaboration with residents and contractors. Attribute contracts to the best contractors and construction workers within the perimeter (we have identified over 100 contractors in Shivaji Nagar, many of them are highly skilled). Source the construction material locally (we have surveyed over 40 construction material shops in the area). Build locally - homegrown houses - with input from architects and engineers. 4. Housing finance: Secure financial aid from a micro housing finance firm with so that they can fund construction of individual homes (we are in touch with such institutions). Make financing contingent on quality construction. Request households willing to access finance to provide one floor as affordable rental (from a maximum of G floors). The rent generated will be used to pay back the housing loan. 5. Zoning: Allow homes to be used for residential as well as non- polluting business activities. Allow occupants to sublet floors to generate income or to reimburse their loan. 6. Scaling up: Encourage other housing clusters to self- identify and organize themselves as cooperatives. They will be included in the pilot, which will eventually become a scheme extending to the entire Govandi area, before scaling up to other neighbourhoods in Mumbai and Maharashtra. Urbanology Projects LLP Plot No , Shivaji Nagar, Govandi Mumbai , India 127, Quirnin Vado, Quitila, Aldona, Bardez Goa , India contact@urbanology.org iii

4 12 Key Principles 1. NEED IT: Necessity is the mother of invention. It is not for master planners to guess what people need. Stakeholders should speak up. 2. GET IT: No need to reinvent the wheel again. Lets find what works elsewhere and adapt to the local/present needs and then expand it. 3. DO IT: Higher understanding arising from implementation. The project can start small and gradually build knowledge and best practices. This develops the social and cultural capital of the community. 4. BE OPEN: With the right attitude, interesting (and unexpected) issues will come up and make the plan and development better. 5. SHARE: The plan is no ones propriety. Or rather, everyone should feel a sense of ownership and agency. The goal is to have the best/optimal solution for all. 6. CONTRIBUTE: Residents should be co- planners and co- developers. The concerned population is the biggest asset for the plan. 7. COMMUNICATE: The plan should be publicly accessible to all concerned parties at all times. Updates should be frequent so everyone has access to the latest information and can react immediately. 8. CONVENE: If enough people look at different aspects of the plan, any issue can be recognized and addressed quickly. Once identified, someone among the concerned constituency will have an idea about how to solve the problem. 9. INCLUDE: Finding an efficient way to get everyone s input is more important than the inputs themselves. A lot of time and attention should be spent to cultivate the community s active participation. 10. ACKNOWLEDGE: If participants are treated as the most valuable resource of the plan, they will become just that. Contributions should be acknowledged and valued. 11. PROCESS: In order to make the most of the collective intelligence of a community, inputs must be processed, selected and incorporated. This may or may not be the task of a sub- group of people acting on behalf of, and accountable to, all stakeholders. 12. BE CRITICAL: Acknowledging mistakes might lead to the most striking and innovative solutions. These value- based principles will lead the plan in a certain way. They are self- consistent and mutually reinforcing. These principles have been proven to work very well for the incremental development of complex systems. They are based on an analysis of the success of the open- source operating system Linux. Urbanology Projects LLP Plot No , Shivaji Nagar, Govandi Mumbai , India 127, Quirnin Vado, Quitila, Aldona, Bardez Goa , India contact@urbanology.org iv

5 BUDGET FOR SHIVAJI NAGAR PILOT 1 Cost of building one model house Ground coverage for one unit 102 x sq2 Total area of unit G sq2 Cost of construc=on per sq2 925 Rs / sq2 Total cost of construc?on of one house Total cost of construc?on of one house (rounded up) 485, ,000 Note: This may be financed privately or as a loan from a micro housing finance ins:tu:on. 2 Cost for construc?on of sep?c tank for the pilot cluster Assump?ons Number of houses per cluster Water consump=on Number of people per G+2,5 house Sewage genera=on Sludge deposit 240 nos. 200 lit/capita/day 8 persons 80% of water supply 30 lit/capita/year Total waste water generated Total waste 240 x 8 x 200 x 80/ lit Capacity of tank required lit Capacity required for sludge accumula=on 30 x 8 x lit/year Total capacity required lit Size of tank L:B = 4:1 & Depth of Storage of water 1.8 m Min Free Board required 30 cm 0.5 m (rec.) Plan area of the Sep?c tank / sqm Breadth of tank 7 m Length of tank 5.6 x 4 28 m Total depth of Sep=c tank m Cost of the tank Area of the tank The cost of construc=on Total cost of sep?c tank 2000 sq Rs / sq2 2,000,000 Cost of laying the sewage drain pipes Approximate cost per running meter for laying of sewage pipes including the top 1000 Rs / m Size of one sector 70 x 70 m Number of lanes per sector 10 nos Approximate total length of pipes for one sector 70 x m Total cost of laying pipes 700 x ,000 Total cost of the sewage treatment system 2,700,000

6 3 Cost of biogas plant set up (faculta?ve) Amount of required feedstock 1.5 kg + 15 lit water Nature of required feedstock Any starchy material Amount and nature of slurry to be disposed of 15 lit and watery Standard capacity for household lit Capital investment per unit Rs (Approx.) Total cost of biogas system (approx.) 240 x ,600,000 4 Street and community space upgrading Manhole construc?on RCC cover slab for drains Number of cover slabs required Total cost of manhole construc?on for one cluster 1000 Rs / Drain 250 nos. 250,000 Street Beau?fica?on Total street area in one sector 140 sqm x 10 lanes sq 2 Cost of laying paving =les 100 Rs / sq2 Total cost of paving the streets 1,400,000 Community space development Area of community space Cost of developing the space (tree planta=on and street furniture like benches, lights, dustbins, etc.) Total cost of developing the community space Total cost of street and community space upgrading 2000 sq2 500 Rs / sq2 1,000,000 2,650,000 TOTAL COST OF PROJECT 5,350,000 Note: the cost includes sep:c tank construc:on as sewage disposal means and community space development only. It does not include the housing construc:on cost. 5 URBZ team honorarium Rahul Srivastava and Ma=as Echanove Jai Bhadgoankar Bharat Gangurde Sameep Padora Pankaj Gupta Project leaders, urban planners, community organisers On site architect Project administrator Architectural consultant Contractor and adviser Monthly honorarium 250,000 Note: the project will take 18 to 24 months. The service tax is not included.