Escolar Documentos
Profissional Documentos
Cultura Documentos
INTRODUCTION
This Housing and Shelter Plan is prepared as part of the Structure
Plan for Thimphu. This document is organized as follows:
6.
a.
b.
c.
d.
e.
Urban Management
TABLES
1.
2.
3.
4.
5.
6.
7.
8.
9.
Dwelling amenities
a)
b)
c)
running water
inside toilet
inside bathroom
12.
13.
2.
Background
2.01 Housing in Macro-Economic Context
Effects of housing policy on employment, income, consumption,
savings and investment, prices, inflation, and the balance of payments;
relationship with the financial sector institutions providing housing
finance demand and supply of housing; government contribution
through tax and subsidy policy; impact on socio-political stability,
productivity, attitudes and behaviour, are important issues to be
considered.
Housing delivery programmes will necessitate increased fiscal
spending on housing. However, the fiscal deficit should be maintained at
around 3% of G.D.P. as recommended by I.M.F. A surplus on the current
account of the balance of payments is necessary to offset the
persistent deficit on the capital account, caused by the need to repay
existing debt. Housing sector has a role to play in the revitalization of
economy. There is a direct and indirect economic multiplier effect of
housing production on employment. An increase in income of lowerincome groups can convert latent demand for housing into effective
demand. Low levels of income lead to low levels of investment. To
increase the level of housing investment, it is necessary to increase
personal savings and direct these towards mortgage lending institutions.
Level of inflation will increase the price of housing.
A higher rate of economic growth, rising and more equitably
distributed real per capita income; greater incentives to save; effective
containment of the rate of inflation (especially in construction prices) can
create an environment conducive to savings and investment in housing.
This is a long-term policy approach, the effects of which will become more
perceptible over time.
The Current Housing Context
There is a need to develop a comprehensive Housing and Services
Information System that can provide base information about:
2.02 Demographic profile
10
and habitat.
Using technology for modernising the housing sector to
increase efficiency, productivity, energy efficiency and quality.
This would require the National Government to,
take steps to bring in legal reforms,
devise macro economic policies to enable flow of resources to
the housing sector,
develop a debt market for housing fully integrated with the
financial markets in the country,
set up a National Shelter Fund to meet the requirement of low
cost funds for the housing needs of the poor,
promote research and development and transfer of technology
for construction of houses,
evolve parameters for optimal use of available resources,
provide fiscal concessions for housing, infrastructure,
innovative and energy saving construction materials and
methods,
develop and enforce appropriate ecological standards to
protect the environment,
promote the creation of a secondary mortgage market,
Housing
11
regulatory
measures
for
planned
in
building
materials
and
12
Policy
Formulation
Process
is
depicted
13
14
15
16
17
18
3.
(ii)
(iii)
(iv)
The major thrust of an affordable Shelter Plan for the city should therefore
be:
Preservation of the existing supply of affordable housing units in the
City which primarily serve households with incomes at or below the
median income.
Development of new affordable housing opportunities for
households who live and work in the City and who have incomes at
or below the median income.
3.02 Community Profile
Thirty years ago, the City was a simple community composed of
homogeneous middle class families. Today, the City can claim to be the
most affluent urban centre of the country. Yet, the number of City
residents ( particularly foreign immigrants) living in poverty, the
complexity of problems they face, and the need for affordable housing
19
even for the resident nationals, has increased significantly over the last
30 years.
3.03 Population Characteristics
3.04 Age & Sex Composition
3.05 Racial and Ethnic Composition & Location
The racial and ethnic makeup of the community has also changed
dramatically over the past 30 years. Since 1970, significant increases
have occurred in the number of ethnic minorities (immigrants) living in
the City. Minorities represent
% of the total population but account
for
% of the low-income population. Thus, they comprise a greater
than proportional percentage of the City's low-income households and
are disproportionately affected by lack of affordable housing and
concentrated mostly in "Bagos" in areas like Changzemtog and
Langjophakha (1990).Unless the ethnic local population is attracted
towards learning of those skills provided by the immigrants, dependence
on immigrant labour may continue. The immigrants will therefore
continue to look for cheap rental accomodation.
3.06 Income
The City ranks highest among the urban centres in median family
income. Yet, the number of residents living below the median income level
in 1990 ( Nu.
) increased by
percent. The City's overall poverty
rate rose from
to
percent between 1980 and 1990.
3.07 Analysis
These demographic changes have several implications for local
housing needs. These include the following:
The issue of housing affordability takes on greater importance as
the proportion of the City's population with less than median income
level increases.
Minority residents of the City are disproportionately affected by the
lack of affordable housing and its concentration in a few locations.
The need to monitor development of these concentrations
increases to avoid "pockets of poverty."
Because they live on fixed incomes, older residents may have less
disposable income to spend on home maintenance and repairs, and
may be more burdened with property taxes.
20
Employed
(Govt)
Employed
(Private)
Business
Industry
Dly Labour
Table
Affordability-Homeowners
Price
Type
Yearly Income
Average
Large House
Small House
Row house
Apartment
Tables indicate that Residents need an annual income of Nu.
to
rent/ buy an apartment and an annual income of Nu.
or more
to rent/ buy a two bedroom detached house, taking 30% of income as the
affordability limit.
21
22
ii)
iii)
iv)
v)
vi)
23
24
ii)
iii)
iv)
25
the cost of the "Core Units" or the basic unit being priced within
their paying capacity.
Middle-Income( up to 50% above median income): This income
range ( Nu.
to Nu.
) can afford rents of Nu.
or
more. Most of the City's current rental units are at or above these
levels. This group can also afford to purchase units priced as much
as Nu.
. For these Households a low rise high density
housing program (Row housing, Apartments etc.) should be
undertaken in partnership with private developers on full cost
recovery basis.
Upper Middle Income: For this group the city can make available
Govt. land on long lease so that plotted development for small
detached or Row houses can be undertaken with participation of
private developers and mortgage financing from banks or
specialized Housing Finance Institutions.
Upper Income: The private developers or "Saving and Credit"
societies of these groups should be allowed to develop bungalow
plots/ houses with infrastructure services made available by the city
on full cost recovery basis.
3.16 Affordable Housing Objectives and Related Policies
The market and demographic factors identified in the Community
Profile suggest that over the next five years attention should be directed
to; programs such as rental assistance and tax relief that will reduce the
burden of housing costs for low-income households,
rehabilitation
programs for existing single and multifamily housing, supportive housing
for special needs population, assessment of all new development to
identify specific housing development opportunities, and addition of
affordable units to the City's permanent housing stock.
3.17 Objective: Ensure that the City's policies and regulations
are consistent with and promote the City's affordable
housing goals.
The Structure Plan should strive to meet the needs of all people
who live, work and do business here. To achieve the overall future vision
for Thimpu, the City administration must create an atmosphere
conducive to creation, expansion and preservation of affordable housing.
The objectives will be :
To implement strategies to address negative effects of existing
policies identified as barriers to affordable housing.
26
initiatives
that
specifically
address
To encourage inclusion of moderate cost residential units in mixeduse developments in the City Centre
To achieve these objectives the City Administration shall,
establish a housing trust fund to provide a reliable source of funding
to help finance the provision of affordable housing,
consider committing its resources to affordable housing on an
annual basis as a component of the budget process (i.e. an annual
allocation to a housing trust fund),
seek voluntary financial contributions for affordable housing from
community entities such as religious and, service organizations,
foundations,
employers,
financial
institutions,
business
organizations, foundations and individuals and adopt a standard of
?
per square foot on all new commercial and/or residential
development as the basis for voluntary contributions to housing
trust fund,
design programs and solicit the participation of private developers
and financial institutions in the provision of affordable housing and
support public-private partnerships that provide affordable housing,
modify land use regulations and permit processes that make project
approval quick, higher densities achievable and minimize the time
taken to process residential land use and building permits, through
an ongoing review of the process and the adoption of a more
efficient regulatory and permitting process,
conduct periodic reviews of existing land development regulations
and consider, before adoption those policies, procedures,
ordinances, regulations, or plan provisions that have an impact on
the cost of housing,
maintain the definition of affordable housing in the Zoning
Ordinance for the
purpose of identifying affordable housing projects that are eligible
for design (low rise high density terraced housing) and financial
incentives,
examine any sale or transfer of City property to identify affordable
housing development opportunities,
27
28
29
30
31
32
33
people living there and also to safeguard the physical quality and amenity
of the neighbourhoods and the value of nearby properties.
Local taxation affects the affordability of housing. The inequitable
property tax burden paid by rental housing vis--vis home owners can be
redressed and development charges can be kept low for moderatelypriced units. Municipal decisions on hard infrastructure such as roads,
transit, water and sewers largely determine the availability of land for
development or redevelopment. Direct delivery of housing will enable the
municipal corporation to use state programs to meet community needs.
The municipal corporation is best placed to undertake housing needs
assessments to identify the required housing types and facilitate
community partnerships in meeting housing needs. Leasing municipal
land or buildings for housing at low cost, tax concessions and/or
favourable policies on levies and development charges can provide
municipal financial support for the affordable housing programme.
In sum the municipal corporation can play a significant role in
affordable housing.
3.28 Shelter Options
The housing shortage in Thimpu has been placed at
dwelling
units and projected to increase by 350 units per annum. As against
this, the present rate of supply is ______ units per annum (or _______
percent of the total demand). The housing problem has been getting
worse in regard to both the supply and the deterioration of existing stock.
To be effective, the citys housing programme has to be in line with
its income level. Since the resources for creating new houses are very
limited and are unlikely to increase in near future, it worthwhile
prolonging the life of the existing housing stock as it is cheaper than
providing new housing? For this purpose, the city should undertake
studies to collect data on housing which needs improvement and also
evaluate the advantages and drawbacks of repair operations. Problems
relating to the renewal of old housing stock are not entirely of an
engineering nature. There are certain legislative and administrative
directives, which discourage repairs of old buildings.
It would be
necessary to modify the existing laws and procedures to help, improve the
maintenance of existing housing. The existing housing stock, thus can
continue to give shelter to a large number of families who would
otherwise require new houses.
Equally important is a view of housing in its wider perspective of the
living environment. In itself, Housing cannot be viewed as mere
construction of shelters but as a determinant of the texture and quality
of citys life. This objective can be achieved only by an imaginative
34
35
as I.B. 8888, are a landmark in evolving realistic standards for low income
housing in India.
3.31 High Rise Residential Development
High rise development in this context means residential blocks of
dwelling units having five or more storeyes. An important arguments in
favour of high-rise development is that , more intensive use of land results
in economy in the cost of land. In an urban area, land under residential
development does not normally exceed 60 per cent. Recent trends in
town planning have further reduced this percentage. For example, in
Hook, a new town between London and Southampton, which has the
highest design density amongst the new towns in England, the
percentage of land under residential use is only 35. In Tapiola, Finland,
the percentage of land under residential use is further reduced to 24.2 per
cent and the area under recreation is 55.9 perecent.
Clearly, new trends in town planning are laying more and more
emphasis on more land for recreation and uses other than residential use.
Though vertical development may result in reduction in cost of land, the
land under this particular use is at best only 50 percent of the total
developed land and hence it has to be examined as to how much
weightage should be given to this aspect.
3.32 Cost of Development and construction
Economy in cost of services can be effected in case of high rise
development. However, a high level of efficiency has to be guaranteed in
the functioning of all services like; the vertical movement, supply of
electricity, individual arrangements for storage and pumping of water,
which would all add towards its initial as well as maintenance cost and in
the ultimate analysis outweigh the advantages gained by way of initial
economy in the cost of overall development. Vertical development
beyond 5 storeys with the present day technology would mean adopting
of Reinforced Cement Concrete frame structures requiring two costly
building materials, - Steel and cement.
3.33 Density
The argument that vertical development can help people to be in
close proximity of their places of work is valid. However concentration of
people near work places through high density highrise development may
not be necessary in the context of the proposed structure plan of Thimpu
where a public transport system is envisaged as the spine of the city.
Higher densities can be achieved in low rise development as well.
36
TABLES
1.
2.
3.
4.
5.
6.
7.
8.
9.
Dwelling amenities
a)
b)
c)
running water
inside toilet
inside bathroom
12.
13.
37
4.
in adequate quantity;
at the right locations;
at the right time; and
at the right price.
38
39
40
of cadastre and zoning and land use information therefore deserves high
priority.
F I N A N C E:
4.11 Land Banking
A State (or national) level land banking authority can be formed to
administer lands acquired under an enabling legal provision. It can float
debentures
to
finance
land
development
operations,
buy
developed/undeveloped sites, and plough back profits made from such
an activity. It can issue land based debentures linked to a specific piece
of land. When the land bank develops it, the investor can either cash
his debenture in the form of a piece of land or take cash plus a portion of
the land value increments that have occured. Thus, the land bank obtains
finance for development and investors can either obtain a safe return on
their investment or actually obtain serviced land for housing or other
purposes. The land bank can issue mortgage guarantees in respect of
mortgages held by other financial institutions and the guarantees can
themselves be used as collateral for further loans. This would help in
improving the availability of capital for housing purposes.
The idea is basically to use land as a financial resource in order to aid the
development of land for housing purposes and without major claim on the
public exchequer.
4.12 Housing Finance Company
A Housing and Urban Development Finance Company as a
Government-owned company can be established (on the Model of HUDCO
in India) to finance and undertake;
urban and rural housing
sites and services programmes
squatter upgradation
repairs and renovation of buildings
cooperative housing projects
city level infrastructure schemes
building materials projects
private developer projects
commercial and institutional projects.
The resources of the company can be derived from equity,
government guaranteed debentures, borrowing from financial institutions
41
42
These funds must be specifically used for low income housing only with
a separate revenue and expenditure head in the municipal budget.
4.15 Housing Savings & Credit Bank
Support for housing saving to stimulate housing consumption can be
generated by such a Bank. Each citizen can deposit monthly or annually
a certain amount of savings to the housing saving bank. The state can
give a contribution equal to 25 per cent of the annually deposited sum of
money. After five to six years, credit equal in value to the savings can be
made is available at low rate of interest. These functions can also be
discharged by the State Bank by increasing accessibility to the scheme at
all urban centres.
4.16 Urban Renewal Mutual Fund
Such a fund can be established by equity participation of owners
and tenants of dilapidated properties for the specific objective of urban
renewal. The modalities of the fund need to be worked out in detail in
consultation with the municipal corporation, the State Bank and the
Government.
43
5.
Implications of Standards
5.01 Density
Individual plotted development can be taken up in the conventional
methods of construction and self-help but will lead to low density. It is possible
to achieve considerably higher density in low rise development if row housing
with frontage upto 12.0 ft. is permitted and acceptable. The present standards
of 10/20 units per acre increase the cost of buildings by giving only 40% net
saleable area for residential use out of the total area.
44
45
S-2.
S-3.
S-4.
Flatted
Development
open
3
metres
for
buildings with height
upto 10 metres
4.5
metres
habitable rooms
Front
space
for
Size of Rooms:
a.
Habitable room
minimum 6.25 square metres in plotted development
minimum 9.5 square metres in case of flatted
development
minimum clear width of 2.5 metres in both the cases.
b.
Cooking alcove
2.5 square metres minimum clear usable area with a
width of 1.25 metres.
c.
Water-closet
1.10 square metres as minimum clear usable area with
7 metres clear width; and, WC pan of a minimum of 46
centimetres in length.
Shared WCs for up to a maximum of four tenements
should be allowed.
In the case of plotted development, a WC without
flushing cistern should be permitted if a septic-tank is
provided.
d.
Bathroom
1.2 square metres with a minimum clear width of 1
metre as individual bathing space.
46
e.
Combined toilet
Combined WC and bathroom should have clear usable
area of 1.85 square metres with a minimum clear width
of 1 metre.
S-6
S-7
Minimum Heights:
a Plinth
.
b
.
S-8
Habitable
Rooms
c
.
Kitchen/cookin
g alcove
d
.
WC/bath
e
.
Corridor/passag :
e
Staircase:
a.
Common circulation area including staircase should not
exceed two square metres per tenement on any floor.
b.
Number
Floors
of
Two
Type of Stairway
Clear
width
Tread
Three
Straight
Winding
usable 60 cm
cm
Straight
Winding
75
75 cm
90
25
cm
47
provided
to
have
effective going of 22.5
cm
Riser
20 cm
maximum
12.5cm
minimum
Head room
S-9
2.1 clear
S-10 Septic Tank : Septic tank should be provided where the municipal
services are likely to be available within four to five years or so.
Pour-flush water seal latrines (Neeri type) should be permitted
where the municipal sewerage system is not available and the
water-table in the area permits. Per capita liquid capacities of the
specific tanks should be provided as given in
Table A-1.
Table A-1 : PER CAPITA LIQUID CAPACITIES FOR SEPTIC TANK
No.of users
per Septic
Tank
5
10
200
No.of
Dwelling
Units
1
2
40
No.of WCs
per Septic
Tank
1
1
40
130
90
70
48
a.
Land use
For layouts of
above 0.5
Hectare Area
For layouts of
less than 0.5
Hectare Area
Residential
60 to 65
65 to 70
Up to
20 to 25
Open space
- Compulsory common
Open space at one place
8 to 10
4 to 5
20
5
-
to 5
2 to 3
b.
c.
49
types
of
Gross
Density
Units/Hectare
Minimum 110
Maximum 200
Maximum 225
Maximum 260
residential
Dwelling
50
Plotted
development
and
group-housing blocks up to
three storeys and 50 per cent
plot coverage
b.
Maximum 360
Plan
or
Road
Above 20
Up to 11 plotted units
2.0
3.0
4.0
4.5
5.5
6.0
Plotted development
5.5`
6.5
8.0
b.
S-15 Pathways:
51
a.
b.
Maximum
Length
(m)
Maximum No.of
plots to be served
1.5
20
2.0
32
3.0
52
12
Refer Table 5.1 of this report for plot size requirements as per
the city size.
52
S-18 Plot Frontage : The minimum plot frontage should be 3.6 metres for
plots of 25 square metres and more area. But in general the plot
depth to width ratio should be as follows :
Plot size ranges (in
sq.m)
Plot depth to width ratio
8 to 24
25 to 50
1.0 to 1.6
1.5 to 2.0
No.of floors
One
Two
Three
0.5 metre
1.25 metre
-
0.5 metre
1.25 metre
-
2.25 metre
Distance
between
two
structures of
three floor should
be a minimum
4.5 metres and
1.5 metres for
toilets
Side
space
open
Rear
space
open
2.0 metres
Cooking alcove
53
Water closet
1.10 square metres as minimum clear usable area with one
metre clear width, and a WC pan of minimum 46 centimetres
in length. Shared WCs for up to maximum of six tenements
should be allowed but the preferable ratio is only four
tenements per WC.
The WCs should not have flushing
cisterns, if only septic-tanks are provided.
d.
Bathing place
An individual bathing place for women with 1.5 metre high
walls around a paved area open to sky and a door, with a
minimum clear usable area of 1.2 square metres and 1.0
metre width attached to the room should be allowed.
S-21 Lighting and Ventilation : The total opening area through windows,
ventilators, grills etc. should be one-tenth of the room floor area.
S-22 Minimum Heights :
a.
Pinth
b.
Habitable
rooms
-with flat roof
:
-with sloping :
roof
with
c.
Cooking
alcove
d.
WC / bath
e.
Corridor/lobby
S-23 Staircase :
The minimum dimensions for staircases should be as follows:
54
Clear
width
usable :
Tread
Riser
Head room
No.of
Dwelling
Units
No.of WCs
per Septic
Tank
Per Capita
Liquid Capacity
in litres*
5
20
40
60
80
200
1
4
8
12
16
40
1
1
2
3
4
10
130
90
85
80
75
70
Note : The design and construction of the septic tanks should be as per
the Rule [76] of the Madhya Pradesh Bhumi Vikas Rules, 1984, by using
the per capita liquid capacities mentioned.
55
a.
b.
c.
Type
Development
2.0
3.0
4.0
Ground
floor
3.0
4.5
4.5
b.
plus
one
c.
In case the required minimum widths are not available, the
standards should be relaxed depending on site conditions.
S-29 Pathways : The minimum widths of paved pathways to be provided
in case of on-site rehabilitation of slums should be as follows :
Width of pathway :
(m)
Maximum
(m)
length :
0.9
1.2
1.5
2.0
2.5
3.0
10
20
35
50
100
56
b.
Habitable Rooms
S-35 Pathways :
The minimum widths of paved pathways to be
provided in case of slum upgradation should be as follows:
Width
of
(metres)
pathway :
0.
9
1.
2
1.5
2.0
2.
5
3.0
length :
10
20
35
50
100
Maximum
(metres)
Latrines
One WC of 1.1 square metres clear usable area for six
households, who would be responsible for its maintenance
should be avoided. A group of maximum four such latrines
should be located amongst the houses and not in a
segregated public space.
b.
Bathing space
57
Water taps
One tap for siz households assuming water supply for one
hour with moderate pressure.
d.
Storm drains
The sizes of drains should be as per surface run-off
calculations for storm water influxes. These can be a network
of earthern ditches which can be upgrated incrementally.
e.
Street lighting
A hundred-watt incandescent bulb on a simple bracket fitted
on houses at about 15 metre intervals on one side of the
street or an alternate sides of the street.
58
the zone where from the TDR has originated. (Normally, as per F.S.I.
regulations, deduction of
% of compulsory open space is made to
determine the extent of T.D.R. available.)
When an owner also develops or constructs the amenity on the
surrendered plot at his cost, as may be prescribed by the appropriate
authority, and hands it over to the appropriate authority, free of cost, he
may be granted a further DR in the form of FSI equivalent to the area of
the construction/development done by him.
Irrespective of the location of the land in which they originate, DRCs
cannot be used in the city centre. They can be used on any plot in the
same municipal ward as that in which they have originated (neither ward
being in the city centre), or on any plot lying to the south of the plot in
which they have originated (but not in the city centre).
A DRC is not
valid for use on receivable plots in certain areas that can be listed in the
Development Control Regulations Central Railway (Main line).
DRCs may be used on one or more plots of land, whether vacant or
already developed, by erection of additional storeys, or in any other
manner consistent with Development Control Regulations, but not so as to
exceed in any plot, a total built-up FSI higher than that prescribed in D.C.
Regulations. The FSI of a receiving plot is allowed to be exceeded by not
more than 0.4 in respect of a DR available of the reserved plot and upto a
further 0.4 in respect of a DR available of land surrendered for roadwidening or construction of new roads.
DRs are granted and DRCs issued only after the reserved land is
surrendered to the Appropriate Authority, or to the State Government as
the case may be, free of cost and free of encumbrances. A DRC is issued
by the Municipal Commissioner as a printed certificate. Such a certificate
is a transferable negotiable instrument after due authentication. The
Commissioner maintains a register of all transactions, etc. relating to
grant of and utilization of DRs.
59
60