8 DEVELOPING PLANS SUITABLE FOR DIFFERENT INCOME GROUPS – LIG, MIG AND HIG

R. Nithya

Introduction

In developing country like India, the growing concentration of population especially in urban areas has shown leading problems of shortage of land, housing shortfall and congested transit. These problems are also stressed the existing basic amenities namely water, electricity and land. Therefore, government has taken initiation to provide “housing for all” system primarily economically weaker group. In this context, the following session discusses the meaning of Affordability and its significance, different income groups and the building specifications for different income groups.

Objectives

• To understand the definition and significance of affordability
• To know the definition of different income groups
• To know the specifications of building plans required for different income groups

Affordability:

Affordability is measured in terms of nonrefundable. Affordability, the term holds different meaning for different categories of demographics. Further, there are also several socio-economic variables governing a city or locations are involved. Generally, ‘affordable housing’ denotes to residences that have been especially designed for the Economically Weaker Section (EWS) and Low Income Group (LIG) who are looking for the same comfort and security of a self-owned property/home that the more fortunate middle class enjoys.

In India, the EWS and LIG categories did not get much attention to their needs in the earlier years of real estate development. However, with changes in administration and especially with the current government coming to power, a significant amount of changes has taken place in this respect. These two sections make up the thickest segment of the demographic for India, and form the base of the country’s economy. It has been overdue that their requirements are looked into.

Why is affordable housing important?

Creating affordable housing is not just about helping a certain demographic to achieve their dream of home ownership. True, from a political viewpoint it is obviously important to cater to the demands of a massive vote bank. But there is an important economic angle to be considered, as well – the working class must have a good- enough reason to not move out of their city to be able to work and earn. It is important to understand that we are not just talking about people living on below or on the edge of the poverty line.

The people who fall under both these categories are extremely important for the country’s economic progress. They provide myriad services which our cities can simply not do without, but are very prone to migrating out of cities which do not support their needs. For them, as for everyone else, home ownership provides not only a strong psychological anchor but also financial security and a better lifestyle – important incentives to stay put rather than migrate elsewhere.

What about affordable housing for the middle class?

      Affordable housing also comes under the ambit of a much wider local meaning, wherein it constitutes homes that are affordable to the maximum segment of demographics. It can also apply to the local population in a city which, despite being more economically fortunate and flexible than the EWS and LIG segments, are sensitive to high home prices within their city.

Such buyer groups will have sufficient funds to buy a decent-sized property on the outskirts, but face challenges when buying a home closer to the employment hubs and conveniences available within the city limits. Another way to understand this situation is the deficiency of properties within the city locations for buyers in the budget groups of Rs 35-50 lakh. Thus, a city would be said to be deficient of affordable housing even if it has enough homes in the outskirts within a price range of Rs 20 lakhs. In this case, the potential buyers are those who can pay beyond Rs 20 lakhs and are not interested in living on the outskirts.

Affordable housing as a whole is a profitable business because of its high rate of absorption. However, such housing also advances socio-economic growth both at a locality and city level, because it invites in higher earning groups. Overall, if the majority of a city’s working class does not find suitable homes meeting both their needs and budgets, it can be said that there is a dearth of affordable homes.

Affordable is depending on following four criteria:

1. Minimum volume of habitation

       Due to pressure on urban land increases, all agricultural forms are converted into residential and commercial. So that, the designer thinks providing housing as vertical planning rather than horizontal planning.

2. Cost of the house:

       The affordability of housing not only including the purchase costs but also maintenance costs of dwelling unit. Therefore, affordable housing project, lower operational and maintenance costs using sustainable features are the main key aspects public and private subsidies are offered to LIG and EWS for buying a house, but high operational costs are feasible to them.

3. Provision of basic amenities:

       Even with the availability of adequate area and minimum cost, the basic amenities such as sanitation, adequate water supply and power to the dwelling unit is very crucial. Also, the facilities includes community space such as parks, schools and healthcare facilities, these are all desirable depending on the size and location of the housing project.

4. Location of house

       An affordable housing project unit, it should be located within reasonable distances from workplaces and it should be connected adequately through public transport. In case if housing is developed for away from the city, the transportation cost may be increased whilst, price of dwelling unit might be low due to lower land costs. The industrial development in the outskirts of the city may sometimes serves as workplace hubs.

Definition of Different Income groups

 At a very broad level, households can be classified on an economic basis in India the broad classifications are low income, middle income and high income groups (LIG, MIG and HIG). This economic categorization is relevant as it allows us to map the affordability level of the household with the type of housing (defined by cost, size, amenities, tenure and location) that will be demanded. Naturally, there are other considerations that will determine demand – e.g. size of household, age demographics,, or which tier of city a household lives in. The classification of different income groups namely Economically Weaker Section (EWS), Low Income Group (LIG), Middle Income Group (MIG) and High Income Group (HIG) are defined by KPMG professional service company and Ministry of Housing and Urban Poverty Alleviation (MHUPA).

Definition by KPMG is given as follows

Definition of affordable housing – MHUPA (2011)

Source: guidelines for affordable housing in partnership (amended) MHUPA, 2011.

Irrespective of different income group housing the following are the main factors should be considered in construction of dwelling unit.

1. Orientation of building which enhances the exposure to sunlight, degree of slopes and accessibility in the form of distance traveled
2. Minimum requirements of the people and the conservation principle.
3. Flexibility in norms and standards to accommodate situations guided by difficult hill terrain and its geology
4. Work-place and residence relationship
5. Energy needs
6. Alternative mode of transportation communication network
7. Mobile and emergency facilities
8. Water facility

Sizes of EWS and LIG Dwelling Units and method of measurement (Carpet Area):

The Task Force recommends that to establish the minimum size of a habitable EWS dwelling unit, the absolute minimum size of areas as presented in the NBC code should be followed. The recommendations on the size of Affordable Housing Dwelling Units are as follows: · For Economically Weaker Section (EWS): 21- 27sq.m Carpet Area · For Lower Income Group (LIG-A): 28-40 sq.m Carpet Area · For Upper Lower Income Group (LIG-B): 41-60 sq.m Carpet Area · The Task Force also recommends that these ranges, especially if subsidies are tied to them should have an admissible marginal variation of 10%. Therefore while the minimum area of the EWS would be fixed at 21 sq.m and the maximum for LIGB would be fixed at 60 sq.m, the EWS maximum area could be between 25.2 and 30.8 sq.m and the maximum area for LIGB could be between 36.9 and 45.1 sq.m. This would give states the flexibility to decide the final area specifications for projects within their particular situations. · While the BIS Code IS 3861 : 2002, disallows the use of Super Built-up area, but in practice sale price calculations by developers are based on varying methods of measurement of the Super Built-up area and is therefore directly linked to the income segment to which the dwelling unit is affordable. The Task Force therefore recommends that considering general practices, feedback from developers and local bodies and as per actual calculation of dwelling units of EWS and LIG category, a 25% loading is recommended as the maximum permissible loading on carpet area to calculate Built-up Area and 40% to calculate Super-built-up area

At reasonable cost, it is crucial to attain success of all housing programmes with the provision of developed land on an adequate scale; Besides low income group housing, sites have to be provided for private individuals, for co-operatives and for private businesses. Private construction, especially amongst people of small or moderate means is likely to make greater progress if developed sites can be made available by local authorities at low rates, which may be subject to appropriate conditions regarding resale. High land values and a general scarcity of plots are an important reason for the slow progress of housing in recent years, especially in towns which have grown rapidly. It would therefore, appear desirable to provide assistance to State Governments and local authorities for developing sites for sale to persons who have low incomes and wish to build houses for their own use, whether or not they are applicants for loans under the specific low income group housing scheme which is being implemented. It is further suggested that a proportion of funds available under the scheme for low income housing might be used for land development on a planned basis, special attention being given to those towns where considerable congestion exists and to towns which are likely to develop more rapidly on account of development programmes to be undertaken during the second five year plan. State Governments may examine in consultation with individual local authorities how far action can be pursued along these lines. Sites might also be developed for lease as distinguished for sale.

Based on the cost of the house, the norms for approved plans as per the Indian standard requirements of low income group (IS 8888 (part -1 ) : 1993 urban areas is given as follows :

• The standard is given guidelines for LIG houses having a maximum plinth area of 40m2.
• The provisions mentioned in the code are applicable to public and private agencies / government bodies. Planning

    Type of development

LIG housing shall have plot / flat development as row or group housing on cluster pattern.

Layout pattern

       Based on the need of LIG, the mixes of plot of different sizes are accommodated in a dwelling unit. For example 75 percent of the plots may be the size less than or up to 60m2 per dwelling unit in metropolitan towns and other towns and hilly areas may have 100m2. And remaining 25 percent may have more than 60m2.

Plot area:

    Plot size:

       The minimum plot size with ground coverage shall not be less than 40m2in small and medium towns and not less than 30m2 in metropolitan cities.

      Minimum frontage:

       The minimum of 3.6 m width should be given at frontage.

    Height:

       The total height of the building should not exceed 15m. Lifts should not be provided if the building height is 15m. Ground plus one floor is preferable for LIG.

Size of room:

    Habitable room:

       Every house should be provided with minimum two rooms. The size of the first room should not be less than 9m2with width of 2.5m and the second room should be provided with not less than 6.5m2with minimum width of 2.1m. The total area of both rooms should not be less than 155m2.

Size of the bathroom and water closet (WC)

Area:

• The size of the separate WC should be 0.9m2 with the minimum width of 90cm and bathroom size of 1.2m2with minimum width of 1m.
• For the combined bathroom and WC, the size shall be 1.8m2with minimum width of 1m.

Kitchen:

       A cooking area having direct access from the main room without any inter- communicating room is said to be cooking alcove the size of a cooking alcove shall not be less than 2.4m2withminimum width of 1.2m. In case of kitchen shall not be less than 3.3m2with minimum width of 1.5m.

Height of rooms:

       The minimum height for habitable and kitchen shall be 2.6m and 2.1m for bathroom and corridor.

Circulation area:

       Inclusive of staircase all circulation area shall not be more than 8m2. Housing characteristics and affordability are the main aspects vary the concept of development of building plans in three different income of groups. Quality of dwelling and affordability depends on number of storeys, privacy, and design of houses, emphasis on open space, circulation area, sewage lines and including all other basic services.

MIG and HIG Planning

In the creation of planning of MIG and HIG households, three related aspects such as physical, social and symbolic are mainly considered and are to be incorporated in street plans or layouts, architectural style of buildings. The specifications for these types of income groups are mainly based on the National Building codes.  HIG housings are established with more comforts including swimming pool, sewage treatment plant, gymnasium, conference hall, park etc.,

Conclusion:

Irrespective of all income groups, the plans established should meet the basic needs of the people. Government has taken more intuition for EWS and LIG groups housing with low cost building. Considering effective utilization of space, method of construction, awareness on low cost building materials, housing for all can achieved.

References

• Arora.S.P,BindraS.P, 2015, The Text Book of Building Construction, DhanpatRai Publications, New Delhi.
• Prabhakar, L.V. 1998, Vasthu – The User’s Manual, The Avenue Press, Chennai
• Despande, R.S,1974, Build your Own Home, United Book Corporation, Poona
• Riggs, R,1992, Materials and Components of Interior Design, Prentice Hall of India, New Delhi
• Faulkner.S and Faulkner.R, 1987, Inside Today’s Home, Rinchart Publishing
• Company, New York.

Web links

• www.bis.org.in/sf/nbc.asp
• www.instructables.com/id/How-to-Manually-Draft-a-Basic-Floor-Plan
• www.conceptdraw.com/How-To-Guide/building-plan
• www.wikihow.com › Home › Categories › Hobbies and Crafts › Drawing
• https://www.smartdraw.com
• https://www.3dream.net/
• www. floorplanner.com