SOURCING LAND FOR HOUSING THE URBAN POOR IN INDIA; jit.kumar1944@gmail.com
· SOURCING LAND FOR HOUSING THE URBAN POOR IN INDIA
*Ar. Jit Kumar Gupta; jit.kumar1944@gmail.com
1.INTRODUCTION
Housing has been globally valued for its role and importance, as determinant of growth and development of human beings, communities and nations. Good homes are known to give families a base to build the foundations of empowered society; give people physical and financial security and create healthy living besides empowering them. Being one of three basic human necessities, UN has mandated, for accepting the ‘Right to Adequate Housing,’ as the basic human right. Considering multiple connotations and criticality of housing as provider of identity, security and determinant of quality of life, besides promoting economy, generating employment, leveraging industrialization and rationalizing growth and development of human settlements, providing ‘Housing for All ’, has been accepted by Government of India as prime objective of National Housing Policy and Prime Minister Awas Yojna.
Housing has always ranked high on the development and welfare agenda of all nations. Despite critical role and importance, housing still remains a distant dream for millions of people. The right to adequate, affordable housing is promised in the constitutions and laws of more than 100 countries, but these rights are often inadequately implemented. There is currently a worldwide shortage of affordable housing. UN Habitat Report on, Right to Adequate Housing, finds, ‘Well over a billion people are not adequately housed. Millions around the world live in life or health threatening conditions, in overcrowded slums and informal settlements and conditions, which do not uphold human rights and their dignity’. India Habitat III National Report, 2016, identified 65.49 million urbanites living in slums besides 1.77 million counted to be homeless - without any kind of shelter, roof and walls (Census2011).
Limitations imposed by land, materials, construction technologies, skilled manpower, limited housing options, non-involvement of stakeholders/ private sector and inadequate financial resources, have emerged as the major road blocks in ensuring adequate supply of housing for poor. Considering high cost of urban land; non-availability of developed land in adequate quantity; magnitude, complexity and resource intensive nature and ever-growing mismatch between demand and supply in the lower income categories; creating appropriate quantity and quality of housing for urban poor remains the most formidable, challenging and difficult task.
Land remains most critical element for creating affordable housing. Looking at the national land resource, India occupies a unique position globally, marked by both dualities and contradictions. These contradictions are distinctly portrayed by low landmass area holding large population base. In the year 2020, India with merely 2.4 percent (32 million sq kms) of global land, housed more than 17.6% percent global population (1381 million). Considering land-man ratio, India ranks low among nations, with land resource remaining under enormous stress. With population standing at 1211 million in 2011, projected to be 1400 million in 2021 and 1600 million in 2050, India is bound to suffer sharp decline in land-man ratio.
Massive growth of population has wide ranging implications for promoting social, economic, physical infrastructure and environment besides providing appropriate shelter, amenities and facilities to ever growing numbers. Situation becomes all the more critical in urban areas, which are growing at a much faster pace under the dynamic forces unleashed by urbanization, liberalization of economies and globalization. Considering large contribution made by the urban centers to the national economy,( estimated to go up to 75 percent by 2050), improving productivity & operational efficiency of urban centers assumes importance. Efficiency and productivity of urban centers closely hinges upon how safe, livable, sustainable, resilient and healthier these settlements are and what kind of quality of life and opportunities of gainful employment they offer to their inhabitants. Accordingly, for promoting rational and sustainable development of urban settlements, making adequate provision of appropriate shelter for all the urban residents besides basic infrastructures, amenities and services, assumes importance. Even World Assembly of Nations (Habitat – II) and 17 Sustainable Development Goals defined by UNO have endorsed the twin goals of “Ensuring adequate shelter to all and making human settlements Safer, Healthier, more Livable, Equitable, Sustainable and more Productive”, to make this world a better place to live.
2. INDIAN HOUSING SCENARIO
Perpetually in deficit, with demand invariably chasing supply, housing as a sector, has been found to be most challenging and demanding. Demand for housing has never been static. Considering the demographic dynamics, assessing precise housing requirement has always eluded human imagination. Considering its fixed nature with zero mobility, making adequate provision of housing in all human settlements remains most difficult and challenging task. Government and parastatal agencies, on their parts have been making efforts to assess and project the demand for housing for various income categories but the ground realities have always belied the projections made.
Looking at the issue of housing shortage ,‘Technical Group’ constituted by Ministry of Housing and Poverty Alleviation (MHPUA), estimated that at the end of 10th Five Year Plan, urban housing shortage was projected to be 24.71 million dwelling units spread over EWS (88%), LIG (11%) and MIG/HIG (0.04 mdu). Backlog for the 11th Five Year Plan (2007-12) was placed at 26.53 million dwelling units for the urban sector. Housing shortage in different income groups was observed to be of 99.9% for EWS, 10.5% for LIG and merely 0.2% in MIG/HIG categories.
Looking at the available housing stock and prevailing shortage, it can be observed that supply of shelter specifically for the urban poor, has outpaced the demand. The situation shows worsening trends in the low income groups, due to ever increasing number of rural migrants to urban areas. These migrants, due to limited availability of resources and poor affordability, are known to put enormous pressure on urban land. This invariably leads to promoting congestion, increase in number of pavement dwellers and growth of slums and squatter settlements. Growth of slums is a sign of inability of people to afford land and shelter through the normal market mechanism and failure on the part of public agencies to ensure their equitable access to the urban poor. Nearly 25 percent population in metro cities has been found to be living in declared slums with Mumbai(41.3%) and Kolkata (29.6%) recording higher proportions. Slums and size of cities have been found to be positively co-related with large centers recording higher number of slums.Urban housing, besides suffering from the malice of quantitative shortage, is also known to have qualitative issues with more than 40% households living in single room and another 30% in two rooms, in metropolitan centers like Kolkata and Mumbai. In large cities, if the density of population in EWS/LIG housing has increased substantially, availability of housing space per capita has declined rapidly, impacting adversely quality of living and family privacy.
Parallel existence and development of formal and informal housing stock and settlements is another phenomenon seen all over the developing world i.e. City within a City- a multiple city syndrome. Distinct settlements of the poor and the rich are a classic testimony to the process of urbanization, which has thrown up “Islands of affluence in a sea of poverty”. Both options have their role and importance in providing shelter to the urban households. In order to clinch the objective of housing for all in urban India, potential of both formal and informal sectors needs to be understood and synergized..
Looking objectively at the entire context of housing, it can be safely concluded that Indian housing scenario remains beset with problems like; ever growing shortage of housing for the urban poor; lack of basic infrastructure; overcrowdings of buildings on land and people in the building, multiplicity of squatter colonies, multiplicity of agencies; haphazard and unplanned growth, mushrooming of slums; lack of financial resources; encroachment on public spaces, high land cost, scarcity of serviced land and high degree of land speculation.
3. LAND RELATED ISSUES
Land remains the most critical component of any housing programme, since all housing related activities are essentially consumers of land. Despite the fact that land holds the key to success of any housing program, still most of the parastatal agencies have failed to increase the supply of serviced land in the urban areas, to meet the ever-increasing demand for shelter. In India, the capacity of the state to arrange land remains limited, due to high cost and ever increasing population pressure. Accordingly land over the years, has emerged as the greatest hindrance in providing appropriate shelter due to its perpetual shortage, large speculation and high land value in the urban market. In the process, land market has become highly distorted and operationally inefficient, making land expensive and unaffordable for the urban poor.
Land Market
Land market in past has been largely controlled by the public sector with government holding virtual monopoly. With inefficient legal framework and lack of adequate resources available with the parastatal agencies, supply of the serviced land in market has become highly skewed. Excessive governmental controls have further restricted the role of private sector in bringing land into the urban market. Accordingly, most of the land available in urban areas is both, unauthorized and un-serviced. In fact major problems in the land market have genesis in the lack of understanding on the part of urban managers, about the operational intricacies of the land market. Position is further compounded due to lack of clarity of title and disputed land ownership. This has lead to the creation of a parallel land market in the urban sector, which is beyond the control and ambit of any regulated system. The share of informal land market has been increasing rapidly. Accordingly, majority of land available in urban market remains un-serviced and city growth illegal. Looking holistically, irrational growth and development of urban centers has its genesis in the prevailing lack of capacity on the part of urban local bodies to meet effectively shelter related requirements of majority of its inhabitants. This malaise can be squarely attributed to the operational inefficiency of urban land market, which has not been able to ensure supply of right quantum of serviced land at right place, at right time, at right price and to right people. Recent trends of the land, being treated as a tradable commodity, making large upfront profit, have added a new dimension to the land market and its operation. Large tracts of developed urban land remain vacant and unused for number of years with owners waiting to make large profit when land prices would go up.
Land Acquisition
With fast changing urban dynamics and prices of urban land going up steadily, capacity of the government to intervene effectively in the land market has been considerably eroded. Limited availability of land with public agencies, coupled with its inefficient use and abuse has further reduced the supply of land in the urban market. Complex system of land transactions, including heavy cost involved in the process and transaction has further restricted the supply of land. Land acquisition through legal process, under the new land acquisition act of 2013, involving not only payment of fair compensation for the land acquired but also rehabilitation and resettlement of the landowner, has made acquisition process more complicated, cumbersome and cost intensive. This has rendered most of the Development Authorities incapable of supplying adequate quantity of serviced land in the urban market at an affordable price.
Role of Development Authorities
In addition, Development Authorities have also made land as the sole mechanism of making huge profits. In the process only a limited supply of developed land is made available in the market periodically. Considering the large demand for the land, the prices of released land go up considerably. Moreover pricing mechanism adopted to dispose off the land by way of public auction, has also made land unaffordable, excluding the poor to source land through legal process. Even when certain land meant for urban poor is released in the market, due to wrong targeting, land falls in the hands of the upper income groups. The restricted supply of serviced land coupled with its high pricing has edged out the urban poor from the urban market due to their low affordability resulting in illegal occupation of public land in search for the shelter.
Non- involvement of Private sector
One of the major hurdles in the efficient functioning of land market is the non-involvement of private and co-operative sectors. Considering the fact that majority of the housing stock is still being supplied by the private sector, accordingly potential of this sector needs to be fully understood, appreciated and supported, for bringing adequate amount of land to the urban market. From role of “sole suppliers of land”, public agencies should become ‘facilitators’ in making the urban land market more efficient State should make all possible efforts to remove existing roadblocks, which hamper the efficient functioning of private sector in the domain of improving supply of developed land in the urban areas.
Legal and Planning Framework
Legal framework would need appropriately review and modification to make the sourcing of land quicker and affordable. Planning tools like Master Plans and Development Plans used for promoting planned development in urban areas have emerged as the greatest hindrance in the smooth operation of land market due to their rigidity, inflexibility and exclusion of the poor from the formal planning and development process. These plans would require critical review and modification, in their intent, contents and approach, for making them promoters of orderly growth and efficient functioning of land market. Development controls and building by-laws, which are known to provide low floor area ratio, irrational population densities; restricting height; ground coverage; floor area norms etc have hampered the optimum utilization of land. They would need to be reviewed, revised and redefined to make the shelter for the poor, cost- effective and affordable.
Derelict urban lands
In urban areas, large pockets of land remain locked under closed industrial units, institutions and derelict buildings. These pockets remain unused for number of years in the absence of requisite permission to redevelop. Granting permissions to develop on time bound basis, would help in bringing large amount of land in the urban market, for creating large stock of affordable housing. In addition, plotted development is also known to promote inefficiency in land utilization due to limited construction made on these plots by the owners.
4. NATIONAL SEMINAR ON FUTURE CITIES
Considering the entire context of urban development, National Seminar on Future Cities identified following land related issues hampering the provision of affordable shelter to the urban poor;
5. SOURCING LAND FOR THE URBAN POOR
Cost of land constitutes major component of housing, placed in the range of 20-50 per cent of total cost of house and is known to play critical role in determining pricing and affordability of residential units.But land as a resource, having numerous connotations, remains most complex in terms of its nature, ownership, utilisation, cost, planning, development and management. Accordingly, evolving multi- pronged strategies and bringing all stake holders on the same platform will be critical to ensure adequate supply of land at affordable cost. Focus of housing the poor should revolves around, sourcing adequate quantity of land at appropriate place, at the most affordable cost and making optimum use of available land resource to create cost-effective and affordable housing. In search for appropriate solutions, to source adequate land for creating large stock of affordable housing, following strategies are suggested;
i) Redefining Master plans
Existing practices of preparing Master Plans and Development Plans, donot provide any space for living and working of the informal sector as part of the city planning and development process. In the absence of any dedicated area, informal sector has to compete with formal sector for finding space for shelter etc. Unable to compete, due to high land cost and poor affordability, informal sector remains excluded from the urban land market. With no space made available, poor have little option but to look for whatever cities can offer them outside the planning process. This leads to haphazard, unplanned development and mushrooming of slums and squatter settlements. In order to make planning of cities rational and realistic, informal sector has to be spaced and made integral part of the city in planning and development process. Thus, if sufficient area is identified for housing and working of the urban poor and rural migrants in the Master Plans/Development Plans, this can help in making available land for creating affordable shelter in the cities. Land thus earmarked can be acquired, developed and provided with basic infrastructures and used for creating affordable housing either by the parastatal agencies or as a joint venture on PPP model For the success of the scheme sufficient funds have to be generated as a part of urban development process , with contribution made by the beneficiaries as a surcharge or levy in the development charges.
ii) Promoting Flatted development
Typologies of housing used for creating shelter also impact the use of land resource. Comparative merits and demerits of plotted and flatted development has been debated. Considering the context of different typologies, flatted development remains the best option for creating affordable housing in large quantity. Flatted development is known to be minimum consumer of land besides being cost-effective and promoter of optimum utilization of land resource. It is known to minimize land speculation, promote community living and optimize cost of basic services and amenities to be provided. Accordingly, adopting flatted development will help in creating large housing stock at minimal cost. If combined with livelihood options, as part of the development, it can be major game changer for rationalizing the city growth and development.
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iii) Cross - subsidization
Cross-subsidization, as an option, has been leveraged, effectively and efficiently by numerous cities globally, for making affordable housing accessible to the urban poor. Option of cross- subsidization can be used for both land and housing in the domain of public and private sectors. This mechanism has been used successfully in Hong Kong where problem of low affordability of the poor to land and housing has been resolved by leveraging the public and private sector resources. Cross-subsidization to the extent of 45% of the market value of land and housing for urban poor has been made possible through the mechanism of comprehensive urban development and re-development programmes launched by the government, which capitalizes on sharing the increase in land values due to continued re-development of the city of Hong Kong.
iv) Creating Land Bank
Creating land bank offers another option for making available land for promoting cost-effective and affordable housing in urban centres. In this process, land is sourced from different schemes and pooled to create a land bank to be used for creating affordable housing. Even land available with parastatal agencies can be made part of the land pool for creating affordable housing. Provision already exists in different planning laws to earmark certain percentage of plots/ area of the scheme for creating housing for EWS/LIG categories. However, developers invariably avoid providing such housing. Alternatively, they try to carve out plots and sell them off in the market in the name of EWS/LIG .This invariably reduces the supply of the land and housing for the urban poor. Provision needs to be made to ensure that land earmarked in the sanctioned scheme should either be used for constructing affordable housing by developer or transferred and placed at the disposal of any public authority like Housing Board or Slum Development Authority, which can utilize the same for construction of housing for the poor. In Punjab 10% of the area under residential use in residential colonies has to be used for construction the housing for poor provided area of colony is 40 Hectares. In addition, 10% of flats are to be reserved for these categories if the number of flats exceed 100.In case of Haryana all developers are required to provide 20 percent of total plots for the EWS category. Similar provisions need to be made in all state laws in the schemes undertaken by both public and private sector to create a land bank, from where developed land ,with all approvals, can be made available off the shelf, for creating affordable housing spread over different parts of the city.
v) Involving Landowners as Co-parceners
For sourcing land for housing the poor, it will be vital to make land owners, co-parceners in the development process. Globally, nations have used this process by pooling raw land of different stakeholders; undertaking planning and development of the land so pooled on defined norms & standards; making provision of the basic infrastructure and services; return majority (70% appx.) of land to the landowners for sale. Landowners are required to pay part of the unearned profit accruing from difference between planned /developed and raw land. Money thus raised is used for making payment for the land retained by Authority (30% appx.), in the shape of roads, open spaces, education, healthcare and commercial use besides meeting the cost of development and making provision of the infrastructure and services defined in the scheme. Scheme does not involve any compulsory acquisition of land and any financial liability on the part of the Authority. Schemes generate enough land for public purposes and resources for infrastructure development. Scheme helps landowners to have land planned and shaped, fetching much higher returns. These schemes help in bringing large amount of potential land falling on the urban fringe into the land market and the land owners are free to dispose off the pockets of land as may be decided by them. This helps in keeping the land price stable and imparts efficiency to the land market. Under the provisions of Gujarat Town Planning Act, all T.P. schemes are required to reserve an area to the extent of 5 percent of the scheme for housing the poor. Under the plot re-constitution mechanism large amount of land has been brought into the urban market, which has facilitated in creating affordable housing on large scale. While P.R. scheme is popular in India, it has been extensively used in Asian countries like Japan, Korea and Taiwan for sourcing land to meet the needs of both urban development and creating large housing stock
vi) Involving Private Sector
Private sector is known for its potential, resources and capacity to promote qualitative and state of art urban development and making provision of cost-effective housing by using latest technologies and materials. Private sector also holds potential to source land directly from landowners without resorting to land acquisition process. Considering the limitations of the public sector, it has been considered prudent to encourage and involve private sector in large-scale assembly, planning, development and disposal of land to supplement the efforts of public agencies. State of Haryana has taken a lead in this
regards by evolving a comprehensive and effective framework for sanctioning of colonies, which has brought in lot of reputed builders in urban centers of Gurgram, Faridabad, Panchkula, Sonepat, Karnal and other major cities of the state. Haryana state model needs replication by carrying out certain modifications in order to attract these developers in small and medium towns also. These developers have not only contributed substantially to the orderly growth and development of urban centers but have also made available large quantity of land/ plots for the urban poor at an affordable price. Recent launch of affordable housing by Government of India has also brought in large number of promoters and developers to create large stock of affordable housing in urban areas. Large amount of land has been put under affordable housing under this scheme. Prime Minister Awas Yojna, with four verticals, also calls for involvement of private sector on large scale, in creating affordable housing
vii) Public-Private Partnership
Combined strength of both public and private sectors needs to be effectively leveraged in providing shelter to the urban poor. State of West Bengal has taken a lead by floating number of joint venture companies between West Bengal Housing Board and reputed private sector companies like Peerless Group, Ambuja Cement etc. Under these JV’s, land is made available by the West Bengal Housing Board, whereas construction is done by the private developers. The share holding pattern remains, 51% for the private developer whereas share of Housing Board is placed at 49%. Under the JV, large number of houses, on subsidized rates, have been provided to LIG/EWS categories, through a system of prior registration. The subsidy is made good through HIG housing and commercial sites provided as part of the scheme to make scheme operationally viable. Option can be used effectively by Development Authorities and Housing Boards of the states to create large stock of affordable housing. PPP has also been suggested as a strategy under the PMAY, for creating affordable housing to meet the target of housing for all by 2022.
viii) Promoting Brown Field Development
Urban land as a resource, remains most dynamic, ever evolving and ever devolving. Looking at the prevailing status of urban land resource, it can be observed that substantial amount of public and private land in the city remains unused or locked in inefficient uses in the shape of abandoned industrial units, old jails, public offices, institutions, derelict buildings etc. In order to make optimum use of the land, it is essential that this land is brought into urban market and used for creating housing and other amenities, for both general public and urban poor. Considering the opportunity of promoting planned development; making optimum utilization of vacant/unused/misused urban land and generating resources, state of Punjab launched the scheme, ‘Optimum Utilization of Vacant Government Lands (OUVGL)’. Under this scheme unused and underused potential public lands were identified, planned, developed and disposed off for housing and commercial purposes. This has not only generated resources for the state for infrastructure development but has also brought in considerable amount of derelict land into the urban market. Scheme offers enormous potential for regenerating obsolete and unused urban land for meeting the housing needs of the poor.
ix) Taxing Vacant Urban Land
Speculation in land, as a phenomenon, has gained enormous currency due to substantial gain accruing to the plot holders on account of ever-rising land prices in the urban areas. This process has led to putting under lock, large quantity of potential serviced urban land from the land market. Shortage of land thus caused, has led to large scale development in peri-urban areas due to non-availability of land at affordable price in urban areas. In certain cities land to the tune of 25-35% remains vacant for obvious reasons. Vacant land is known to make land market both expensive and inefficient. In addition, it makes city development irrational and lopsided. In order to bring this land into the market and to minimize land speculation, it would be desirable to levy tax on such land. The tax liability should be made heavy, so as to act as deterrent for keeping the land vacant for unreasonable time. Taxing vacant urban land would serve dual purpose of not only bringing vacant land into the urban market but would also generate resource, which can be utilized for funding the housing for the poor. Punjab Urban Development Authority has imposed extension fee on the vacant plots after three years of allotment @ 2% of the current allotment price. This has resulted in rapid construction on plots lying vacant for number of years besides generating lot of resources. Accordingly, it would be important to map the city in terms of the land resource and evolve strategies to promote its optimum utilization. In case of plotted development, generally large number of plots are not built to full capacity, leading to under utilization of the developed land. In such cases, owners should be enabled and supported to make construction to the permitted capacity, or should be allowed to sell floor rights to persons who donot have land. This can help in creating large housing stock without acquiring land. In New York, all high rise buildings were permitted to create service apartments on the large terraces of buildings, to overcome the shortage of affordable housing. Singapore, in order to meet the shortage of land to create additional housing stock, evolved a policy to convert all plotted development into multi-storeyed flatted development.
x) Efficient Legal Framework
In order to improve the supply of serviced land in urban areas, existing legal framework needs close scrutiny and drastic amendments. Newly enacted; “ Right to Fair Compensation and Transparency in Land Acquisition, Rehabilitation and Resettlement Act, 2013”, which replaced the old Land Acquisition Act, 1894; has compounded the entire process of land acquisition by adding two more components of rehabilitation and resettlement, in addition to paying fair compensation. Considering the larger implications of land acquisition under the new Act, majority of development authorities have closed the option of land acquisition under new law. This has considerably reduced the capacity of the public sector to intervene in the land market, which is largely being dictated by the private and informal sectors. It has also adversely impacted the operational efficiency of the land market. Law needs a critical review to make it more rational. Rent control laws also need close scrutiny in order to promote rental housing in urban areas on large scale. Central government is already in the process of putting a Model Rent Control Act, to facilitate the creation of rental housing stock. Modifying the Urban Land (Ceiling and Regulation) Act, to facilitate supply of land through open market while protecting the interests of the poor would be critical to promote housing for the poor on large scale.
xi) Building Bye-Laws & Development controls
The effective and optimum utilization of valuable urban land is often hindered by the existence of archaic and outdated building bye-laws and development controls, which impose undue restrictions on the use, and development of the land. Despite ruling land prices remain very high, permissible floor area ratio remains very low. Restrictions on height further limit the use of land in an efficient manner. Minimum sizes defined for living rooms along with height invariably lead to low-rise typology of buildings. Low density coupled with low heights and low floor area ratio cumulatively lead to inefficient use of land resource. In order to improve the utilization of available land, there is an urgent need to redefine the development controls, so that optimum utilization of land resource could be made.. Thus building by-laws and development controls would require careful review, revision and redefinition in order to meet the housing requirement of urban inhabitants, majority of which cannot afford a minimal space for living and working.
xii) Keep residents where they are;
Slums not only house large share of urban population, but they are also known to occupy considerable proportion of urban land , sometimes very central and precious. Pattern of development followed by the slums remains generally low rise, dense, narrow streets, lack of open spaces. Cumulative impact of these developments is that land under slums is used in a very inefficient manner, considering the development permitted in the area. The land under occupation of the slums offers an opportunity to create affordable housing not only for the residents of that slum but also for housing the additional population. It’s a big mistake to see slums as a problem, rather than an opportunity. It is an even bigger mistake to locate people away from their current settlements to new distant projects. Slums typically crop up around centres of economic opportunity, however rudimentary. Making in situ development to these settlements, allows slum dwellers to remain connected to their own networks and sites of economic opportunity besides permitting optimum utilisation of the land resource.
xiii) Defining an efficient land Information System
Indian urban land suffers from the malaise of outdated and poor land record system which has led to lot of disputes arising on the status of land including ownership, exact area, past history of ownership, existing status of land, encumbrances to which land is subjected to, lack of transparency; absence of land related information from public domain etc. This has cumulatively led to inefficient function of the land market with majority of properties subject to litigation and dispute regarding ownership. Lack of transparency coupled with lack of information has considerably reduced supply of land in the urban market. This has also led on number of projects put on hold or getting stalled during their construction. If availability of adequate land has to be made available in the urban area, it will be desirable to put in place, on priority, an effective, efficient and transparent system of land information in all the urban centers. Accordingly, development of an automated and cadastral and land titling system throughout the country would be critical and pre-requisite to ensure effective functioning of the land market.
6. CONCLUSION
Housing remains one of the most critical and dynamic entities related to human living, always evolving and devolving, never static, never definitive, ever dynamic, always changing and never decreasing .Housing strategies for the urban poor need a holistic and multi-pronged approach involving; ensuring adequate supply of serviced land at most affordable price in equitable and sustainable manner; making land market operationally efficient and socially just; rationalizing the urban planning and development process; making informal sector integral part of urban planning and development; rationalizing the existing legal framework governing land and its management; changing role of parastatal agencies from providers to enablers; actively involving private and co-operative sectors in sourcing land and creating shelter; creating an effective and efficient urban land information and management system; rationalizing the process and cost of land transactions; minimizing the charges and fees levied in the land transactions; minimizing time scale for sourcing land; making optimum use of available land; identifying right beneficiaries etc Looking at the quality of life and adversities human beings faced, without an assured and permanent shelter, during the ongoing crisis of pandemic,Covid19, has clearly demonstrated the vulnerability of cities and migrants in the face of lockdown, when majority of urban migrant workforce, without having any shelter, had no option but to leave cities to go back to their native places, despite all odds and hardships. This clearly established the context, role and importance of shelter in not only rationalizing growth and development of cities but also creating ownership among its citizens. It has also clearly demonstrated the necessity of providing adequate housing to all the urban residents, if the cities are to be made safe, resilient, sustainable and livable.
7. BIBLIOGRAPHY
**Jit Kumar Gupta
Former Advisor, Town Planning,
Punjab Urban Development Authority
#344, Sector 40-A, Chandigarh-160036
mail- jit.kumar1944@gmail.com, mob- 90410-26414
.