Illegal buildings mushroomed in housing vacuum
NEWDELHI: Costly and ill planned housing, complex laws and procedures, delays in land-use conversions and vote bank politics have helped illegal constructions seamlessly blend into Delhi’s ecosystem, experts said on Wednesday.
The Supreme Court’s directive to immediately stop all ongoing construction in illegal colonies did not surprise urban planners. They said it “had to happen”. Over 30% population of t he national Capital lives in illegal structures and due to the wide demand and supply gap in housing, such constructions have increased over the years.
“Houses built by agencies such as the DDA, DUSIB or DSIIDC have failed to attract buyers. Some of them lacked basic infrastructure such as water, electricity or sewer lines while others were located way too far from the work area,” said RK Jain, former commissioner (planning), DDA.
According to Delhi’s economic survey 2017, the average decadal growth in Delhi’s population since 1951 is 45.8%, which is higher than the national average. Migration accounts for more than 23% of the total increase in population which calls for more dwelling units at affordable rates.
Jain, who was part of the drafting committee of the land pooling policy, said it could be a solution to the housing demand in Delhi as it would unlock around 20,000-25,000 hectares of land, mostly in urban villages. “The policy would translate into approximately 10 lakh new dwelling units. These would be planned sub-cities with houses slotted for the economically weaker sections too,” he said.
The policy, however, has been stuck for over two years in the tussle between the Centre and the Delhi government, in the name of clarifications.
Gautam Bhan of the Indian Institute of Human Settlements, said unauthorised colonies are heterogeneous in nature. “These colonies are home to people from diverse socioeconomic spectrum, from working poor to educated families. This population is matched by a heterogeneous environment where shanties stand beside tiled bungalows. Several regularisation attempts have borne no fruits,” he said.
It was in 1977, when 700 illegal colonies were regularised for the first time. The next drive in 2002-03 involved 1,650 colonies. Under the AAP government 1700 more colonies were to be regularised but they are still awaiting a final notification.
Darshini Mahadevia, director at the Centre for Urban Equity, called for a need to relook at housing models. “Clearly, construction workers, who migrate in large numbers to Delhi, won’t be able to afford houses even under EWS. Ahmadabad, for example, found a solution and built a housing society for them using the construction worker’s welfare fund which lies grossly under utilised in several states, including Delhi,” she said.
She cited China’s example where workers and employees have to be provided accommodation by the companies they work for. “Despite being online, the process of regularisation or getting building plans approved is still a hassle in Delhi. Also, residents of illegal colonies feel slightly more secure than those in other types of unplanned settlements such as slums and JJ clusters as they enjoy a semi-legal status,” she said.
Experts also pointed out that the rampant constructions also provide a false sense of security. “It makes them look out for more space, not for a living, but for earning out of it. So, most of these dwelling units turn out to be extensions that are either put on rent or are sold,” they said.