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ASSESSEMENT OF PLANNED
PROVISION AND NATURE OF
HOUSING SUPPLY FOR LOW
INCOME GROUPS
PRESENTATION OF ACTIVITIES UNDER HUDCO CHAIR FUNDING
26/05/2014
SCHOOL OF PLANNING AND ARCHITECTURE : NEW DELHI
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PART I
HUDCO CHAIR
ACTIVITIES UNDERTAKEN
PROJECT TEAM
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a) Assessment of Planned Provisions and Nature of Housing Supply for low income groups in Northern Region - Dehradun and Shimla.
(5.0 Lakhs)
a) Assessment of Planned Provisions and Nature of Housing Supply for low income groups in Northern region- Chandigarh and Ludhiana.
(5.0 Lakhs)
Status of Expenditure Total Amount 10.00 lakh Expenditure 8.0 lakh
(Accounts for 6.0 lakh have been submitted) Payments to be made 2.0 lakh (to be released after submission of final report)
ACTIVITIES 2012-2013
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Faculty
Dr.PoonamPrakash (Coordinator), Associate Professor
(Chandigarh, Dehradun and Shimla)
Ms. Taru Jain, Assistant Professor
(Ludhiana and Shimla)
Dr.MayankMathur, Associate Professor –
(Finalisation of preliminary framework and Field Visit for Dehradun)
Project Associates Ms. Gurpreet Kaur
Ms. Shaila Taku
PROJECT TEAM
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PART II • OBJECTIVES OF THE STUDY
• BRIEF METHODOLOGY
• FORMAL HOUSING TYPOLOGIES
• MAJOR FINDINGS FROM THE STUDY
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To systematically examine and compare the context of low income
housing provision, nature of planning interventions envisaged in existing
statutory plan documents, state and central level policies in selected
cities.
To identify existing institutions, and process of prioritization in delivery of low
income housing
To assess the extent and type of formal housing supply for economically
weaker sections and low income groups.
To assess the nature of housing supply for low income residents.
To identify issues related to adequacy of existing provisions and delivery
affecting housing supply for low income housing.
OBJECTIVES
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WORK OUTLINE
Assessment of Housing supply
Nature of Housing Supply
Field Visit – Stage I
Field Visit – Stage II
Organisational data and
Interviews with Officials,
Reconaissance Surveys of public
and private sector projects
Case details of identified public
and private Projects,
household surveys , developers
surveys
Household Characteristics, Economic Profile and Level of Satisfaction related to space provision, price, facilities and location
Web Search
Project Characteristics General and
EWS Units – Density, Facility Provsion,
Open Space, Resident
Characteristics
Analysis Conclusions
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Housing developed by Public Agency
General Housing (Plotted and Group)
Private Developers With prior layout approvals
Cooperatives
Employees’ Housing
Private Developers Licensed Regularised Colonies
Public Agency Slum Rehabilittion/Resettlement
Colonies
“FORMAL” HOUSING
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HOUSING DEVELOPMENT PROCESS
Residential land Allocation
Prioritization and Housing Programme
Project Development
Project formulation and approval
Disposal
monitoring
Maintenance
Plan Provisions
Policy Plan Project
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FROM POLICY TO PLAN ….
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FOCUS ON MASTER PLANS URBAN PLANNING - Encouraging State Governments, Urban Local Bodies,
Development Authorities to periodically update their Master Plans and Zoning
Plans which should, inter- alia adequately provide for housing and basic services
for the urban poor.
SPATIAL INCENTIVES - Innovative spatial incentives like relaxation of Floor Area Ratio
(FAR) for ensuring that 20-25 % of the FAR are reserved for EWS / LIG and issuance
of Transferable Development Rights…
SPECIFIC ACTIONS 10 to 15 percent of land in every new public/private housing project or 20 to 25 percent of FAR /
Floor Space Index (FSI) which is greater will be reserved for EWS/LIG housing through appropriate legal stipulations and spatial incentives.
States/UTs will be advised to develop 10 years perspective Housing Plans with
emphasis on EWS and LIG sectors.
NATIONAL URBAN HOUSING AND HABITAT POLICY 2007
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DEHRADU
N
SHIMLA LUDHIANA CHANDI-
GARH
Population Census 2011 (million)
0.54 (0.71) 0.17 1.61 1.05
Decadal Growth Rate
20% (34.7%)
17.2% 16% 17.1%
Municipal Area
(ha)
6872 ha
2074 ha 11137.5 11400 ha
Planning Area (ha) 35,867 ha
9949 127122
11400 ha
Projected
population (million)
1,53 .32 4.0* 1.5 *In 2007 existing
population of planning
area is about 2 m.
Most of the case study areas have projected almost doubling of population in the
next 11-15 years
GENERAL PROFILE
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UTTARAKHAND PUNJAB U.T. H.P.
DEHRADUN LUDHIANA CHANDIGARH SHIMLA
State Housing Policy Draft Uttarakhand State Housing Policy
Punjab Housing and Habitat Policy 2008
No separate policy document
In Process
Legal Framework for Master Plan Preparation
Uttar Pradesh Urban Planning and Development Act 1973
Punjab Regional and Town Planning and Development Act 2006
Capital of Punjab(Development and Regulation) Act
1952
Himachal Pradesh Town and Country Planning Act 1977
Status of Master Plan 1981-2001 2005-2025 Master Plan Review ongoing
1971-91 2007-2021
Statute of Land and Zoning sheets Draft Master Plan 2031
1981-2001 Draft Development Plan 2021
Major Public Sector Housing developer
Mussourie Dehradun Development Authority
Ludhiana Improvement Trust and Punjab Urban Development Authority
Chandigarh Housing Board
Himachal Pradesh Urban Development Authority
LEGAL AND POLICY CONTEXT
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Specific Policy/ Provisions for EWS and LIG in Private Developer
Housing
Notified guidelines for sub-cluster, cluster, neighborhood and
township development
Notification for reservation for housing for financially weaker section in Mega/Super Mega
Housing Projects
N.A. In process
Provisions for EWS in Housing Projects
15 percent of the FAR 10 percent of the Area 15 percent units in all housing projects for EWS
5 percent of Land Area
Land Assembly Land Pooling Land Purchasing and Land Pooling Policy
Private land Assembly not permitted
Land Pooling mechanism is being considered but yet to be notified
UTTARAKHAND PUNJAB U.T. H.P.
DEHRADUN LUDHIANA CHANDIGARH SHIMLA
STATE LEVEL HOUSING PROVISONS
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JnNURM (BSUP)
RAY
VAMBAY
LUDHIANA 66 Cr.
(1200/4832 Units
completed but not yet
allotted)
Identified for Slum
Free city
N.A.
CHANDI-
GARH
396 Cr.
25728 Units
6975 Units
SHIMLA 23 Cr.
634 Units,
Constructed but not yet
alotted
63.84 Lakh
allocated
N.A.
DEHRADUN 63 Cr.
1269 units, At DPR stage
114.63 Lakh for
three cities
Survey stage
100
STATUS OF CENTRAL AND STATE
PROGRAMMES AND SCHEMES
Except for Punjab no other case study areas have formulated the housing policy.
Except for Chandigarh (U.T.) all other states have private sector involvement in land assembly.
Provisions for reservations for EWS and LIG as given in the NUHHP 2007 have been reduced at the state level.
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Income group wise area
allocation in Master Plan
2001
25 percent (342 ha) of the net residential area
allocated for EWS and LIG
in earlier plan. (Land Area
occupied by slums is 277
ha)
Out of total stated
developed land of about
2500 ha the MDDA has
developed as part of its
housing schemes only
about 38 ha.
MASTER PLAN PROVISONS
DEHRADUN
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MASTER PLAN PROVISONS
SHIMLA
Provides and assessment of existing housing situation
and proposes three new
satellite towns for
accommodation of
population.
Estimates a requirement of
2124 ha of residential land.
No provision for income group wise allocation and
lacks monitoring targets.
Required rate of residential
rate 46ha per year against
current rate of 23ha per
year.
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Chandigarh Msater Plan (draft)
has recently been put in public
domain.
Provides for detail housing
programme according to
typology and agency.
Provides for 15 percent of the units
to be built for EWS.
4400 ha of residential area is
allocated for residenital.
MASTER PLAN PROVISONS CHANDIGARH
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Existing Residential Area has
increased five times from 1971 to
2007.
EWS, LIG and CSP -10 % of built up
units and 10% of total plotted area
of the scheme under residential use
– (state notification is for 5% land
area reservation)
No specific provisions for Industrial
Housing
Primary responsibility of EWS housing
will be the responsibility of Public
Agency.
MASTER PLAN PROVISONS LUDHIANA
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MASTER PLAN PROVISONS
DEHRA-DUN SHIMLA LUDHIANA CHANDI- GARH
Total Residential Land allocation in the Master Plan (ha)
5306 (14.7%)
2124 (21.2%)
43395 (33.8%)
4400 (38.6%)
Residential Land allocation for EWS and LIG (ha)
estimated 12-15 %*
Not specified
Detail area distribution under different typologies is given
Available average current Residential land development rate per year as per master plan (estimated) ha/year
118** 23 410 NA
Required developed land rate required as per the Master Plan Ha/year
58 61 2394 NA
*Income wise FAR reservation
instead of land reservation in
Master Plan 2025.
25% of net residential land in
2001 now reduced to
estimated 12-15 %*
**This figure is not supported by
the data available from the
organisations
Supply of
developed land
for residential is
required at almost
3 to 5 times current
rate
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envisaged in existing and central level
In almost all the case study cities population is expected to double in the next ten to fifteen years.
Current policy context emphsizes incentivized land and FAR reservations through private sector development (10-15% and 20-25%). This approach is carried forward at state level. Punjab has its state housing policy, draft housing policy is in place for Uttarakhand, and for H.P, .it is in process f being prepared. These reservations are reduced at the state level (5% to 15%)
Dehradun and Ludhiana Master Plan have been notified whereas Shimla and Chandigarh draft master Plans have been prepared. Review of the previous Master Plan in case of Dehradun, Shimla and Ludhiana provide no account of status of land allocated and developed for housing in general and EWS and LIG housing in particular. Thereby there is no systematic way of monitoring the previous plan shortfalls to ascertain priorities in the revised plan.
Except for Chandigarh, other cities have very limited intervention for provision of housing for EWS and LIG.
Except for Chandigarh all other cities have allowed private sector development and some form of regulations for the same are in force.
Required rate of developed land for residential purpose is estimated at three to five times the current rate of supply.
To systematically examine and compare the context of low income housing
provision, nature of planning interventions, policies in selected cities
OBJECTIVE I
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Housing Board in Chandigarh and Urban development authority in other three states are public sector institutions responsible for housing. In Himachal, housing board has been merged in urban development authority. Town planning department is responsible for plan making. However, in Shimla and Ludhiana planning department and housing development organisations do not see much role for themselves. Priorities and targets are not embedded in the statutory plan and lack of land availability is seen as major constraint particularly in hill towns.
The connection between plan making organization and development organization is weak and plan document is not detailed out in programme thereby ad-hoc projects are developed without necessarily being part of priorities. Same is the situation in Punjab which has one of the least detailed out plans as far as residential allocations are concerned.
To identify existing institutions, and process of prioritization in delivery of low income housing
OBJECTIVE II
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LAND AND
HOUSING SUPPLY Objective III and IV
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UTTARAKHAND H.P. Punjab U.T.
DEHRADUN SHIMLA LUDHIANA CHANDIGARH
Total Land Developed
by Public Sector* (ha)
75.6
75.6 1898 Data on units is
available but not area
Total Land Developed
by Private Sector as per
approved layouts (ha)
124.7 Nil 176 Not Applicable
Total Land Developed as per regularised
layouts (ha)
424.09 2.54 742 None
Cooperatives (ha) 29.18 Nil 6.8 89.52
Project Affected
Resettlement (ha) 906.8 Nil
Slum Rehousing (ha) Data not available 3.1* Upgraded and
partially upgraded slums
165.6
LAND SUPPLY
Data on Land
Allocation for
EWS and LIG is
neither
available at
the plan level
or at agency
level.
Post-Facto
formalization
amongst the
largest
contributor in
Ludhiana and
Dehradun
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400
200
1775
440
0
500
1000
1500
2000
Dehradun Shimla Chandigarh Ludhiana
Current Supply (du/year)
CURRENT AND REQUIRED HOUSING
SUPPLY
0
3000
6000
9000
12000
15000
18000
21000
24000
27000
30000
Dehradun Shimla Chandigarh Ludhiana
Required Supply
(du/year)
Current Supply (du/year)
Includes all the plots/flats developed by public, private, cooperatives, slum housing. Does not include the older housing stock
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INCOME CATEGORY WISE HOUSING
UNITS DEVELOPED BY PUBLIC AGENCIES
48
25
14
51
22
37
30
20 21 20
37
22.5
0
18 19
6.5
0
10
20
30
40
50
60
Dehradun Shimla Chandigarh Ludhiana EWS LIG
MIG HIG
%age Units
Majority of the units
constructed in ludhiana
were till 1995, No EWS
unit is constructed after
1995
As a proportion of the
public housing provided
45 - 70 percent is in EWS
and LIG category.
However, this needs to
be seen in conjunction
with contribution of the
public housing to the
total housing stock.
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Required housing supply rate per annum to accommodate the projected population as per the master plan is twenty to fifty times the current supply of formal housing units.
Public agencies continue to be major contributor to housing and regularised developments are the next major contributor.
Current housing supply rate is the maximum in Chandigarh despite this being only city which has only public sector housing development.
Public sector housing has provided forty five to sixty five units for the EWS and LIG. However, except for Chandigarh, most of these units were developed in the nineties. In case of Chandigarh too, many of these units are resettlement housing rather than new housing for EWS and LIG.
To assess the extent and type of formal housing supply for economically weaker sections and low income groups.
OBJECTIVE II
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LUDHIANA
FROM PLAN TO PROJECT ...
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Ram Darbar
Sector 38 W
Public Private
Dehradun 2 3
Shimla 2
Ludhiana 4 2
Chandigarh 4
PROJECT LOCATIONS
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PUBLIC SECTOR HOUSING
DEHRADUN
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DEHRADUN
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SHIMLA
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LUDHIANA
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CHANDIGARH
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PRIVATE HOUSING
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Dehradun
Public Private
Shimla Ludhiana Chandigarh
Density pph 400 -500,
1045
730 370,
430
400 -900 516-980 (1200 –
3400)
Facility per
person sq.m.
1.5- 2.7,
0.1
0.17 – 0.3 0.12,
0.25
0.2 – 0.25 5.8 (0- 0.4)
Open space
per person
sq.m.
3-3.25 3-3.25
.08,
0.42
0.16 – 0.67 2.75 (.8-1.6)
NATURE OF HOUSING –
DENSITY, FACILTIY PROVISIONS
Figures in second line are from more recent projects and figures in brackets are for BSUP projects. More detailed table is available in the report
Densities have almost doubled with time. Incase of BSUP projects these have increased to almost five to seven
times from the general low income housing projects. This increase in density has been achieved through reduction
in facility and open space provision generally.
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Dehradun
Public Private
Shimla Ludhiana Chandigarh
Area of EWS and LIG
unit per plot
14-36 58-60 35-40 35- 44 32-37 (12)
Allotment Price per sq.m.
8843 44262 50000 26250 (21575)
Current Market
Price/sq.m.
27000 44262 70000 10000-15000 87500 (21575)
% Original Allottees in Surveyed Units
30-63 75, 45
25 - 85 40-65 (100)
NATURE OF HOUSING –
Retentions, housing cost, market value
Housing units for EWS range on an average between 30 to 40 sq.m. Some of the projects showed high
number of original allottees in the surveyed units. Private units were bigger and were being sold as
one bedroom furnished apartments.
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Dehradun* %age
Shimla %age
Ludhiana* %age
Chandigarh %age
Location 21-58 60 60 -90 10-20
Space 7-12 40-60 40-70 50- 60
Price 5-12 6 - 40 0-10 0
Facilities 8-18 73 - 90 75 – 90 35-53
NATURE OF HOUSING –
Level of Satisfaction of Households
*public sector projects only.
In Dehradun households are dissatisfied with projects amongst all parameters. Ludhiana shows the highest level of
satisfaction and more so with older projects. In Chandigarh Location is a source of dissatisfaction. Families are
dissatisfied with the price across all cities.
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To assess the nature of housing supply for low income residents.
There has been general reduction in housing standards over a period of time.
Private sector housing provisions are built at higher end of the spectrum of EWS and LIG and are being sold as furnished apartments for segment with average monthly incomes between Rs. 25000 to 30000. It is unlikely that without state control private sector housing provisions would reach the EWS groups.
Incase of BSUP programme, units sizes etc. are much lower than what is being provided for general EWS family.
Level of satisfaction is higher in older projects.
OBJECTIVE III
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Nature of Provisions for housing for the poor in Master Plans and Zonal Plans –
Master Plans in all the cities provide for housing for the poor in some form. However, quantum of allocations made need to be specific, review of previous provisions and allocations should form of part of current master plan, monitoring targets and priorities to be clearly spelt out. Central and state level programmes should be in conformity with the minimum standards set in the master plan. Trend towards reduction in quality of life standards needs to be addressed.
Incentivised Land and or FAR reservations
Considering that in coming years private sector is likely to play a major role in land and housing development, the approach of provision through Land and FAR reservations
a) will not be enough to provide for EWS and LIG housing without major public sector intervention
b) the beneficiaries of these reservations are unlikely to be the EWS and LIG as defined by HUDCO.
Lack of Monitoring and Feedback System
Lack of preparedness of formal housing system to accommodate projected population as per the master plans
Housing provision for EWS and LIG is being given through reduced allocations and reduced quality
OBJECTIVE IV
To identify issues related to adequacy of existing planned provisions affecting housing supply for low income housing.
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DIRECTIONS
TO WHAT EXTENT CURRENT POLICY DIRECTIONS (related with Urban Planning) WILL ADDRESS THE HOUSING PROBLEM 15 to 20 percent of land or FAR reservations (reduced in many cases at state
level) which is the major tool now for EWS and LIG provision will not be able to cater to the housing requirement neither in terms of quantum of housing nor in terms of nature of housing being provided for EWS and LIG.
RAY, JnNURM as programmes for housing provision need to be embedded in the plan.
Approach to assessing housing shortage - to connect with plan provisions of minimum standard.
IMPLICATIONS FOR HUDCO Focus on development of housing programme and housing targets at master
plan and/or zonal plan level and prioritization of housing
Funding for developing of monitoring, information system and coordination.
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PART III
ACTIVITIES
2013-14 and 2014-15
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S.No. Activities Status Amount (Lakhs)
Likely to be completed
1. Exploring the idea of ’best’ practices
through documentation of case studies in human settlement planning with focus on low income groups
Approved 5.0 January
2015
2. Two day workshop on exploring forms of participation in planning and development of cities
Approved 2.0 November 2014
3. Three day workshop cum seminar on
Planning and Development Law
Approved 3.0 September
2014
ACTIVITIES 2013 -14
Background work on Activity two and three is ongoing. Project Associate has been selected and would be joining
from 1 June 2014.
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S.No. Activity Year Budget 1 Collaborative Capacity Building
Initiative for Urban Local Bodies
One Time preparation of training material
Approved
for 2013-14
5.00 Lakh
2 Three Phases capacity building
programmes for each of 3-day module delivery
Approved
for 2013-14
2.00 Lakh
ACTIVITIES 2013-14
The above two activities are on Project Management and revised proposal for the same have
been sent to HUDCO and reply is awaited. These two activities will be coordinated by
Professor V.K.Paul
Total Amount Approved for 2013 -14 17 Lakhs
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S.N Activities Status Amount
(Lakhs)
Likely to be
completed
1. Review of Green Building Efforts in India (Project Coordinator – Dr. Shweta Manchanda)
Proposed 5.0 September
2014
2. Slum Free City – Role of Rental Housing – Delhi (Project Coordinator – Dr. Vinita Yadav and Mr. Manu Mahajan)
Proposed 5.0 January 2015
3. Architectural Perspective on Slum Free City – (Project Coordinator – Dr. Ranjana Mittal and Ms Moulshri Joshi)
Proposed 5.0 March 2015
4. Planning and Heritage Interface – Study of Historic Housing in
Delhi (Prof. Nalini Thakur)
Proposed 5.0 February 2015
ACTIVITIES 2014-15
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S.N Activities Status Amount
(Lakhs)
Likely to be
completed
1. Documentation - Resettlement Housing in Ladakh for disaster affected families (Mr. Prabhjot Sugga)
Proposed 1.5 September 2014
2. Documentation – In-situ Rehabilitation Projects in Delhi
(Dr.Poonam Prakash)
Proposed 1.5 February 2015
ACTIVITIES 2013-14
Proposed for balance 3.0 lakh funds from the budget of 2013-14