RAJIV SWAGRUHA

PREAMBLE:

There are several housing schemes for the urban poor. Land cost in the urban areas has been increased manifold. The poor are benefited from the existing housing schemes which are highly subsidized and the rich face no problems in getting houses of their choice , the moderate income group only has been relegated to the back position of not being able to afford a decent house / flat with minimum facilities and basic infrastructure.

There was no housing scheme of the Government for this section of the people. The private builders were charging abnormal prices and supply was limited which was again artificially increasing the cost. Due to this steep rise in real estate, the moderate income group was unable to buy a flat of their own.  And very few who could buy a flat somehow, were shocked when they realized that they have been cheated by the private builder who constructed the flat flouting/violating building byelaws and rules of the municipal corporation.  The High Court of A.P. passed a historical judgment asking the present occupant/owner of these buildings to pay penalty charges in order to get their building regularized (BPS).  The builders who constructed have vanished by them, since they were ‘fly - by - night operators’.  There was no one to balance this anomaly or stop the cheating of citizens.

 

RAJIV SWAGRUHA SCHEME:

          In this back ground, with the objective of “every person having no house of his or her own must own an affordable house” the Government of Andhra Pradesh  embarked upon a unique and ‘affordable housing’ scheme called “Rajiv Swagruha” for moderate income groups in the urban area of the State in the year 2007. The project is demand driven and self financed.  It provides an ‘enabling environment’ for fulfilling the shortage of appropriate housing to the needy.  The scheme is a boon for the middle class duly providing them protection from various frauds / cheating and also the runaway real estate prices.

An affordable house does not mean “cheap housing” or any compromise on space as required by the family. Therefore the Rajiv Swagruha scheme provides “a best quality of four to six sizes of houses within the gated community” with all basic infrastructure and facilities of modern day which ensures a premium lifestyle at affordable cost.  The scheme brings the much required stability in the market.  The mandate of the state Government is to provide these houses at cost 25% less than the prevailing local market.  The project specific cost range of houses inclusive of all taxes infrastructure and land cost etc. is from Rs. 1635/- per sft to Rs. 2500/- per Sft only.  As per market survey upto Rs. 2500/- per Sft is the affordable house cost. 

Rajiv Swagruha is not the “reality sector” but the “priority sector” for the financing institutions as per the RBI guidelines.  There is no business motive in this scheme.  But it is a fact that the housing sector is the most important ‘growth face’ of the state economy.  This scheme will certainly have its ‘economic impact on the vast spectrum of development of the society as well. This will provide an enabling environment which will increase the availability of affordable housing stock for moderate income families

TABLE – I

FOUR CATEGORIES OF FLATS / HOUSES

 

 

Sl.No.

 

CATEGORY

 

FLAT AREA

 

INDEPENDENT HOUSES                  

 

1

 

Classic     – 3 BHK

 

1470 Sft.

 

1478 Sft/250 Sq.Yds

 

2

Intrinsic   – 2 ½ BHK

1150 Sft.

1750 Sft/200 Sq.Yds

3

Basic        – 2 BHK

765 Sft.

685 Sft/150 Sq.Yds

4

Civic        – 1 BHK

523 Sft.

400 Sft/ 100 Sq.Yds

 

 

 

 

 

ANDHRA PRADESH RAIV SWAGRUHA CORPORATION LIMITED

 

          To implement the project, the State Government incorporated a ‘special purpose vehicle’ in the August 2007.  The Corporation is working under company’s act 1956; it is working on no profit - no loss basis.  There is no budgetary support from the Government. The Corporation is taking programme loan/bridge funding/project finances from banks and financing institutions against the land for initial period.  The Corporation has sufficient and talented workforce to execute the project. The construction is being entrusted to “Agencies” on merit through e-procurement platform on contractual terms and conditions.

 

WHO ARE ELIGIBLE – APPLICANTS:

  • The applicant should be in the income bracket of Rs. 6000/- p.m. to

Rs. 50,000/- pm

  • Applicant should not own a house in the Municipal Corporation/Municipality for which applied.
  • In case of Hyderabad and Visakhapatnam the applicants should not have any house/flat in greater Hyderabad or Greater Visakhapatnam area.
  • There will be a lock in period of 5 years for sale of the flat/house.
  • The registration fee is Rs. 5,000/- in Municipal Corporation areas and

Rs. 3,000/- in all other Municipalities:  The cost of the application form is Rs. 250/-

·        Online applications are available. Applications can be downloaded from web site  www.rajivswagruhaap.gov.in

 

DEMAND ASSESSMENT:  

          A demand survey was conducted from 25th March ’07 to 22nd April’07.         1, 76,067 applications from 127 Municipalities have been received.  Demand survey was to assess the choice of applicant for each category of flats / houses.  Based on the demand land identification has been done.  In order to make the project viable construction is proposed to be taken up only when the demand is more than 100.  In 29 Municipalities less than 100 have been received and such applications total to 1328.  These 1328 applications have not been considered.  There was a conscious decision to take construction in places where more than 100 applications were received.  Hence 1, 74,748 applications in 98 Municipalities were qualified for the construction.  There are going to be more than 200 townships under the programme.  The details can be accessed on the A.P. Rajiv Swagruha Corporations web site www.rajivswagruhaap.gov.in

 

DEMAND TREND ANALYSIS:  Number of applications received in the six notified Municipal Corporation areas are 59,222.  in six notified Municipal Corporations namely Hyderabad, Vijayawada, Visakhapatnam, Warangal, Guntur and Tirupathi 13,700 applications are received for 523 Sft. flats, 21,437 for 783 Sft flats, 14,825 for 1150 Sft flats and 9270 for 1460 Sft flats respectively.  In other Municipalities 37,117 applications for 400 sft houses in 100 Sq.Yds plots, 45550 applications for 700 Sft houses in 150 Sq. Yds .plots, 22014 applications for 1145 Sft houses in 200 Sq.Yds plots and 10836 applications for 1450 Sft houses in 266 Sq.Yds plots were received. Total number of applications received for the individual houses works out to 1, 15,526.

Table - 2

Demand Analysis trend for flats and independent house

 

Sl.No.

Flats

Independent Houses

 

1

 

523 Sft. 23%

 

 400 Sft. in 100 Sq.Yds plot  - 32%

 

2

 

765 Sft. 36%

 

700 Sft. in 150 Sq.Yds  plot – 39%

 

3

 

1150 Sft. 25%

 

1145 Sft. in 200 Sq.Yds  plot – 19%

 

4

 

1470 Sft. 16%

 

1460 Sft. in 250 Sq.Yds plot – 10%

 

Table - 3

Total Demand Analysis:

 

Sl.No.

Category

Area in Sq.ft.

No. of

Applications

Percentage

1

Civic

523

51430

29%

2

Basic

753

67485

38%

3

Intrinsic

1150

37008

21%

4

Classic

1460

20152

12%

TOTAL

1,76,076

100%

 

 

         

 

From the above it may be seen that about 70% of the applicants are in the lower income range and have no house of their own.

 

 

 

 

SCHEME COST AND PHASES: The total demand of 176076 No. of units requires construction of 139.17 million Sft. with the cost of Rs. 22,000 crores.  Since construction will take minimum 24 months to 36 months, depending upon the nature and size of the plan and the pattern of construction, the scheme implementation has been phased out as follows:

 

Table – 4

 

Project phasing along with tentative cost:

 

Sl.No.

Phase

Units

Tentative Estimate cost

(in crores)

1

2007-08

45000

5900.00

2

2008-09

75000

8,900.00

3

2009-10

54748

7,200.00

TOTAL

174748

22,000.00

 

 

 

 

 

 

 

SELF FINANCE – PATTERN AND SCHEDULE

The old applicant (those who registered in 2007 during demand survey) has to pay 25% of cost of the house/flat initially with in three months and 75% of the cost in four stages may be bank loan if the applicant requests and desires so, APRSCL will act as facilitator for availing the bank loan.

The scheme is self financed which means allottees have to pay the cost in installments which are linked with the stage of physical progress of each project.

          ONE project is given to one bank for giving ‘home loan’ to allottees.  Initially the ‘tentative cost’ is notified.  The final cost is calculated at the finishing stage of the project.

The schedule of the payment is as follows:

          25% of the cost within three months of the allotment

          30% of the cost on the grounding

          18.15% of the cost of the basement level

          18.75% of the cost at the roof level

          7.50% of the cost at the finishing stage

The new applicants applying now has to pay 15% of the cost at the time of booking since all projects have been grounded already, the balance 10% within one month from the date of booking but for balance the same schedule as applicable to old applicants linked with physical progress level of the specific project.

 

SPECIFICATIONS:

In costly areas flats are proposed for construction and in Municipalities individual houses subject to availability of adequate suitable land at reasonable cost.  The pattern of construction for flats will be G+5, G+9, G+14, G+20 and above stories.  The flats are open to sky from three sides to have good ventilation following green buildings norms. The structures are designed for the earthquake forces as per the Bureau of Indian standards. Generally private builders hesitate to design the structures for earthquake as more steel has to be provided

Concrete is prepared using weigh batching plants. No private builder used designed mix. The APRSCL is strictly and sincerely adopting the Indian Standards code 456 – 2000 for concrete mixes and using minimum grade of M20. Private builders mostly use M15 grade concrete using volume batching that is not permitted by the code.

The specifications adopted for both the flats as well as independent houses irrespective of the size are as follows:

·        Green building norms comprising of use of recyclable materials, energy efficiency and water conservation measures

·        VRCC framed structure

·        Masonry with fly ash blocks / siporex blocks

·        Inside Lappam and outside smooth finish

·        Ceramic tiles  Kajaria / Johnson

·        Windows – Pre painted steel with fly proof shutters

·        Doors – Main Door teak wood frame with rubber wood shutter and others CRCA with ply wood shutters

·        Covered Cub Boards in Bed rooms and shelves in kitchen

·        Bathroom fittings with Jaguar make and Dadoo with glazed up   to lintel level

·        Kitchen platform with granite top and steel sink (Nirali) and glazed tiles up to lintel level

·        Internet, TV & Telephone cables

 

THEMATIC LAYOUTS:

            The sites selected are strategically located and the extent varies as per the demand and future extension.  The Corporation prepares thematic townships, engaging Architects, and invites bids on e-procurement platform. Detailed survey together with contour survey is done.  Keeping in view the lie of the land, blocks are placed.  The principles of vaasthu are kept in view while orienting the buildings.  They are basically oriented towards East and North to have good natural light and ventilation.  The architects while designing the layouts are asked to keep the local architecture in view and accordingly design the layout or houses. 

Entire residential development is proposed as a gated community.  Adequate road widths 18 m or 24 m are planned as the main traffic corridors leading to the various precincts.  Internal road net work within each precinct is by means of 9 m and 7 m wide driveways.  A 2 m wide green corridor is proposed all round the layout and is mandatory.  Club house, Shopping malls, Schools also form part of the layout.  The club houses are proposed next to the main entrance and will have multipurpose hall, swimming pool, and tennis court, party lawns an ideal place for leisure and social parties / gatherings.  Amphi theatres are also proposed for community integration and socializing.  Convenient shopping is near the club house to cater to the daily needs of the inhabitants.  Central landscaped cores (open areas and tot lots) within each project are proposed and thus an attempt is made to procure the nature in urban settings.  In other wards soil conservation measures are integral part of the layout planning.

          Eco friendly features like solar water heating systems, solar lighting and piped gas supply are also considered in the planning.  Rain water harvesting measures are contemplated.  A centralized underground distribution system for the data cables, cable TV and Internet cables and telecommunications lines is provided.  A sewerage treatment plant is proposed for the treatment of the sewerage and disposal.  The recycled water will be used for landscaping purposes.

          The integrated townships so developed under Rajiv Swagruha will have high quality infrastructure, clear title and good quality construction assuring planned community living.  However the sizes of these colonies / townships will depend upon the demand.  All townships / colonies will be developed in approved layouts only with all four categories of flats / houses as per demand.

 

FACILITIES

Modern day living demands hassle free life. After days of hard work, the home should provide minimum basic comforts for the moderate income group category as both husband and wife are working. Keeping this mind the APRSCL conceptualized certain facilities which are adding value to living but not at huge cost. Rajiv Swagruha provides “premium life style at affordable cost”

·        Piped Gas supply

·        Solar water heating systems

·        Solar lighting

·        Well designed storm water drains with recharge pits

·        Tot lots, parks and playgrounds

·        Parking

·        Shopping complex

·        Entertainment facilities like amphitheatre / multiplexes

 

INFRASTRUCTURE

The APRSCL has studied the availability of infrastructure in several colonies constructed in the past and observed that the quality of life in the absence of appropriate infrastructure is not there even if occupant is living in a well designed flat / house. Absence of Roads, STP’s, and hanging electrical wires affect the health of life in the long rum. Normally occupant suffers s for a long time in order to get the basic minimum facilities since the builder / developer has already disappeared. Hence in APRSCL a conscious decision is taken to provide all basic standard infrastructures so that applicants start living healthy life from day one. The following infrastructure is proposed. 

·        Roads

·        Municipal Water supply

·        Underground drainage and Sewerage Treatment Plant (STP)

·        Underground electricity

·        All utilities underground

·        2 m wide green corridor

·        Avenue plantation

·        7 M wide drive way

·        Gated community

 

QUALITY ASSURANCE:

Laboratories at the field are established at each and every project for testing materials strength and standard along with quality.  There is quality assurance and vigilance wing in the head office headed by a senior General Manager with support staff and equipment to test the quality at every stage of the project execution. Frequent inspections are made to test the quality of the work by the Engineer –in-Chief and the CMD of the corporation.  Besides the above the applicants are encouraged to give feedback on quality. The APRSCL is also entrusting the quality check by a third party institutions like CIVIL- AID and IIT’s. Checks list are enclosed for reference

 

TECHNOLOGY INTERVENTION:

        The traditional method of construction of individual houses comprising of load bearing walls with an appropriate roof above or reinforced cement concrete (RCC) framed structure construction with masonry infill walls is totally inadequate for mass housing construction in view of the slow rate of construction. Further, such constructions are prone to poor quality even in case of contractors with substantial resources and experience, due to inherent defects in the quality of skilled labour and number of joints. Further they require skilled and semi skilled labour. Skilled masons are a scarce commodity now with definite knowledge in construction suffering the quality of workmanship and consequently inconsistent quality of the ultimate product. There are number of buildings constructed with the help of new technologies and has proved satisfactory Environment for Construction In order to cut down costs, time and give quality house.

 Hence necessacity for innovative technology which are capable of fast construction rate and are able to deliver good quality and durable structure in cost effective manner. The APRSCL adopted new technologies as interventions and are:

1)     M/S Shirke construction technology:  This technology envisages using pre -cast Siporex blocks for wall and slabs panels are used. The blocks are light weight and prevent absorption of water and thus prevent dampness. The columns and beams are cast at the casing yard. They are tested for strength and other mandatory requirements of quality assurance. These building elements are transported to the site and erected. The building elements thus erected conform to the quality, good workmanship as they are erected by machines and manually. A township comprising of 6214 flats at Jawaharnagar costing Rs.1000 Crores is taken up. The pattern of construction is G+14

 

2) Aluminum formwork technology or MIVAN technology by L & T:

The APRSCL entrusted construction of 3517 flats costing Rs.760 Crores at Bachupalli in Qutubullahpur Mandal in Ranga Reddy district using Aluminum formwork technology

The system of aluminum formwork is being used widely in the construction of residential units and mass housing projects. It is fast, simple, adaptable and produces total quality work which requires minimum time.

          This Technology is suitable for constructing large number of houses within short time using room sized forms to construct walls and slabs at one go. Formwork removal is achieved by hot air curing or using curing compounds. This facilitates fast construction. All the activities are planned in sequentially. Planning and execution of houses in an assembly manner results in accurate, well – controlled and high quality production in shortest possible time.   Large room sized formwork for walls and floors slabs are erected at site. Ready made concrete (RMC) produced under strict quality control is poured in to the formwork and allowed it to set and cured. The frames for windows and door as well as ducts for services are placed in the form before concreting. Staircase flights, façade panels, sunshades and grills etc. and other pre-fabricated items are also integrated into the structure. This proves to be a major advantage as compared to other modern construction techniques. However all issues arising out of construction needs to be well and properly planned and alterations after constructions are difficult.

           The entire operation essentially comprises fitting and erecting the portion of shuttering as planned (the optimization in use is determined by appropriate planning) and then carrying out concreting of the walls and slabs. The dimensional accuracy of the formwork is of high order. Therefore any possibility of errors does not rise or minimized.

 

 Quality Advantage of new Technologies 

High quality Formwork panels and factory manufactured building elements ensure consistency of dimensions; high quality concrete finish is produced to accurate tolerances and verticality which is aesthetically good. The high tolerance of the finish means that no further plastering is required in the case of aluminum formwork.

          The APRSCL’s has given consideration for speed and economy consistent with Quality. Good quality construction will never deter projects speed nor should it be uneconomical. In fact, time consuming repairs and rectifications due to poor quality work, generally delay the job and cause additional financial impact on the project.

 

 

 

 

SENIOR CITIZEN HOUSING

Senior citizen is a person of relatively of advanced age, specially a person at or over the age of retirement. During the last few decades better health care facilities have left to significant increase  in life expectancy that has resulted in growth of population of person who are sixty plus.

          On one hand number of senior citizens in total population is raising at an unprecedented rate but on other hand urbanization and industrialization is changing life styles drastically in cities where apart from change in life style traditional value system is also undergoing change. Certain features of city life like small family norm, nuclear families, lack of free time to care for the aged, limited living space, high cost of living, long working hours, concepts like privacy, space, independence, materialism, focus on self etc. lead to feeling of loneliness in old persons and make them vulnerable to be ignored and ill treated.

In Andhra Pradesh there is approximately 63 lakhs population of senior citizens which includes people who have worked in various parts of the country and after retirement returned to settle in their native state. There are various areas of intervention relevant for sub senior citizens like health, security, welfare, shelter, conveyance etc.   There are senior citizens who do not possess a maintainable house/shelter of their own. There are numbers of old aged homes being run for destitute but senior citizens who are capable of buying customized housing are not getting in open market.

          As request for providing senior citizens housing has come from various quarters, two schemes at Sahabhavana Township at Bandlaguda and Aarambh at Chandanagar are taken by the APRSCL with

 

        Specially customized flats with anti skid tiles, spacious corridors with grab bars, panic call button, etc

        Common facilities like kitchen, common dining, recreation room, clinic, Gym, Home theater, library, Guest accommodation, etc

        Attachment with nearby super specialty hospital

        Laundromat, Housekeeping, round the clock security and other services by an agency

 

LAND REQUIREMENT:

The APRSCL, keeping in view the following aspects, selected strategically located sites for construction of the integrated townships.

·        Near to town as land is required extents are not available in the towns,

·        Availability of water and transportation

·        Character of land slightly elevated, not low lying area.

For constructing full demand of 1.75 lakh houses the extent of land required is 13000 acres, spread over 94 Municipal areas.  The survey conducted shows government lands are available in most of the towns except coastal areas where land acquisition needs to be taken up.  Suitable government lands being identified by the district collectors and the corporation is paying exgratia to assignees (if land is assigned) the cost of land is being paid at the end of the project. 

          As on today APRSCL has a land bank of 5732 acres of land which costs       Rs. 6102 crores

 

CONCLUSION:

Though Rajiv Swagruha as a Housing scheme is a new model, the schemes of such nature will be successful if the finances either to the customer or to the APRSCL are provided on a preferential basis at a concessional rate of interest. Since the prices of APRSCL are realistic with best quality standards, lower interest rate from Financial Institutions is the key for its success

 

PROGRESS OF SCHEME IN TWO YEARS

 

Encl:  Annexure – I:          Projects prepared

Annexure – II:         Projects Awarded & grounded

Annexure – III:        Projects Completed

 

 

 

 

ANNEXURE - I

Projects Prepared

Sl.No.

Place

No. of Units

Project cost                           (In Crores)

1

Chandanagar

1140

132

2

Pocharam

2604

405

3

Bandlaguda

2970

460

4

Kondapur

1736

407

5

Ananthapur

1134

170

6

Vetapalem (Chirala)

427

48

7

Nellore

1249

185

8

Bachupalli-I  (39 & 40)

3517

760

9

Gajularamaram

2520

650

10

Mahabubnagar

1134

122

11

Kakinada

1664

285

12

Nizamabad

1140

174

13

Jawaharnagar

6214

1000

14

Bachupalli-II

2000

650

15

Adilabad

963

130

16

Yendada (VSP)

3588

1030

17

Nalgonda

458

65

18

Tandur (R.R. Dist.)

761

110

19

Vizag  (Nadipur)

17000

5000

20

Etcherla (Srikakulam)

1461

225

21

Karimnagar

7350

1000

22

Narasaraopet

672

70

23

Ongole-I (Flats)

1548

120

24

Srikalahasthi

357

50

25

Tirupathi

1332

230

26

Rajampet

168

38

27

Rayachoti (KDP)

480

85

28

Khammam

1836

262

29

Chandanagar-II  (Arambh)

1344

760

30

Munaganur

2000

380

31

Bahadurpalli

5400

1190

32

Kamareddy

580

85

33

Vikarabad

1200

175

34

Gadwal

906

155

35

Ramagundam

176

40

36

Boduppal

3068

665

37

Eluru

900

140

38

Nuzividu

468

55

39

Anakaplli

2008

340

40

Proddutur

488

40

 

Total

85961

17866

Annexure - II

Projects Awarded and Grounded

 

 

S.No

Place

No. of Units

Project cost                    (In Crores )

1

Chandanagar-I

1140

132.00

2

Pocharam

2604

405.00

3

Bandlaguda

2970

460.00

4

Vetapalem (Chirala)

427

48.00

5

Nellore

1249

185.00

6

Mahabubnagar

1204

122.00

7

Kakinada

1664

285.00

8

Nalgonda

458

65.00

9

Tandur (R.R. Dist.)

761

110.00

10

Narasaraopet

672

70.00

11

Rajampet

168

38.00

12

Rayachoti (KDP)

480

85.00

13

Khammam

1836

262.00

14

Kamareddy

580

85.00

15

Yendada (VSP)

3588

1030.00

16

Jawaharnagar

6214

1000.00

17

Bahadurpalli

5400

1190.00

18

Karimnagar

7350

1000.00

19

Bachupalli-I

3517

760.00

20

Etcherla

1461

225.00

21

Gajularamaram

2520

650.00

22

Anakapalli

2008

340.00

23

Gadwal

906

155.00

24

Ramagundam

176

40.00

 

Total

49353

8742.00

 

 

 

Annexure - III

Projects Completed

 

Aarambh – Chandanagar, Hyderabad

No of flats 1140:- Double Bed room 900 and Single Bed room 240

Project cost Rs.132.00 Crores

APRSCL is taking up second phase at Chandanagar for general and also senior citizens