SK Sharma

The commonly known housing typology is plotted development and group housing. Plotted development implies individual ownership of plots. In this, the layout is approved on the standards and plot holders have to build according to building bylaws. Group housing implies walk up or multi-storied flats in which the residents have right over specified built space while the land is common property with limited individual rights. The layout is approved on basis of standards such as light, ventilation, recreation, other facilities, parking and access to fire brigade. Plotted development enables land holding rights and group housing higher densities. Often plot owners make two or more units on the plot within the available FSI, live in one and rent out others, increasing density and parking requirements. The permissible number of family units should be clearly provided for in the allotment deed and parking, etc, provided on that basis.

An intermediate category hereafter called "plotted group housing", is one in which single family units are built on individual plots but the layout is approved for a defined built form based on standards of light, ventilation, recreation, parking and access to fire brigade. In such a layout, common parking can be provided for a cluster of, say, 40 to 50 single-family units in a fully pedestrian environment. However, to meet fire requirements, at least 4.5 meters wide landscaped pedestrian greens as recreation will have to be provided to enable fire brigades to rush in to be able to attend to each unit in an emergency, if need be, by partly damaging the landscape.

To illustrate, on a 100 sqm (10m x 10m) group housing plot, a 5m x 5m open court can be provided at one back corner, and a 150 sqm three bed room duplex home on the rest of the plot. A basement for storage below the dining and kitchen can be allowed, facilitating an attractive split-level home. A one-meter verandah in the front with the first floor covering it can provide an interesting sitting space overlooking the community green. A one meter wide suspended colourful awning extending from the verandah on the community space can be permitted in the urban design.

Instead of one 150 square meter duplex home, some can be made as two 75 sqm efficiency homes, one on ground and the other on the first floor, for young professionals or elderly citizens whose grown up children live elsewhere – vital emerging social needs.

Social housing: For the weaker sections, the group housing plot can be 15 to 18 sqm providing a 30 to 36 sqm duplex two room home built fully on the plot. A ladder between two units to the top terrace can meet personal open space needs. The open spaces providing access can also meet community needs, but being community property, cannot be encroached upon. One room family homes often provided are non-houses being against the dignity of women, and must be banned.

While redeveloping dense slums, basement can be provided in, say, one-third of the units for community use such as school, health care and skill upgradation centres, or leasing to small business to generate resources for the neighbourhood. This will release scarce open space for community use.

Cluster housing, often advocated, is undoubtedly attractive, but row and cluster are housing patterns, not housing typology. Either can be used depending upon the site and creativity of the architect.

Land Rights : Freehold rights replacing leased hold rights are now being commonly favoured. This is a highly retrograde and dangerous step. Land and other environmental resources cannot be any individual’s property. A person can have only a right to it for a specified use such as agriculture, housing or industry with stipulated conditions. Traditionally, village land was on village lease and the village parliament ensured that it was not misused. Leasehold rights got discredited when lease was given by higher level governments leading to abuse by higher level politics and bureaucracy. Leasehold should be from the community, in urban areas from the neighbourhood. Each housing development should be registered as a cooperative as in Mumbai, the land transferred to the cooperative that leases units to individuals, levies neighbourhood charges for managing the services, and punishes misuse. q