II. REVISIÓN DE LITERATURA
2.18 Balance hídrico
2.18.3 La ecuación de balance hídrico global
The basic premise is centred on some pragmatic concerns such as scarcity of land, market value of floors, capacity of slum dwellers to pay and need of high quality accommodation fitting in to the concept of modern capital city of Delhi.
This is also important to note that given scarcity of land in the capital region and growing pressure for additional infrastructure, there is no alternative of multi‐storey accommodation which also is the going trend
in most of emerging economies such as China, Malaysia, Singapore, Hong Kong etc. With high rise buildings it is possible to provide more space to slum dwellers without additional cost to government. Given the value of property/ real estate in Delhi, it is demonstrated that the key benefit to slum dwellers in terms of good quality house with space of 270 to 800 sq ft and all other amenities required for good living cam be provided without any additional cost to government and even after that huge fund would be left over to provide other benefits such as healthcare, education and maintenance.
A
SSUMPTION AND SENSITIVITIESThe above proposition is based on survey based data which is presented in Tables 13.3 to 13.5. A flat cost of construction of INR 1200 per sq ft is assumed, which is about 60 per cent of average selling price of high rise residential property in NCT region. An expensive construction cost is assumed to cover the provisioning of sanitation, ventilation, hygiene and light in the same way as it is the case in any modern day high rise residential complex.
The total ground area covered by the 477 slum clusters has been arrived at by multiplying the estimated number of households with average floor area of 100 square feet and a factor of 1.1 to take into account walk ways and other common space. This translated into an effective ground area of 443 hectare covered by the slums with an inhabitation of 4.34 lakh households. Given the geographical area of Delhi State as 148300 hectare, the coverage by slums is just about 0.33 per cent where almost 21 per cent people of Delhi are taking shelter.
The market price of floors in commercial buildings around the slum clusters is estimated as INR 30900 per square ft on an average. This allows estimation the value of commercial construction generating saleable floor. It is demonstrated that the returns from sale of surplus space that can be created in the land occupied by the slums is huge enough to take care of good accommodation as well as all other welfare benefits that can reasonably be thought of. Further, the results are checked for lower average values of commercial floors and it comes out that even with one third of above value (INR 10000 per square ft), the conclusion would hold in all cases and surpluses remain positive.
For the purpose of this analysis, it has been conservatively assumed that only 40 per cent of the occupied land can be used for construction leaving aside 60 per cent space to meet statutory needs, roads, dispensary, community centre, shops etc. Also this would take care of some of the slums which cannot be rehabilitated due to space constraints. Thus, effective plinth area to be used for in‐situ construction would be about 177 hectare.
The other important assumption is that the government would allow a higher floor to surface index. This is very critical and globally accepted strategy. The assumed flat cost of construction of INR 1200 per sq ft assumed, is sensitive to the height of building but it has been checked that changing this value to even INR 1500 or INR 2000 per sq ft, the conclusion of the analysis does not change. Further, with such expensive construction, the problems of sanitation, ventilation, hygiene and light would be automatically taken care of as it is the case in any modern day high rise residential complex.
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which is affordable for them as indicated in survey. In the second option, the floor area could be increased to 400 sq ft and the slum dwellers may be asked to pay INR 125 per sq ft, which has little premium. A more aggressive case is to provide 800 square feet floor at the rate of INR 1000 per square feet, which is feasible if building height is above 21 storeys. In between several cases have been presented in Table 13.3. Finally, for simplicity it is assumed that the height of commercial and residential blocks would be similar and that these blocks could be separate or mixed as per convenience and location mainly being determined by the saleability of the commercial space. The value of commercial floors is assumed to be the average for all floors and all localities, which in fact, may vary significantly across regions. The analysis results throw a wide range of options and even if commercial floor are lesser in number than the residential floor, the conclusion holds because surpluses are huge. It is easy to calculate the zero surplus cases, which would show the minimum number of commercial floors that would be required to construct but such results are abstracted for the brevity of presentation.