WORLD HABITATE DAY
The U.N. General Assembly convened an international conference on human settlements from 31 May to 11 June 1976 in Vancouver. It adopted the declaration of principles called Habitat Vancouver Declaration, 1976.
On 19 December 1977 the UN General Assembly adopted a resolution on Institutional Arrangements for International Cooperation in the fields of Human Settlements. It decided that a secretariat should be established in the UN to service the Commission on Human Settlements.
The Habitat Vancouver Declaration realised the extremely serious condition of human settlements, particularly that which prevails in developing countries, recognizing that international cooperation, based on the principles of the UN Charter, has to be developed and strengthened in order to provide solutions for the world problems and to create an international community based on equality, justice and solidarity.
In October 1978 United Nations Centre for Human Settlements (UNCHS) Habitat was established to service the inter-governmental commission on Human Settlements,and to serve as a focus for human settlements activitites in the UN system.
Most developing nations have experienced rapid population growth and a slow-down in agricultural production on the one hand and the expansion of jobs and opportunities in urban areas as a consequence of industrialization on the other. These factors have caused a large increase in migration to urban centers in recent years. Almost without exception, the political and urban authorities in developing nations were simply not ready to house so many migrants in such a short space of time. The consequence has been a large shortage of housing and the growth of slums and squatter settlements.
The dimensions and problems of housing need to be viewed in the overall environment of human settlements. Housing has been primarily a self-help activity. The housing policies and programmes, while accepting that housing is essentially a private activity, has to recognise that State intervention is necessary to meet the housing requirements of the vulnerable sections and to create an enabling environment in accomplishing the goals of "shelter for all" in a self-sustainable basis. India has been constantly working to provide shelter to its population. Various plans mooted and national housing policy launched.
The Eighth Plan outlay for urban housing was Rs.3,581.67 crore in the State Sector and Rs.1,341.35 crore in the Central Sector.The Eighth Plan target was 7.80 million new housing stock, including 6.29 million units in Economically Weaker Sections (EWS) and Low Income Group (LIG) categories. The estimated investment requirement was Rs. 5,779 crore, at 1989-90 prices. Metropolitan cities were estimated to account for as much as 2.75 million units at an investment of Rs. 22,770 crore.The urban upgradation activity was estimated at 1.75 million units at an investment of Rs. 1130 crore. Housing for the totally houseless population, urban and rural, would require an investment of Rs. 610 crore. Housing has been, therefore, largely a people's activity, but constraints of finance, land, other inputs and the absence of a stimulating environment has pushed the urban housing solutions beyond the reach of the majority of the people. Recent Habitat II housing and urban indicators for mega cities and secondary towns show that the cost of a median house in terms of the annual household income goes up sharply with the city size: 13 years income in Mumbai, 12 years in Delhi, 11 years in Bangalore and 7 years in Chennai, and it goes down to 3 to 4 years in secondary towns.
In this perspective, public housing thrust is, most appropriately, directed towards social housing, to reach out housing solutions to the priority groups. An equally important activity is to provide a policy framework and a legislative, fiscal and financial system that would put into effect the enabling role of the government in stimulating, supporting and promoting other actors to play direct roles in the housing delivery system. These two activities have been the pillars of the housing policy in our five year plans It has been estimated that during the Eighth Plan, funds flow from the formal sector was about Rs.25,000 crore, inclusive of Central and State Governments, Life Insurance Corporation (LIC), General Insurance Corporation (GIC), National Housing Bank (NHB), Housing and Urban Development Corporation (HUDCO), Provident Fund, commercial banks, housing finance institutions and cooperative apex federations. A major initiative was taken in the Sixth Plan, when the public sector was entrusted with a promotional role in housing in general and restricting its direct operations to housing for the urban poor and provision of house sites and construction assistance for rural landless labourers. Development activities were diversified in the Seventh Plan by providing for setting up an institutional financial system for housing and urban infrastructure and thrust was given to slum upgradradation in situ, development, in preference to relocation and provision of basic services for the poor. Work on the National Housing Policy (NHP) was initiated in the mid-eighties, together with preparatory work to set up a National Housing Bank and the process gathered momentum during the International Year of Shelter for the Homeless (IYSH), 1987.
A national network of Nirmithi Kendras (Building Centres) has been established with Central assistance through HUDCO under a Central scheme. These Centres impart training to artisans in low-cost construction skills and produce building materials and components by utilising agro-industrial wastes.
The scheme of Night Shelters/Sanitation Facility to Footpath Dwellers in Urban Areas provides night shelter and sanitation facilities to footpath dwellers. The per capita development cost provided for this is Rs.5000, 20 percent of which is financed by Central Government and 80 per cent from implementing agencies or a HUDCO loan. The programmes overall implementing agency is HUDCO and the coverage is all urban areas, having the problem of footpath dwellers.
The schemes for other priority groups which include handloom weavers and beedi workers, are implemented through Central Government subsidy released by the concerned Ministries and HUDCO loan. HUDCO also provides loan for construction of hostels for working women. The National Housing Bank (NHB) has recently launched housing schemes for slum dwellers and households headed by poor women with the funds mobilised under the Voluntary Deposits Scheme.
Rural housing did not receive much attention during the first 25 years of Central planning. The rehabilitation programmes of the Ministry of Refugees Rehabilitation provided, until around 1960, housing to about 5 lakh households, mainly in Northern India. A Village Housing Scheme was also launched in 1957 as part of the community development movement, under which loans were provided to individuals and cooperatives, subject to a ceiling of Rs. 5,000 per house and 67,000 houses were built under this scheme by the end of the Fifth Plan (1980).
Indira Awas Yojana (IAY) is the most important rural housing scheme. Its genesis can be traced to the rural employment programmes like the National Rural Employment Programme (NREP) and Rural Landless Employment Guarantee Programme (RLEGP), in which construction of houses was a major activity. There was, however, no uniform policy for rural housing. In June, 1985, a specific proportion of RLEGP funds was earmarked for construction of houses for SCs/STs and freed bonded labour. Later in April, 1989, the NREP and RLEGP were merged into the Jawahar Rozgar Yojana (JRY), and upto 1992-93, the IAY was continued as a part of the JRY, with a special provision of 6 percent of the housing units free of cost to members of SC/ST and freed bonded labour living below the poverty line in the rural areas. The proportion of free housing units was raised to 10 percent in 1993-94 and the scope was extended to cover non-SC/ST rural poor, subject to the condition that the non-SC/ST beneficiaries should not receive more than 40 percent of the total allocation. Further extension of the coverage was made in 1995-96 to include families of servicemen of the armed and para-military forces killed in action. In the identification of the beneficiaries, weightage is given to victims of atrocities, households headed by widows and unmarried women, households affected by natural calamities or displaced by development projects, nomadic, semi-nomadic denotified tribes, internal refugees and disabled families. After the JRY was restructured from January 1, 1996, The IAY has become an independent Centrally Sponsored Scheme for shelter, with the resources being contributed on 80:20 basis by Centre and States.
The output of the IAY is estimated at 37.16 lakh houses during the period 1985-86 to 1996-97 at an investment of Rs. 5,038 crore. The IAY has been recognised as a positive support activity that has provided to the homeless poor in rural areas a feeling of security and has facilitated their integration in the emerging social milieu. An evaluation of the IAY by the Planning Commission in 1993 brought out a high satisfaction rate, with 84 per cent of the beneficiaries being satisfied with their houses. States have accepted it as a major activity and almost every year since its inception, the annual targets have been exceeded.
Implementation of Agenda 21
During the Eighth Plan period, significant activities were underatken towards the implementation of Agenda 21, endorsed at the Rio de Janeiro Environment Meeting of 1992. This document had laid stress on the deteriorating situation in human settlement conditions, assessed to be a result of low levels of investment because of resource constraint and recommended promotion and improvement of activities in eight priority areas. The Government of India has responded positively.
As a part of the strategy to strengthen the human settlements management activities, the Central Government has introduced several schemes such as : Environment Improvement of Urban Slums, a State sector scheme; Integrated Scheme of Low-cost Sanitation; Nehru Rozgar Yojana (NRY) with three components namely Scheme of Urban Micro Enterprises (SUME), Scheme of Urban Wage Employment (SUWE), and Scheme of Housing and Shelter Upgradation (SHASHU); Urban Basic Services for the Poor (UBSP); Scheme of Integrated Development of Small and Medium towns (IDSMT); Scheme of Infrastructure Development in Mega-cities (IDM); Integrated Rural Development Programme (IRDP); Jawahar Rozgar Yojana (JRY); Development of Women and Children in Rural Areas (DWCRA); Accelerated Rural Water Supply Programme (ARWSP); Accelerated Urban Water Supply Programme for small towns with population less than 20,000 (AUWSP) and Minimum Needs Programme (MNP)/ Basic Minimum Services (BMS).
In order to improve the land-use planning capabilities at the city/town level, the Central Government has launched an urban mapping scheme which utilises advanced technologies such as remote sensing and aerial photography to prepare physical and utility maps on appropriate scales. Two-third of Indian States and Union Territories are vulnerable to natural disasters. In order to develop policies and strategies for planning human settlements in disaster-prone areas, the Government. of India has set up the National Centre for Disaster Management. A Vulnerability Atlas is being developed to indicate disaster-prone sites in the country.
The rapidly growing demand for housing and infrastructure is exerting heavy pressures on the natural environment. To promote sustainable development of the construction industry, Government. of India has taken several initiatives to promote energy-efficient building materials and shift the reliance from non-renewable resources to renewable resources. The national network of Building Centres is disseminating information on these eco-friendly and energy-efficient building materials and construction technologies and the Building Material and Technology Promotion Council (BMTPC) is promoting large-scale utilisation of agro-industrial wastes.
Ninth Plan Priorities and Strategies
While the housing needs of all segments of the population will have to be met, the Ninth Plan will focus special attention on households at the lower end of the housing market, the priority groups identified for such support, such as, for example, people below the poverty line, SC/ST, disabled, freed bonded labourers, slum dwellers and women-headed households. Minimum housing adequacy norms will be evolved that would include per capita living space, structural durability, access to drinking water with minimum quantitative and qualitative norms, sanitation facilities and connectivity. The responsibility to fix the norms will be entrusted to the States and it is expected that the State governments will further decentralise the responsibility to Urban Local Bodies (ULBs) and Panchayati Raj Institutions (PRIs), with provision for a participatory process to determine the norms. The norms would be the base for working out State and district housing action plans for both the urban and rural areas.
Government will, as a facilitator, create the environment in which access to all the requisite inputs will be in time, in adequate quantum and of appropriate quality and standards. All housing delivery systems, such as the cooperatives, private sector, community groups, and people's self efforts, will be stimulated to make their contributions to new housing stock as well as upgradation and renewal of the existing stock. In the case of the cooperatives, the endeavour will be to encourage the formation of cooperatives from the planning stage of the housing programme and maintaining a high continuity rate of the original members.
Land market reforms will be undertaken through restructuring legal, planning and fiscal provisions, on which considerable work has been done during the Eighth Plan and the results incorporated in several official documents.
To build sustainability into the housing of the urban poor as well as in rural housing, integrated development of settlement should be promoted, on the principle of stregthening the linkages and inter-dependency between shelter and income upgradation. India has made a commitment to this approach in the NHP and the Habitat II National Plan of Action (NPA). To promote this strategy, the Ninth Plan will support the use of composite credit instrument, modify land-use patterns and city master plans and strengthen the linkages between the farm and the non-farm sector in the rural and semi-urban areas. The NGOs and other voluntary organisations would have to play the role of a catalyst.
Some special development needs have to be addressed as regards rural housing. Urbanisation has had an impact on the traditional rural housing development activities, with increased flow of information on housing designs, new technology,and materials. The options and need to upgrade the structure, especially the roof and the wall, has been recognised in the NHP and in rural housing programmes. This would reduce the annual maintenance inputs, including human inputs, and provide better protection against natural calamities. Rural housing is also qualitatively different from urban housing, in that the housing activity is not very much based on the cash economy but depends to a considerable extent on land rights and access to resources. Rural housing has also emerged as a major component of rural development programmes and, as such, is considered to be an integral part of rural development planning. Keeping in view the varied range of geo-climatic conditions and housing typologies in rural areas, the tasks are stupendous in developing and managing rural housing programmes. One set of materials, plans or construction techniques cannot be applicable across the country, and hence rural housing requires grass-root level feedback on housing needs, together with basic amenities like approach roads, internal roads, drainage, water supply, sanitation and work place.
As per 1991 census the total rural household shortage was 13.72 million. Of these 3.41 million households were without shelter and 10.31 million households were living in `Kutcha unserviceable houses. In addition an estimated increase of 10.75 million households would be required on account of population growth during the period 1991-2002.It has also been estimated that between 1990-91 and 1996-97, about 5.7 million units would have been added to the rural housing stock through the on-going programmes of IAY, State Governments, HUDCO and self-help system. Thus the net housing shortage between 1997 and 2002 is 18.77 millions of which 8.46 millions are new houses and 10.31 million are kutcha/unserviceable houses. Another set of estimates, presented in Habitat II National Report, also brings out a similar scenario with new housing requirement estimated at 7.7 million units and upgradation requirement at 11.2 million units. An additional estimate was made of extension of existing units, which was 8.7 million units. It is clear that large upgradation activity has to be taken up during the Ninth Plan for which realistic estimates of net housing shortage, Statewise, will be required. The overall housing shortage does not reveal the regional dimension of the problem. While housing shortage exist in almost all States, there is a large concentration in a few States with Bihar accounting for nearly 1/3 of the housing shortage in the country followed by Andhra Pradesh , Assam, UttarPradesh and West Bengal, which together account for another 44.65 per cent. In each of remaining States the housing shortage is less than 5%. Therefore in the backdrop of the total housing requirement the housing shortage in selected States is more acute.
The IAY would be the main Government programme for achieving the objective of shelter for all rural poor. It would continue to be a 100 per cent subsidised programme, targetted specifically towards providing shelter for the houseless, inadequately housed and disadvantaged groups. Under the IAY, the funds are allocated to the State/UT on the basis of the proportion of rural poor in the State/UT to the total rural poor in the country. This modality fails to take account of the actual housing shortage and does not take into account the housing needs of the economically weaker section who are just above poverty line. There is need for modification of present IAY. This issue being discussed separately under this chapter.
In this effort, the focus of research and development would be on innovative low-cost building and construction technologies, cultural-specific housing designs and appropriate housing materials for building durable and safe houses.Apart from developing new technologies, the rich stock of appropriate technologies will be disseminated to the rural areas.To utilise these technologies effectively a major role will be provided for development of skills by the Nirmithi Kendras (rural building centres) under the aegis of HUDCO for dissemination of rural building techniques and for effective training to rural youth in trades related to low-cost housing.Institutional facilities already available in select rural ITIs, polytechnics and vocational training centres will also be strengthened.NGOs should also participate in conserving and upgrading the traditional housing architecture and should promote development of integrated programmes for the upgradation of artisans' skills and the deployment of unemployed youth in various trades related to low-cost housing.
Several States/UTs are implementing their own housing programmes, in addition the IAY. It is necessary to coordinate all the efforts with a view to addressing the housing shortage in a phased manner. There should be regular and timely data on allocations, cost norms, and the number of houses constructed each year,Statewise. A strong data base and monitoring system is required for this purpose. The Central and State Governments, along with financial institutions would then be able to jointly undertake the tasks of providing a house to all, with basic habitat services, in a time bound manner.Activities will have to be undertaken at the village level through convergence and collective action. This would necessitate the proactive participation of the village community who would formulate an action plan on the basis of identified needs and priorities and in line with the resources available.
Special Action Plan- Urban Housing
Government has set a goal to provide housing for all and towards this end it proposes to facilitate the construction of twenty lakh additional housing units annually.
The target of additional dwelling units has been broadly bifurcated as 13 lakh units for rural areas and 7 lakh units for urban areas.
Based on the average cost of EWSand LIG housing units of Rs. 35000 and Rs. 1 lakh respectively the investment requirement for 7 lakh new units would be of the order of around Rs. 4000 crores.
The extend of funding from institutional finance is proposed to be 70 per cent and the balance 30 per cent is proposed to be met partly as subsidy from Central/State Governments and partly as beneficiary contribution in cash, kind and labour.
Investment expected from the institutional financing bodies would be of the order of Rs. 2800 crores.
A package of incentives and concessions is needed to attract the private sector.
Special Action Plan for Rural Housing
The National Housing and Habitat Policy 1998 aims at providing Housing for All. 20 Lakh additional housing units proposed to be constructed annually, of which13 lakhs dwelling units would be in rural areas. These would be in addition to 12 lakh units constructed per year. Therefore, a total of 25 lakh rural houses would be constructed annually.
Main ingredients of the composite housing strategy are:
Indira Awas Yojana (IAY) for construction of new houses free of cost for the target group below the poverty line comprising SCs/STs, freed bonded labourers and also non-SCs/STs families to continue.In addition, a new component for upgradation of kutcha and unserviceable houses is being introduced.
Credit cum-subsidy scheme to cover people upto twice the income level of the Below Poverty Line families. Assistance in the form of subsidy and loan on a 50:50 basis within Indira Awas Yojana(IAY) cost norms.
Innovative Stream for Rural Housing and Habitat Development (ISRHHD) to encourage the use of cost effective, environment friendly, scientifically tested and appropriate indigenous and modern designs, technologies and materials.
National Housing Bank(NHB) to finance 1 lakh housing units under the Swarna Jayanti Housing Finance Scheme.
Greater equity participation to HUDCO for construction of additional houses in rural areas.
Rural Building Centres to facilitate technology transfer ,information dissemination, skill upgradation and production of cost effective and environment -friendly materials
Basic Minimum Services(BMS) Programmes Housing is one of the seven components identified under the BMS to provide housing to the shelterless poor in a time bound manner.
Present Status Of Construction In Rural Housing
At present it is estimated that approx 12.3 lakh houses are being constructed annually in rural areas under various housing schemes. Based on this estimation it was projected that approx 61.50 lakh houses (i.e. 12.30 lakh x 5 years) will be added to the overall housing stock between 1997-2002 at the 1997-98 level of funding. In addition, from the Additional Central Assistance (ACA) for BMS which includes rural housing as one of the seven components, it is estimated that at least 1.70 lakh additional housing units would be constructed annually from 1998-99 to 2001-02. Therefore, a total of 68.30 lakh units of rural houses were to be constructed as per earlier projections.
Special Action Plan For Social Infrastructure: Targets For Rural Housing
Under the Special Action Plan for Rural Housing, an additional 13 lakh new houses are required to be constructed annually in the rural areas in addition to the existing 12.3 lakh units per year. Therefore, the total houses to be constructed annually would increase commensurately to 25.30 lakh.
Operational strategy to achieve the targets set under Special Action Plan For social and certain new initiatives are detailed below:
: The Indira Awaas Yojana is the most important rural housing scheme which aims at providing dwelling units free of cost to the rural poor living below the poverty line. On 1.1.1996 with the restructuring of Jawahar Rozgar Yojana (JRY), IAY became an independent Centrally Sponsored Scheme (CSS) for shelter for the rural poor with resources being shared on a 80:20 ratio between the Centre and States. The main objective of the scheme is to construct dwelling units free of cost for the target group below the poverty line which comprises SC/ST, freed bonded labourers and also non-SC/ST families. The cost norms under IAY have been periodically increased and in the latest upward revision the maximum ceiling of assistance admissible under IAY has been raised from Rs.14,000 to Rs.20,000 in plain areas and from Rs.15,800 to Rs.22,000 in the hilly/difficult areas.
i) Indira Awaas Yojana (IAY)- Main Programme
The existing scheme has a limited format i.e. construction of new houses. As the need for upgadation of unserviceable kutcha houses in the rural areas is acutely felt, the existing pattern of public investment in the rural housing sector is not necessarily the most efficient. In principle, it would be cost effective to provide part financing for upgradation of existing houses as the field level situation supports this. Hence in its modified form it is proposed to implement the IAY in two components namely, (a) construction of new houses (at an average weighted cost of Rs.20,900) and (b) upgradation of kutcha and unserviceable houses (at a unit cost of Rs.10,000). States would be allowed to use upto 20% of the funds allocated under IAY for the upgradation of unserviceable kutcha houses.
To correct the regional imbalance, implicit in the overall housing shortage, in the country, it would be imperative to change the existing allocation criterion under IAY from the incidence of poverty to actual housing shortages in States. Also the absorptive capacity of the States both physical and financial in terms of their 20 per cent share would also have to be taken note of as problems of implementation are acute in some States.
There are a large number of households in the rural areas who have not been covered under IAY, since they do not fall within the BPL category. For such households living just above the poverty line, but still constituting the segment of economically weaker sections, a new Credit-cum-Subsidy Scheme (as a sub-scheme of IAY) is proposed to be launched covering people upto twice the income level of the BPL families. The Finance Minister in his budget speech for 1998-99 also made a reference to the introduction of such a scheme. Under this scheme it is proposed that 50% of the assistance would be in the form of subsidy and 50% as loan but within the IAY cost norms (presently Rs.20,000 for the plain areas and Rs.22,000 for the hilly/difficult area). The loan portion would be provided by financial institutions, commercial banks, housing boards, etc. and the refinance facility will be provided from HUDCO, National Housing Bank etc. The funding of the subsidy portion would be shared in the ratio of 80:20 between the Centre and the States.
ii) Credit-cum-Subsidy Scheme (CCS):
): The Innovative Stream for Rural Housing and Habitat Development (ISRHHD) is proposed to be launched as a sub scheme of IAY on a pilot project basis for the BPL poor. Under this scheme it is proposed to encourage the use of cost effective, environment friendly, scientifically tested and proven indigenous and modern designs, technologies and materials to construct IAY houses suited to the particular location. The Innovative Stream for Rural Housing and Habitat Development was launched in 1998-99, on a pilot scale.
iii) Innovative Stream for Rural Housing and Habitat Development (ISRHHD
: The National Housing Bank (NHB) and other banks would have to enhance their performance in rural housing. The Golden Jubilee Rural Housing Finance Scheme (GJRHFS) was launched by the National Housing Bank in 1997-98 with its coverage extending to the rural areas and to small towns having a population upto 50,000. The benefits of this scheme have however been cornered mainly by the small towns. The total estimated contribution of NHB and other commercial banks to rural housing annually is only 0.6 lakh units.
iv) National Housing Bank/Commercial Banks Funding
To address the primary objectives of technology transfer, information dissemination, skill upgradation through training of rural masons, plumbers etc. and production of cost effective and environment friendly materials, there is a need to establish an institutional network of RBCs in all the districts in the rural areas as has been done in the urban areas.
v) Rural Building Centres (RBCs):
: The Housing and Urban Development Corporation (HUDCO) is functioning with equity support provided by Government of India, as the apex national techno-financing agency in the housing sector. So far its operations have been largely confined to urban areas. However, at present HUDCO is directing 15% of its total housing resources for financing housing activity in the rural areas and constructing approx. 3.00 lakh rural houses annually. In his budget speech the Finance Minister has enhanced the capital base of HUDCO by Rs.110 crore so that it may leverage more funds for housing construction in the urban and rural areas.
vi) Housing and Urban Development Corporation
Equity participation by the Department of Rural Employment and Poverty Alleviation (DREPA), Ministry of Rural Areas and Employment (MRAE) in HUDCO earmarked for rural housing would facilitate HUDCO to raise eight times of the amount from the market for construction of additional houses. By way of illustration Rs.50 crore equity participation in HUDCO would leverage Rs.400 crore and which would finance 1.8 lakh houses in rural areas (It may be noted that houses to be constructed by HUDCO with equity participation from Department of Rural Employment & Poverty Alleviation in the remaining 4 years of Ninth Plan (1998-99 to 2001-2002) would be an additionality over their existing effort at constructing 3 lakh houses annually.
The cooperative housing movement has also contributed to the housing sector by constructing 7.00 lakh units in the rural areas. It is expected to improve its performance in the ensuing years of the Ninth Five Year Plan period.
vii) Cooperative Housing:
: The Basic Minimum Services (BMS) programme was launched in pursuance of the recommendations of the Chief Ministers Conference held in July, 1996. Housing has been identified as one of the seven components of the BMS to provide housing to the shelterless poor in a time bound manner. In addition to the normal State Plan provisions for BMS being made in the States/UTs Annual Plans and the funds routed through the Centrally Sponsored Schemes, the Central Government provided Additional Central Assistance (ACA) for BMS to the States and UTs. It is assumed that from the ACA provided to the States for BMS, at least 1.70 lakh additional housing units would be constructed annually under BMS in the rural areas. Further, it is projected that outside IAY 5.80 lakh housing units will be constructed by various financial institutions like NHB/Commercial Banks and State Governments rural housing programmes. It is therefore estimated that 7.50 lakh additional units would be constructed annually outside IAY by various housing agencies.
viii) Others including BMS
By the end of the Ninth Plan , 109.53 lakh units would be constructed leaving a residual gap of 78.17 lakh units (i.e. 187.70 109.53= 78.17 lakh units). It may be noted that at the end of the Ninth Plan the housing shortage would be only in terms of unserviceable and kutcha houses needing upgradation in the Tenth Plan. However, housing shortages during the Tenth Plan are likely to be surfaced on account of population growth. These shortages would be taken care of during the Tenth Plan.
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