Insitu Slum Rehabilitation Project, Yerwada, Pune

URBAN DESIGN AND AAYUSH MALHOTRA

PARTICIPATORY APPROACH UJJWAL UPADHYAY
• Government of India, initiated a housing scheme, BSUP (Basic Services for the Urban Poor) under JNNURM (Jawaharlal Nehru National Urban Renewal
Mission), to find housing and slum redevelopment strategies for over 1,200 households. A housing subsidy of 3lakhs(90% from government and 10% from
the beneficiary) was granted per house that will help upgrade 7 high density slum areas in Yerwada, Pune.
• It stood as a unique opportunity in slums to develop the residential zones with due thought to the community aspects and not in the manner of a contract
for infrastructure construction projects.
• Patterns that have evolved during time are preserved and existing social networks are respected where Neighbours remain neighbours and local remains
local.
• The design was to construct units as individual or multiple houses. Single or multiple storied on the same footprint coverage or rearranging the hutment
structures in the same cluster with the consent of the families.
• Design of a 270 sq.ft. carpet area with 2 different housing typologies, having the possibilities of grouping to share walls, having individual homes or
mixing options to fit the individual demands or situations and are flexible enough to adopt to most cluster arrangements.
SITES
• Plain Table Survey of the existing houses in the slum was carried out by surveyors and plan of the entire slum was generated. On
this plan, Mahila Milan, SPARC and the architectural teams marked the permanent(Pukka) and temporary (Kachha) tenements
after extensive study and visits to the slums.
• Based on these surveys, data sheets were prepared for each of the 7 sites. The distribution of the structures into commercial,
institutional, residential and mixed land use was marked therein for all further references.
• These sheets gave the number of beneficiaries under this scheme, who were then approached with the designs for discussions and
suggestions.
• Under the scheme, the community and people are the
clients and the deciding factor in the entire process.
The design for each and every house is discussed
with the beneficiaries themselves and thus is a tailor
made design.
• The challenge of the project lied in the reversal of
roles of the beneficiaries and government bodies.
PUBLIC
PARTICIPATIO
N
 KING’S CROSS STATION, LONDON

URBAN DESIGN AND AAYUSH MALHOTRA

PARTICIPATORY APPROACH UJJWAL UPADHYAY
• The King’s Cross Regeneration Program entails
the transformation of a 27-hectare area in central
London on former rail land to the north of King’s
Cross and St Pan cras stations into a mixed-use
urban regeneration project, with up to 739,690
square meters of floor space.

• Principal uses include 3.4 million square feet

(316,000 sq m) of office space, close to 2,000
residential units, 500,000 square feet (46,400 sq m)
of retail and leisure space, a hotel, and educational
facilities.

• It is also expected to provide substantial returns to

its developers in the medium to long terms. From a
planning perspective, King’s Cross is a unique
development, considering the six years it took to
design and negotiate. Aerial View of King’s Cross, London

• The process included 4 rounds of public

consultation, involving around 30,000 people,
leading to a well-tailored solution for urban
regeneration.
• The approach exemplifies a strategic approach to
urban transformation through Transit Oriented
Development (TOD). Granary Square TOD around King’s Cross Historical buildings
incorporated
LOCATION OF KING’S CROSS STATION AND HIGH SPEED1 ON GREATER Redevelopment Schemes of King’s Cross Opportunity Area
LONDON’ RAILWAY NETWORK
 Public-Private Partnerships (PPP) for infrastructure funding and property development

• In London, local governments and the private developer redeveloping the King’s Cross rail yard stress the importance of
sharing the costs and benefits conferred, particularly around the newly integrated transit terminus.

Stakeholders and Partnerships in the redevelopment Scheme around King’s Cross

Partnership with Private Developers
• LCR has played a crucial role for the regeneration around King’s Cross. In 1996, as
a private consortium, LCR was selected by the UK Government to build and operate
HS1, a high-speed rail link. One of the key objectives behind HS1 was to stimulate
regeneration in inner London and in particular around King’s Cross.
• In 2001, LCR selected property developer Argent, one of the UK’s most respected
property developers, was selected as a private development partner for the King’s
Cross regeneration program, given its rich experiences in regeneration and mixed
use developments.
• With a strong portfolio of urban regeneration projects and mixed-use development,
Argent proceeded to plan, manage, and deliver the scheme starting in the same year.
Argent started from a blank piece of paper, built the scheme on principles and
precedents, and then realized these in the master plan.
• The partnership made a £250 million investment in infrastructure at King’s Cross
Central since 2009 to 2014, which unlocked the 6 million square feet (557,000
square meters) of development on the project. The partnership’s equity funding went
towards new roads, new public spaces, a new bridge across Regent’s Canal, canal-
side improvements, and the Energy Centre and its associated district heating and
distribution networks.
Partnership with Central Government
• Originally, HS1 was planned to be privately
financed, owned, and operated, but there was
significant doubt about the project’s financial
viability. Consequently, as part of the financing
arrangements for the construction of HS1, the
Department of Transport (DfT) provided cash
grants, underwrote a bond issue, and provided
property development rights around King’s Cross
and Stratford stations to LCR.
• This arrangement was to continue until the
concession contract expires in 2086, at which point
the assets would be returned to the government.
Following the sale of HS1, LCR was restructured
into a property development entity in 2011. Based
on the 1996 arrangement between the government
and LCR, DfT expected to re ceive a 50 percent
share of LCR’s net profit after deducting the costs
for the King’s Cross development scheme.
Partnership with local communities Long Term Vision

• The process of development for King’s Cross entailed major engagement, • Regeneration initiatives must have a
based on publication of proposals and active discussions with local long-term perspective if a lasting
communities. It led to the development of ten design principles for a contribution is to be made. This requires
human city, as well as the preparation of parameters for regeneration, a long-term commitment from all
learning from other examples in London. stakeholders, in cluding the developer,
residents, occupiers and public services.
• Those were embedded in a series of design frameworks, guiding the • Plans to redevelop the King’s Cross area
individual par cels. There were four rounds of public consultation,
started in early 1990s, a vision was out
allowing a balancing of local benefits against profitability for the
developer. Both the developer and the govern ment listed and adapted the lined in 1997, the outline planning
scheme. permission was granted in 2006, with a
target completion date of 2016. A long-
• One key land value capture technique adopted by local governments in term vision to be implemented by stages
England and Wales is their use of Section 106 of the Town and Country was also set.
Planning Act of 1990. This provides a means for local authorities to • Under the supervision of the DfT, LCR
negotiate agreements or plan ning obligations with a landowner or has been mandated to maximize its long
developer, in association with the granting of planning permissions. term asset value, and its development
strategy has been to use its major sites as
• Section 106 agreements can be financial in that landowners or developers equity to participate in joint-venture
are required to make some sort of financial commitment (lump sum or development companies that can make
recurring) in exchange for development permission; or can be in-kind long term profits through urban
support to local interest, such as affordable housing or community regeneration around the HS1 stations—
facilities. S106 agree ments have to be related to offsetting the impacts of
mainly King’s Cross and Stratford.
the development, and be in accordance with an approved plan.
LONG TERM VISION
Benefits to Key holders

• DFT: DfT provided financial assistance, as well as development rights, to LCR for the construction and
operation of HS1 and the regeneration around King’s Cross. In return, it received part of LCR’s net profit
after deducting the costs for the King’s Cross redevelopment program. As part of the government’s deficit
reduction pro gram, LCR sold its 36.5-percent stake in KCCLP to Australian Super in January 2016, and
the proceeds from that sale were returned to the Treasury.

• Local authorities in London: They were consulted with during the planning of the regeneration program
through the King’s Cross Development Forum. The planning permission was granted with flexibility in
planning parameters, which allowed the plan to be adapted to market conditions as the redevelopment pro
ceded. On the other hand, local authorities also required the partnership developer to provide cash or in-
kind contributions to the infrastructure and facilities in the communities in exchange for the planning
permission.

• Local communities: There was intense consultation with local communities (over 4,000 meetings) during
the planning process, which established the frame work for the regeneration program to ensure that those
living and working close by felt the benefits of the development.263 Local communities benefit from the
Kings’ Cross regeneration scheme employment and training opportunities, hous ing, health and other
community services and facilities, and safer, cleaner streets.