Policy Update
Fatima Firdaus
OVERVIEW:
In-Situ Slum Rehabilitation (ISSR) is a housing policy where the existing slum areas are redeveloped into a formal residential area on the same land currently occupied by the slum dwellers. The words “In-Situ” means “in the original place.” So, “In-Situ Rehabilitation” means rehabilitation of slum-dwellers without relocation of residents to a different location. Rather than moving slum-dwellers to peripheral or distant sites, in-situ slum rehabilitation allows residents to remain in-place or to move back to the original area and into permanent pucca (concrete) houses, on their original plot of land. Similar to the Ugandan model of slum upgrading and based on the principle of inclusive urban development which reflects the notion that urban poor individuals are rightful participants in the city (not encroachers), this policy attempts to integrate slum environments (or societies) into existing cities by enhancing the lives of slum communities by providing them with safe housing, service utilities (including electricity, water, and sanitation), and social infrastructure (parks, schools, and clinics).
Programs such as PMAY-Urban utilize a Public-Private Partnership (PPP) model to catalyze private developers to provide free housing for slum dwellers in exchange for the right to commercially develop a share of the property. The model ensures:
• Limited disruption to social networks and livelihood.
• Better access to opportunities in city
• Tenure security or legal ownership for poor families
For these reasons, In-Situ Slum Rehabilitation is not just a housing intervention, it is a movement towards urban equity and sustainability.
BACKGROUND:
The policy aims to connect slum communities with non-slum communities through the provision of Safe housing, basic utilities (electricity, water and sanitation) and social infrastructure (parks, schools, clinics).
Over the past few decades, Delhi has faced rapid urbanization with little to no regulations from local authorities. With the limits on affordable housing for low-income groups (LIG) and economically weaker sections (EWS) here in Delhi; a large portion of urban poor have been forced to live in un-regularized slums and squatter communities with little to no access to basic utilities, electricity, clean drinking water, and sanitary services. Many of the slums were built on public lands owned by the Delhi Development Authority (DDA), the Government of National Capital Territory (NCT) Delhi or the Central Government.
Under the Ministry of Housing and Urban Affairs (MoHUA), the Government of India launched the Pradhan Mantri Awas Yojana-U (PMAY-U) on June 25, 2015, in recognition of the urgent need to address housing insecurity and urban poverty. In-Situ Slum Redevelopment (ISSR), one of PMAY-U’s four verticals, is centered on using existing slum-occupied land to provide formal housing using a public-private partnership (PPP) model. In order to guarantee that slum dwellers receive pucca (permanent) houses at the same location without being forced to relocate, the DDA started carrying out in-situ rehabilitation projects in Delhi under this policy framework.
By providing safe housing, tenure rights, and access to basic services, the ISSR approach aims to integrate slum dwellers into the official city structure while maintaining their livelihoods and social networks. In doing so, the policy signals a change toward more sustainable and compassionate urban planning in the capital by encouraging social inclusion, economic integration, and participatory urban development.
OBJECTIVE:
As part of the Pradhan Mantri Awas Yojana-U (PMAY-U), the In-Situ Slum Rehabilitation (ISSR) policy seeks to improve the living conditions of Delhi’s slum dwellers by offering long-term solutions. The following are the policy’s main goals:
- Redevelopment and Rehabilitation in-Situ:
The main objective is to make Delhi slum-free and fulfill the Housing for All mission by 2022 by redeveloping and rehabilitating slums situated on DDA and Central Government lands. This entails enhancing living conditions without forcing inhabitants to relocate. - Availability of Pucca Houses with Essential Facilities:
For every family living in slums, the policy guarantees the construction of pucca (permanent) homes with two rooms, a kitchen, a bathroom, a WC, and a balcony. Basic utilities like electricity, water, and sanitary facilities are provided in these homes, and payments are made according to the government-determined cost. - EWS Apartments Are Assigned on a Leasehold Basis:
EWS apartments will be given to slum dwellers on a leasehold basis with a ten-year lock-in period. After this time, if all outstanding debts, utility bills, property taxes, and charges imposed by local authorities are paid, ownership will pass to the beneficiary or their legatee - Providing Clean, Healthful, and Dignified Living Environments
In keeping with the government’s goal of raising people’s standard of living, the rehabilitation project seeks to give slum dwellers sanitary, healthy, and respectable living conditions. - Environmental and Socioeconomic Advancements
As part of the Swachh Bharat Mission, the policy promotes cleanliness and places an emphasis on qualitative improvements in socioeconomic and environmental conditions in addition to housing. As a result, the surrounding areas are guaranteed a cleaner and healthier environment. - Using Public-Private Partnerships to Draw in Private Investment:
In order to carry out the rehabilitation projects, the policy promotes private investment through public-private partnerships (PPP). The goal of this model is to entice developers and investors to fund affordable housing initiatives. - Clear and Uncomplicated Policy Structure:
The policy provides a clear and straightforward framework for rehabilitating slums with public land in partnership with private entities. The goal of this framework is to help slum dwellers by using the land as a resource. - Development and Redevelopment Plans:
In order to provide organized and sustainable growth within the slum areas, the policy guarantees the planned development or redevelopment of slum colonies. - Reclaiming Government Lands That Have Encroached
The goal of the policy is to increase the supply of housing for the urban poor by reclaiming as much of the encroached government lands as possible and using them to build affordable housing and necessary community facilities.
Eligibility Criteria for Rehabilitation
- JJ Basti must have existed before 01.01.2006.
- Residents must be living there on or before 01.01.2015.
- The name of the person should have appeared in voter lists of 2012, 2013, 2014, or 2015 (prior to 01.01.2015), and also in the survey year.
- The beneficiary must have 12 valid documents (e.g., Aadhaar card) issued before 01.01.2015, as per DUSIB’s policy and orders dated 11.12.2017.
Functions: How It Works
1.Identification and Planning: DDA identifies slum clusters available for redevelopment based on factors such as population density and land tenure.
2.Public-Private Partnership Model: Under the partnership model, developers will build housing units for the slum dwellers. The developers will be granted the right to redevelop a portion of the land for commercial purposes.
3.Floor Area Ratio (FAR) Enhancement: The FAR has been increased to 500 to make the development viable for both the residential and commercial components on plots measuring 2,000 square meters or greater.
4.Land Division: At least 40% of the total plot area will be set aside for residential purposes so that housing will be provided for beneficiaries.
5.Aggregation of Clusters: Slum clusters which are within 5 km can be aggregated in a single redevelopment project to take advantage of economies of scale for the provision of infrastructure and services.
6.Beneficiary Contribution: In order to make the housing affordable and also give the beneficiaries a stake in the property, they will be asked to make a nominal contribution (for example, ₹1.42 lakh per apartment).
Significance:
- Improve the living standard of the people.
- Uplift the marginalized people
- Ensure inclusive development.
Conclusion:
Delhi’s journey towards becoming a slum-free city has shown real results through the In-Situ Slum Rehabilitation (ISSR) program under the Pradhan Mantri Awas Yojana-U. The program ensures that marginalized groups in socio-economically distressed conditions have access to decent housing within their areas of residence by focusing on the redevelopment of existing slum areas through in situ rehabilitation projects without displacing communities.
The Delhi Development Authority (DDA) has successfully completed the in-situ rehabilitation projects in Jailorwala Bagh and Kalkaji Extension with over 4,400 Economically Weaker Section (EWS) apartments accessible to those families, as of May 2025. The Kathputli Colony project is nearly completed since it initially served as the very first in situ rehabilitation project in Delhi and is expected to be finalised by December 2025.
DDA has begun surveying another 173 slum clusters to increase the ISSR reach and create a robust database to use in upcoming rehabilitation projects. This proactive approach evidences that your redevelopment projects are comprehensive and based on data, and not speculation consistent with the Delhi Slum & Jhuggi Jhopri Rehabilitation and Relocation Policy, 2015.
As of November 2024, the ISSR framework has been bolstered by recent policy changes that require not less than 40% of the total land in redevelopment to be allocated for rehabilitation, increased Floor Area Ratio (FAR) of 500 for residential and commercial development, and allow suitable clusters to be combined if within a maximum of 5 kilometers radius to maximize land utilization.
While these changes are positive, there are still issues. Delays in project delivery, like Kathputli Colony, highlight the continued need for improved participation from all stakeholders as well as the need for timely delivery on the work. It is also equally important to ensure that all prospective beneficiaries are accurately identified and included.
In summary, the ISSR policy clearly has evolved in terms of Delhi’s urban environment, but the goal of a slum free Delhi that has safe and affordable housing for all will take a consistent effort towards transparency to facilitate community inputs.
References:
About the Contributor: Fatima Firdaus, a Research Intern at IMPRI, Graduated in Political Science, pursuing Specialization in Human Rights at Aligarh Muslim University. Her area of interest is Gender Justice, Minority Rights and Global Affairs.
Acknowledgement: I would like to thank Ms. Aasthaba Jadeja for support and guidance.
Disclaimer: All views expressed in the article belong solely to the author and not necessarily to the organisation.
Read more at IMPRI:
Special Urban Housing Refinance Plan (2012) for Low-Income Families
Pradhan Mantri Gramin Digital Saksharta Abhiyan (PMGDISHA), 2017
