A Preliminary Investigation into Township Planning in and around Chennai City Limits - Research Proposal Example

Chennai project proposal FORCAST ON HOUSING DEMANDS AND THE IMPORTANCE OF TOWNSHIP PLANNING FOR THE EVER CHANGING SCAPE OF CHENNAI, INDIA: (Suggested sub title) A preliminary investigation into township planning in and around Chennai City Limits Introduction Chennai was formerly known as Madras and represents the capital of the Indian Sate of Tamil Nadu. The city was established during the seventeenth century by the British. Today it signifies one of India's most expanding and developing areas most notably in the industrial fields of IT and automobile related manufacturing and engineering. A significant city Chennai boasts an international airport, two major sea ports, five national highways and two national railways. In 2007 Chennai had an estimated population of 7.5 million people. The average literacy rate of the population reaches 80.14%, considerably higher than the national average of 64.5%. Its educational excellence is reflected in the 3 campuses serving the University of Madras. With specific subject related colleges represented by Anna University and Madras Medical College. Despite its ongoing development as a leading commercial metropolis, Chennai is also responsible for housing 5% of the entire slum population of India, together with a significantly high migrant population.1 This proposal will outline a framework for consideration based on the principal that as a city Chennai needs to incorporate a great many factors into its attempts to expand and develop industrially, educationally and for the benefit of its existing residents and future population. In particular it will seek to demonstrate the advantages of recent city growth in the form of townships. How the city is developing and reinventing itself as a consequence of these new developments Literature review The literature for this research will broadly split into three categories. Each category will be the focus of the three fundamental chapters. With the fourth and final chapter dedicated to rationalizing the findings. The first category will focus on the history of Indian town planning. This will provide a context within which the current situation and consequences of modern day townships being developed throughout Chennai will be rationalized. It will explore the reminiscent British influence and the Victorian concept of municipality and how this was first established in Madras (now Chennai). Research Publications such as the Transformation of Housing Policy and other documentation sourced from the Indian Institute of Public Administration, together with books like Indian Government & PoliticsBy Sharma Manoj which detail the period of the 1960's amongst others as eras that can be defined as playing a major role in the development of urban planning models. The second category to be investigated will involve a demographic overview including the current economic and social situation in Chennai in the twenty first century. This will be achieved through the presentation of collated statistics the overall socio-economic situation of the population by illustrating the differences across the city and its outskirts. There have been a number of qualitative and quantative research studies carried out on the population of this particular city including Quality of Life of Migrant Households in Urban Slums, by S. Sundari, Alcohol Abuse Among The Coastal Communities In Chennai District, Tamil Nadu Tsunami Resource Centre, Prof. L. S. S. Manickam Ph.D. Dr. Joshi Basil PhD, An Adaptive Ecosystem Approach to Managing the Urban Environment for Human Health, Martin J. Bunch. The case for being able to demonstrate the current situation of the people of Chennai, their history of housing issues, poverty and deprivation as a result of demographic circumstance will help legitimise the overall picture of Chennai as a city whose population has suffered and continues to do so without the necessary changes to infrastructures and controls on building and residency issues. These statistics will be supported by a number of text based references including Anne Bowen and John Pallister's A2 Geography for AQA Specification who's specific chapters focus in on case studies of Chennai, together with more generic overviews provided by publications such as 'World and Its Peoples: Eastern and Southern Asia. And how class struggles have also affected the way in which property is allocated across the city, with investigative books such as 'Practicising Journalism: Values, Constraints, Implications.' There also exists a body of resources in the form of journal and newspaper articles that focus their analysis on the coastal communities that were so catastrophically affected by the 2004 Tsunami disaster. The third area of literary support will derive from an investigation of the current situation of both existing and future plans for further township development across the city of Chennai. There are a variety of sources that will be utilized including an overview of some of the key real estate companies working in Chennai; their master plans and existing projects. Most of the major companies provide literature, written and drawn plans for anticipated development work. For example the Hiranandani Group are currently finalizing plans for their latest 2010 'Hiranandani Upscale' initiative. A 110 acre-premium project that is 'expected to redefine the concept of urban living.' And the Bangalore-based Ozone Group who are in the process of working on their mega Crore township project. In addition public comments, speculation and criticisms will be incorporated from sources such as the popular Hindu Magazine, the Economic Times and featuring informative relevant articles sourced online from Chennai Real Estate News and Business Line (part of the Hindu Group publications). As this issue is of such public interest in terms of how these plans are affecting communities and the economy in general it may be appropriate to include quotes derived from individual opinions that are expressed through local blogging sites and website discussion groups. The final component of literary support will involve the conclusions and recommendations for supporting the positive and negative aspects of township planning across the city. This will be greater explored by way of government papers, local business case studies and newspaper and media coverage of the ongoing debate to solve the problems that have escalated where housing, environment and political issues continue to ensue across the city of Chennai and its surrounding geographical and financial impact. Social Scientific studies including examples such as Arunodayam and Thangavel's 'Study of the Housing Finance Industry with special reference to the city of Chennai' and the documentation circulated by the Chennai Corporation government proposals and frequently cited ongoing debates with regard to the Tamil Nadu's proposed and elusive 'Master Plans' for the city. Many leading writers, academic and local to India will be brought into the discussions to explore the implications of town planning issues across the city of Chennai. An authoritative overview of the relationship between government and corporations will be presented in order to legitimise the subsequent need to achieve more in terms of implementing changes to the existing work that is being carried out to solve the current contentious and worsening town planning situation. Local political and campaigning groups will be cited in accordance with the media focus and nature of this hotly debated subject in India. Which has not only local but national consequences for the country if they are to adopt a globalization approach to city growth Groups such as SUSTAIN, a Chennai-based Citizens Alliance for Sustainable Living; have been drafted in in an attempt to urge the Government to modify building rules, including multi-storey apartments and commercial complexes. The RAAC, The Residents' Awareness Association of Coimbatore (RAAC), signed a Memorandum of Understanding with SUSTAIN to outline a strategy to secure an improved infrastructure and civic services for Coimbatore, the second largest city in the state of Tamil Nadu. NGO's such as this should be included for the contributory effect that they can have on international issues. Aims and Objectives To study the effects of the expansion of the city through township building. To establish an understanding of why the trend for building this way has evolved. To gain an awareness of the current town planning legislation and procedures enforced throughout India and within Chennai. To illustrate an accurate and detailed demographic outline of the city. To achieve an overall understanding of the socio-economic conditions of the city. To identify the current and future plans being taken forward by Real Estate developers. To rationalise the government and bureaucratic motivations behind extensive township planning. To determine the public opinions and direct impact on communities living in and around Chennai. Justification/Rationale The current demand for housing in India is escalating at a rate of concern. There is a predicated demand for 77 million residencies in urban areas and 63 million units in rural areas between 2006 up to 2012.2 There continues to be a lack of formal housing finance with most home buyers relying on friends, relatives, savings and loans received from their employers to purchase a property. A cooperative has been introduced in Chennai to help combat the issues. Whilst this has helped some lower income households it has proved fairly ineffectual across the city as a whole. 3A cooperative is a business or large corporation which owns areas of real estate amounting to several residential properties. Individuals can then acquire a share in the legal possession of this real estate which involves becoming an occupier of a single unit within this, subject to a type of leasehold agreement. Consequently if cooperation fails, the residents will ultimately lose their homes and sometimes be responsible for the debts of others depending on the type of cooperative they belong to. In Chennai most cooperatives operate as Finance co-operatives (i.e. for providing loans to members). Real estate building projects are now highly successful throughout Chennai with more and more big industries moving into the city. In addition prices of apartments are very reasonable compared to those of other neighboring Indian cities. In Chennai the average cost of an apartment is 5,000 RS per square foot compared with somewhere like Bangalore where they can reach aprox10,000 Rs.4 The significantly lower costs and availability of land has attracted a number of major business interests into the city including BMW, Nokia and Hyundai. As a consequence the centre of Chennai has grown and expanded with affordable housing and better standards of living for many. There are many factors that counteract this development including the surrounding smaller towns and villages on the outskirts of the city that are still struggling with extreme poverty and slum housing conditions. Partly as a result of the 2004 Tsunami devastation. While the city centre continues to grow more affluent and sophisticated the suburbs become increasingly deprived. In addition the centre of the city has become heavily polluted and there is a visible increase in capital and rental costs by as much as 10% since 2004 5 Narrow roads, inadequate transport systems coupled with environmental health issues brought about by inadequate water supplies and the inability to keep the city clean and sterile, when measured alongside the continuing issue of high levels of poverty in surrounding areas, these infrastructure problems and socio-economic issues are ones that need addressing in much greater detail in terms of building the foundations for future improvements in town planning in and around Chennai. More serious problem of an article that appeared last year in the national paper 'The Hindu' "Out of the 10 lakh children born every year, 90,000 children have some kind of deficiency such as squint eye, six fingers, bent legs, etc. How do you co-relate these deficiencies, and to what Are all these due to radiation" within the Tamil Nadu district. In direct opposition to this there is an intellectual rationale for building new townships across Chennai which can generate economic growth, create new affordable housing and attract new businesses and residents into Chennai. This may consequently contribute to the enhancement and the overall affluence and stability of the city itself. What is required from this research is an ability to determine why so many negative factors appear to be overshadowing the positive implications of what essentially amounts to constructive urban renewal and regeneration. Proposal methodology Suggest subtitle - A preliminary investigation into township planning in and around Chennai City Limits 10-15,000 words or between 50-60,000 if PhD focused In this section there is the potential to analyse through primary sources greater evidence to support the arguments being considered with regard to the benefits and negative impact of township development. For example by way of collating data through qualitative questionnaires targeting representatives employed by the real estate companies and local government officials and compare them to the statistical information provided within a number of case studies of slum and migrant populations including further reference to existing qualitative and quantative research that has been undertaken with different communities in the Chennai area. Examples to include Quality of Life of Migrant Households in Urban Slums, Sundari, S. "Quality Of Life Of Migrant Households In Urban Slums" in Martin J. Bunch, V. Madha Suresh and T. Vasantha Kumaran, eds., Proceedings of the Third International Conference on Environment and Health, Chennai, India, 15-17 December, 2003. Chennai: Department of Geography, University of Madras and Faculty of Environmental Studies, York University. Pages 537 - 552. And MartinJ.Bunch, BethFranklin, DavidMorley, T.VasanthaKumaran3and V.MadhaSuresh Research in Turbulent Environments: Slums in Chennai, India and the Impact of the December 2004 Tsunami on an Ecohealth Project , EcoHealth, Volume 2, Number 2 / June, 2005, Springer New York A report in the Chennai edition of New Indian Express dated 13 Dec.2006 refers to the much anticipated Second Master Plan which has been awaiting publication for some years now and is intended to outline the finalised new master plan for the development of the city of Chennai by Chennai Metropolitan Development Corporation (CMDA) under the authorization of The Tamil Nadu State Information Commission. The Master Plan (1) will be analysed and discussed and could be a specific topic that is directed at local officials to invite further comment on its progress. The long awaited second plan has generated a great deal of debate and speculation around this ongoing problem that needs to be solved. To compliment and to add to this discussion more recent referrals to articles such as the one published just this month in the Real Estate & Construction Industry & Economy - Urban Development States - Tamil Nadu, discusses the brief unveiling in April last year only to be swiftly followed up with a revised version that is still sitting with the Indian Government. Until then the city is waiting on tenterhooks over its future development. More detail will be provided throughout third chapter. This article in particular explains the necessity for improvements to the building and planning guidelines that are essentially still adhering to old 1970's systems. Another source of primary evidence that will support and explore the large corporation approach to building within the city is to present some examples of case studies of the businesses themselves and how they are tackling the current issues affecting Chennai. One example might be Nokia who document their presence in the city on their website in accordance with adapting to the necessity to operate in a more environmentally responsible way to try and alleviate the problems with pollution and water supply. Similarly scoping reports, including feasibility studies for growth in IT like the document Urban Development along the IT Corridor in Chennai An approach to an Environmental Management Plan for Sustainable Development Illustrates some of the considerations that need to be made by businesses and their industry growth within the city itself. These case study referrals will be discussed in detail within chapter three and will be sourced from the literature that is available from the Real Estate Companies themselves. Reference will be made to local government papers and objectives and how they provide ineffectual solutions to town planning issues, despite their overall public aims. For example The Chennai Metropolitan Area has adopted a Town Planning Authority whose primary aims are: To Plan for the future To implement plans and projects to achieve the desired pattern of urban development. To Co-ordination with various Agencies in implementing the designated projects. To Control and regulate the developments and thus promote better living conditions. To provide Innovative design of Projects to upgrade the living conditions. Transparency in our operation. Care and courtesy towards Citizens. In 2006 the State of Tamil Nadu central government proposed a housing scheme that would commence in 2007, be completed within seven years and be financed equally by 'the centre and the state'. 6 This large scale proposal would result in making the cities of Chennai, Madurai and Coimbatore slum-free. This would include new housing for all the Tsunami affected families. This paper will seek to analyse this progress to date by way of government papers, articles within Indian journals, newspapers and other periodicals, comparing them with the need and demand that is apparent from the current social, economic and political situation that currently exists across the city as a whole. Additionally it will be necessary to source positive feedback relating to the success of the townships and their effectiveness across wide markets within the communities that reside in Chennai. It is possible to obtain information like this from the bloggs and internal website discussion groups that exist across the internet. For example one recently accessed listing taken from a site such as this http://chennai.metblogs.com/2006/03/26/mega-size-townships-the-new-rage-in-chennai/ illustrates the satisfaction of one community member who communicates the following I own a 3 bedroom apt in the Sylvan County Gated community inside Mahindra City. http://www.mahindraworldcity.com/ http://www.mahindragesco.com/sylvancounty/ I am keen to touch base with other owners, prospective owners in this community for their views, inputs. The community consists of Bungalows, Row houses, and Apts, with facilities such as the Mahindra International School, Club house, banks, Apollo Hospitals, Shopping Mall, etc. The units are scheduled to be handed over to individual owners from Aug-Oct this year. This is the first gated community planned in Chennai. I was fortunate to purchase my unit at a very attractive price, and today prices ave around Rs 3100 psf for apts. Your inputs are much appreciated. The research sources will be analysed, manipulated and argued for the benefit of a conclusive outcome within the chapter that will focus on some of the suggested solutions and ways forward based on the evidence presented throughout the study. List of References Articles and Journals Sukumar,G (2001). Institutional potential of housing cooperatives for low-income households: The case of India, University of Southern California, Los Angeles, CA 90089, USA, Elsevier Press. Bunch, M.D, Franklin, B, Morley, D, V.T, Kumaran and Suresh, V.M. (2005) Research in Turbulent Environments: Slums in Chennai, India and the Impact of the December 2004 Tsunami on an Ecohealth Project Earth and Environmental Science Krishnakumar, A (2005) Fisherfolk's Poor Social Conditions Tsunami Exposes Chennai Fisherfolk's Poor Social Conditions Frontline Magazine, 2005 Thanthoni ,S (2006) Chennai awaiting a master plan The Chennai skyline. Sundari, S. (2003) "Quality Of Life Of Migrant Households In Urban Slums" in Martin J. Bunch, V. Madha Suresh and T. Vasantha Kumaran, eds.,(2003) Proceedings of the Third International Conference on Environment and Health, Chennai, India, 15-17 December Chennai: Department of Geography, University of Madras and Faculty of Environmental Studies, York University. Pages 537 - 552. Ramakrishna, S.V, (2007). Resisting Bureaucratic Corruption: Alacrity Housing Chennai (Research Case Study) Ceibs Ganapati, S (2008). A Century of Differential Evolution of Housing Co-operatives in Mumbai and Chennai Housing Studies, Volume 23, Issue 3 May 2008 , pages 403 - 422 Special Correspondent (2006). Plan to make Chennai, Madurai, Coimbatore slum-free, The Hindu, Gonigal, G (2008). Chennai Developers - Great Future Ahead Articles.com Billaud,C, Forni, M, Rosenthaler, S. (2005) Urban Development along the IT Corridor in Chennai An approach to an Environmental Management Plan for Sustainable Development TSD Special Correspondent. (2006) Campaign to improve planning in Coimbatore, The Hindu Business Line, (2007) L&T-Arun Excello promoting township project near Chennai Chanana, C (1993) Industrial Economics In Developing Countries, India: A Case Study Marketing And Economic Research Bureau,Regional Planning In India: Allied Publishers (2005) Impact of globalization on cities and city-related policies in India : Springer Berlin Heidelberg Thangavel, C (2000) An Empirical Estimation of the Effect of Some Variables on Land Sub-division in Madras, Urban Studies, Vol. 37, No. 7, 1145-1156 Prof. Dr. P.S.N.Rao (2004) Transformation of Housing Policy in India - the Trend Towards Market Mechanisms : Indian Institute of Public Administration Books Bowen, A, Pallister J. (2001) A2 Geography for AQA Specification A: Heinemann Cavendish ,M. (2007) World and Its Peoples: Eastern and Southern Asia: Marshall Cavendish Kamath, R (2000) Chennai : Orient Longman King, A (2004) Spaces of Global Culture : Routledge MacClancy, J (2002). Exotic No More: Anthropology on the Front Lines Manoj, S, Indian Government and Politics : Anmol Publications PVT. LTD. Rajan, N (2005). Practising Journalism: Values, Constraints, Implications: SAGE Real, V March of the Evil Empires: Victoria Institutions Zetter, R, Mohammed,H (2004). Market Economy and Urban Change: Impacts in the Developing World, Earthscan: University of Chicago Press (2007) World and Its Peoples: Eastern and Southern Asia: Marshall Cavendish Websites http://www.tn.gov.in/policynotes/archives/policy2003-04/hud2003-04-1.htm www.cmdachennai.gov.in/ http://property.magicbricks.com/news_tracker/chennai.html http://www.chennaicorporation.gov.in/departments/town-planning/townPlaning.htm www.yourdictionary.com/business_profile/debt/realestate/index.html http://tamilelibrary.org/teli/chennai1.html http://indiahousingbubble.blogspot.com/2008/01/bangalore-builders-set-to-ruin-chennai.html http://internationalpropertyinvestment.com/current-real-estate-situation-in-chennai http://www.nokia.com/A41134154 http://chennai.metblogs.com/2006/03/26/mega-size-townships-the-new-rage-in-chennai/ http://www.menafn.com/updates/research_center/Global/Equity_val/gih0907.pdf http://newsbuzz.sulekha.com/blog/post/2007/02/ozone-plans-rs-1-200-crore-township-project-in-chennai.htm http://www.madrasi.info/real-estate.html http://www.moneycontrol.com/india/news/pressmarket/l-t-launches-premium-township-project-chennai/13/08/321869 http://www.arunexcello.com/estancia.html http://www.rupya.com/archives/2007/04/14/estancia-chennai-integrated-township-project-from-lt.html http://ezinearticles.com/Chennai-Real-Estate-Looks-Forward-to-Upcoming-Satellite-Townships&id=798163 http://www.axiomestates.com/hiranandani_upscale_chennai.htm Programme (realistic) plan of work Between 10-20,000 words (depending on the academic level of the dissertation). Abstract A brief and succinct 500-800 word synopsis of the project under discussion. Introduction A 1500 word overview contextualising and summarising the main body of the arguments to be discussed and how these will be demonstrated throughout the document. Chapter One: Chennai Communities and an urbanising city Detailed presentations of statistics and data collated from a number of sources; some of which are detailed in the methodology and literature review above, relating to the complexities of the social, economic and industrial relationship that has emerged and developed throughout the city in recent years. Chapter Two: Government solutions, a legislative overview An analysis of the response from government sources and ongoing debates nationally and locally with the way in which housing laws are managed and implemented alongside the well documented 'master plans' for the city. Supported by examples of public concern, media attention and the work of active interest groups. Chapter Three: Finding a solution A comprehensive argument that will emerge from the findings detailed in the previous chapters. This section will seek to predict some of the future concerns, reiterating the importance attached to the responsibilities of local and national government and the role businesses can adopt to help find solutions to the planning problems and housing concerns across Chennai. It will also attempt to illustrate examples of other cities where solutions are being tested and adopted. Conclusion A summary that will recall the methodology imposed and highlighted throughout the research, whilst emphasising some of the key arguments and suggestions for implementing solutions for change. References Read More