Affordable housing: no easy way out over a vexing problem Eduardo Faleiro lokseva...@gmail.com
There is a genuine concern in Goa about the non-availability of land to the sons of the soil, particularly those belonging to the lower and middle income groups. In Panjim and some other areas, the cost of land may go up to Rs 100,000 per square metre and in Salcete, Bardez and Tiswadi no land below Rs. 2000 per square metre is available except perhaps in some very remote areas. The Supreme Court of India has pronounced in several judgements that the State has a duty to provide adequate facilities for shelter to every citizen so that the fundamental right to life is meaningful. In Goa, a special provision under Article 371 of the Constitution was sought for this purpose. Neither the Union Government nor the main Opposition Party agreed to the demand. However, the State Government itself can take several measures to provide affordable housing. Why are prices of land so high in Goa? One of the reasons is the large scale purchase of land by outsiders. In July 2007, Government disclosed in our Legislative Assembly that as per the records of the Land Registrar, 562 foreigners from 27 countries had bought 21.44 lakh sq mts of land in Bardez taluka during the previous three years. In Salcete, within the same period, 482 foreigners from 22 countries purchased 12.44 lakh sq mts of land. Most of the other talukas have witnessed a similar sharp rise in the number of foreigners buying land in Goa. Morjim is now known as 'little Moscow' and Arambol might well be named 'little Tel Aviv'. According to RBI guidelines, foreigners can acquire immovable property in India only if the concerned individual has established a place of business in this country according to FERA or FEMA, the property is necessary to carry such business and all applicable laws, rules, regulations and directions have been duly complied with. It is reported, however, that many foreigners evade these requirements. The National Security Council Secretariat has cautioned that real estate projects by foreigners in Goa might include drug trafficking, gun running and prostitution and that some foreign drug cartels are attempting to turn Goa into a base for their activities. Government should scrutinize all land deals by foreigners and if they find any illegality, confiscate the property and impose punishment on the offender and his local associates, if any. The economic benefits as well as the social costs of tourism need to be evaluated. It is necessary to formulate a development strategy which provides employment to our people whilst being less dependent on tourism. Another reason for the high cost of land is inadequate implementation of the Industrial Policy. According to the Goa Industrial Policy, "the mission of the Industrial Policy is above all to create sustainable employment for the local youth in the State". This does not appear to have been achieved to any significant extent, though large tracks of land and other facilities are provided to industries. Information Technology enterprises seem to be the most suitable for the youth of Goa in view of the rather high literacy rate in this State. IT industries require smart work rather than hard physical work. These are the industries of the Knowledge Society and they will continue to grow. Affordable housing is a most important concern across the world. Planning mandates in the United Kingdom have generated 20 to 30 percent of all affordable units built over the last decade. South Africa distributes free plots for houses to its poorest income group. Singapore provides public housing for more than 80 percent of its population. In India, in Rajasthan for example, the State Government makes available thousands of houses as well as plots to people belonging to different income groups. Chief Minister Ashok Gehlot has proposed that the statutory right to shelter should be included in the forthcoming Five Year Plan. In Goa, an Action Plan needs to be drawn to provide affordable housing to the average Goan. It will require an efficient Housing Board, interest rate subsidies and other financial devices to make housing affordable to all. (The writer is a former Union Minister).