Housing For EWS Mumbai Example
Housing For EWS Mumbai Example
Housing For EWS Mumbai Example
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2. Slum schemes that can be developed as a Co-operative by the slum
dwellers themselves or through the support of NGOs who can act as
catalysts in the development process.
3. Certain slum areas do not have the economic viability for redevelopment.
Such slums could be upgraded without going through the reconstruction,
redevelopment, transit accommodation and financing modes. Such
schemes require that the dwellers come together and are willing to become
owners securing tenure and title to the property as their incentive.
However, to be able to provide a real boost to the housing sector and create
additional housing stock in the metropolis will require that the laws that are
onerous or have long outlived their usefulness are forthwith dispensed:
1. Urban Land (Ceiling & Regulation Act).
That this act needs to be scrapped has been accepted. Punjab, Haryana,
Gujarat, Karnataka and all the Union Territories among others have done
so. Yet it still exists in two of the so-called progressive States like Andhra
Pradesh and Maharashtra. The Finance Budget of 1999 initiated many
incentives to the Housing Sector. But the benefits can percolate down to
the actual customer only if impediments like this Act are scrapped.
2. Stamp Duty
The Government of Indias National Housing & Habitat Policy 1998
prescribed that Stamp Duty rates should be brought down to between 2%
to 3% as per international norms. In Maharashtra the rates are 8%, while it
is even higher in some of the other States. It is a firm conviction of many
that just as when Income Tax was reduced from 97% to 35%, the collection
went up 10 times; so also when Stamp Duty is reduced the collection will
rise dramatically. It will also reduce evasion and corruption which is
currently so topical.
3. No Development Zone (NDZ) Lands
The Development Plan of Greater Mumbai provides for about 33% of lands
in suburbs as NDZ lands. These are not green lands, but those where
zoning will be done in future. In view of the shortage, there is an urgent
need to rezone these lands as otherwise they will be encroached upon and
compromise formulas for development will be required to be worked out.
4. Salt Pan Lands
There is a proposal pending wherein the Govt. of Indias Urban
Development Dept. has taken the initiative of proposing that the
Maharashtra Govt. terminate the leases of the defunct salt works and take
over the lands for housing. The large tracts of land released on this account
will be of immense benefit in providing low cost housing. The proposal
needs to be approved as fast as possible.
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9. Real Estate Mutual Funds
Real Estate Mutual Funds may seem out of place in the context of EWS
and slum redevelopment. However, availability of funds in large volume
and at reasonably low interest rates will provide a boost to the construction
industry and thereby the Economy. The trickle down effect of a robust and
bustling economy will be felt in all strata of society.
There are many other aspects also like providing employment for unskilled
labour through implementation of mega infrastructure projects, creation of
satellite townships with industrialization to curb unnecessary migration to
major metros, social issues like health care, compulsory school education etc.
In conclusion, it must be reiterated that the National Housing & Habitat Policy
1998 is an excellent and well conceived document that has addressed all
these issues and more. It has also been approved in the Lok Sabha. It now
needs to be rigorously implemented at all levels to ensure that the basic need
of shelter to all and a better quality of life can be provided for the citizens of
India.