By Arvind Goel, Ex-President, MCHI-Navi Mumbai
NAINA seems to be turning out to be a total failure on all fronts but Authorities are neither accepting it nor amending it. They are only interested in acquiring land not thinking about future.
-Let me put some facts:
1.Under NAINA scheme 40% land is being acquired. But land can be acquired as per the Land Acquisition Act only, according to which the revenue experts and departments this ‘40% land acquisition’ as legally flawed or incorrect. CIDCO has brought up 40% land acquisition from the TP Scheme. But even as per the TP scheme, CIDCO cannot acquire this land. They can only plan for this 40% land or reserve 10% of it for LIG housing or social infrastructure like schools, dispensary, fire brigade, and public utility place as mentioned in the TP Scheme.
2. Also, as per law and land acquisition act, no authority can acquire more than 40% of the land for amenities. In NAINA scheme, CIDCO is first acquiring 40% land under NAINA scheme and further 20% for infrastructure. Thus CIDCO is acquiring more than 60% land by stating that land owners have given their consent. But as per law it cant be done under any circumstances. NAINA Authorities have never accepted this and didn’t bother to declare it that they have failed to prepare a workable model.
3. On the 40% land which is left with land owner (After 60% aquisition) the FSI allotted is 2.5 (1 FSI for entire plot). So to consume the entire FSI we need to build structures of 35 to 40 storeys, this increases the construction cost by Rs. 1500/- per sq.ft. whereas land is available for purchase at less than Rs. 1000/- per sq. ft. So it is anytime advisable to develop our own land rather than going for NAINA Scheme.
Considering the above facts it is clear that NAINA Scheme is not going to be a successful model or rather we can say it is harmful for land owners and especially for low cost housing. It seems NAINA Scheme might end up wasting such big land parcel which could have been used for affordable and low cost housing and to support Pradhan mantri Awas Yojana and ‘Housing for all by 2022‘.
Disclaimer: “Views expressed is of author, readers discretion solicited”.