SUGGESTIONS FOR NEEDED REFORMS IN LAND LAWS FOR ACQUISITION FOR INDUSTRIAL & HOUSING DEVELOPMENT PURPOSES
MEASURES FOR PROVIDING “SHELTER FOR ALL”; LOW COST HOUSING FOR POOR, HOUSING FOR LOW & MIDDLE INCOME GROUP IN URBAN AREAS & RURAL AREAS
MEASURES FOR ACHIEVING BETTER HABITATION FOR ALL THROUGH STRINGENT IMPLEMENTATION OF LAWS IN TOWN PLANNING & URBAN HOUSING ; ALSO THROUGH USE OF ECO FRIENDLY ALTERNATIVE BUILDING MATERIALS & THROUGH BRINGING ABSOLUTE TRANSPARENCY IN THE SYSTEM OF GOVERNANCE
- MEASURES NEEDED FOR FAIR LAND DEALS
- NEED FOR FIXING THE LAND VALUE ISSUES
- NEED FOR FIXING MINIMUM AND MAXIMUM SALE PRICE FOR PROPERTY TRANSACTIONS
- NEED FOR REGULATING MORTGAGE OF PROPERTY FOR LOANS
- NEED FOR FIXING CRITERIA FOR THE LAND ACQUISITION FOR THE INDUSTRIAL PURPOSE;
- NEED FOR REGULATING THE LAND SALE IN THE AREAS WHERE PROJECT ARE ANNOUNCED AREAS
- NEED FOR FIXING THE RESERVATION IN EMPLOYMENT ON THE PRIVATE / PSU FOR SETTING UP OF FACTORY IN ACQUIRED LAND ALONG WITH YEARLY COMPENSATION FOR THE VILLAGERS ON THE TURNOVER OF THE FACTORY
- NEED FOR FIXING CRITERIA FOR LAND USE CONVERSION
- NEED FOR PROPER TOWN PLANNING BASED ON 30 YEARS PROJECTION OF POPULATION
- NEED FOR FIXING THE CRITERIA’S FOR THE DEVELOPMENT OF PROPERTIES IN URBAN AREAS
- NEED FOR PROVIDING STANDARD DESIGNS BY THE GOVERNMENT FOR THE CONSTRUCTION OF HOUSES & HOUSING COLONIES
- NEED FOR FIXING SETBACKS FOR ROADS AND UNDER GROUND DRAINAGE SYSTEM; CABLING SYSTEM (WIRE FREE CITIES) BOTH IN URBAN AND RURAL HABITATIONS;
- NEED FOR CREATION OF SPECIAL CELL “BUILDING REGULATIONS VIOLATION RECTIFICATION CELL” (BRVRC) FOR IDENTIFICATION OF VIOLATIONS IN THE EXISTING CONSTRUCTIONS AND RECTIFYING THE VIOLATIONS FOR SAFETY OF THE PEOPLE
- NEED FOR RETROSPECTIVE FINE/TAX FOR THE VIOLATIONS OF STE BACK NORMS BY THE INDIVIDUAL HOUSE OWNERS AND THE DEVELOPERS
- NEED FOR MANDATORY VEHICLE PARKING SPACE AT ALL PLACES OF CONSTRUCTION; MEASURES FOR REGULATING EXISTING PARKING SPACE SCARCITY THROUGH CREATION OF SPECIAL PRIVATE PARKING SIN THE VICINITY OF COLONIES
- NEED FOR REGULATING THE ADVANCE PAYMENTS TO THE PROPERTY DEVELOPERS FROM CONSTRUCTION OF BUILDINGS, ENSURING ALL ADVANCES ARE ROUTED THROUGH BANK AND CONSTRUCTION PAYMENTS OF THE DEVELOPER ROUTED THROUGH BANKS
- NEED FOR REGULATING THE MOBILISATION ADVANCES FOR THE PROJECTS UNDER CONSTRUCTION BY BOTH PRIVATE AND GOVERNMENT SHOULD BE ROUTED THROUGH BANK DIRECTLY TO THE ACCOUNT OF THE MATERIAL SUPPLIERS INCLUDING THE LABOUR CONTRACTORS FOR ALL GOVERNMENT SPONSORED PROJECTS
- NEED FOR FIXING LAWS FOR MANDATORY COMPLETION OF THE PROJECTS; IN CASE OF ABNORMAL DELAYS THE PROPERTY SHOULD BE CONFISCATED BY GOVERNMENT AND THE COMPLETE THE PROJECT TO PROTECT THE INTEREST OF THE INVESTORS.
- NEED FOR FIXING THE TIME FRAME FOR THE PROJECTS TO BE COMPLETED; AND CONFISCATION OF SUCH LANDS BY THE GOVERNMENT.
- NEED FOR UNDERGROUND CABLING & UNDER GROUND SEWAGE SYSTEM
- NEED FOR RISING GREENERY IN EVERY HABITATION
- NEED FOR MANDATORY ADOPTION OF GREEN BUILDING NORMS FOR ALL NEW CONSTRUCTIONS FOR MORE ENERGY CONSERVATION, FREE FLOW OF FRESH AIR
- NEED FOR ENCOURAGING ALTERNATIVE BUILDING MATERIAL/ ECO FRIENDLY BUILDING MATERIALS AND BUILDING MATERIALS MADE OF RECYCLED & INDUSTRIAL WASTE
- NEED FOR USE OF NON WOODEN BASED ITEMS IN THE CONSTRUCTION AND LEVY OF ENVIRONMENT DEGRADATION TAX FOR USING FOREST WOODS IN THE HOUSING AND MODERNISATION OF FOREST CHECK POSTS
- NEED FOR MANDATORY USE OF MINIMUM 10 % OF ALTERNATIVE ENERGY IN THE TOTAL ENERGY CONSUMPTION IN HOUSING COLONIES, GATED COMMUNITIES, APARTMENTS AND ALSO IN INDIVIDUAL HOUSES.
- NEED FOR SOURCING OF WATER FROM THE MUNICIPAL WATER SUPPLY ; CONSERVING THE GROUND WATER TABLE IN AREAS FOR SOURCING WATER BY RESTRICTING THE WATER USE TO 80:20 FOR MUNICIPAL WATER AND GROUND WATER SOURCE
- NEED FOR FIXING WATER USAGE LIMITS AND MAKING WATER USER CHARGES AS PER QUANTITY OF USE, DIFFERENT RATES FOR RESIDENTIAL, COMMERCIAL USE
- REDUCTION OF DIMENSIONS OF PIPING AT THE WATER SUPPLY SYSTEM FOR PREVENTING/REDUCING WASTAGE OF WATER AT SINKS, WASH BASINS, IN BATH ROOMS ETC WITH LOW DIAMETER FOR CONSERVING WATER
- NEED FOR PROTECTION OF WATER BODIES IN VILLAGES
- NEED FOR USING CLOUD SEEDING FOR MORE FRESH WATER SUPPLY
- NEED FOR MAINTAINING STANDARDS IN PRODUCTION OF RAW MATERIAL FOR THE BUILDING CONSTRUCTION FOR MAINTAINING THE STANDARDS IN BUILDING MATERIALS LIKE STEEL, CEMENT, ELECTRIC AND ROOFING ETC
- NEED FOR CONTROLLING THE INPUT COSTS OF THE RAW MATERIALS FOR THE CONSTRUCTION BY REGULATING THE PRICING OF RAW MATERIAL SUPPLY TO MANUFACTURE THE STEEL AND CEMENT BY MAKING MINING ACTIVITY COMPLETELY OWNED BY GOVERNMENT AND SUPPLY OF RAW MATERIAL THROUGH GOVERNMENT AND ONLY RISING CONTRACT TO EXCAVATE THE MATERIAL FROM THE MINES SHOULD BE THROUGH THE PRIVATE
- NEED FOR GOVERNMENT MAKING THE SAND IMPORTS AND SOURING OF SAND RESPONSIBLY BY THE DEVELOPERS
- NEED FOR TRAINING OF THE CONSTRUCTION LABOUR; FIXING UNIFORM PAY FOR THE CONSTRUCTION LABOUR THROUGHOUT THE COUNTRY
- NEED FOR FIXING MANDATORY OBLIGATION ON THE PART OF THE DEVELOPER/LABOUR CONTRACTOR THE WELFARE OF THE LABOUR DURING THE PERIOD OF CONSTRUCTION
- NEED FOR CONSTRUCTION OF LOW COST HOUSING FOR THE BPL & LOW INCOME GROUP; MEASURES FOR ENSURING THE BENEFITS REACH THE DOWN TRODDEN AS INTENDED
- NEED FOR GOVERNMENT TO ADOPT & ENCOURAGE PRE FABRICATED LONG LASTING LOW COST HOUSING FOR BPL FAMILIES, MADE UP OF PRE FABRICATED CONCRETED FOAM PANELS & PRE FABRICATED STRUCTURAL STEEL PANELS FOR QUICK CONSTRUCTION
- NEED FOR STREAMLINING THE RENTAL STRICTURE IN THE URBAN & RURAL AREAS
- NEED FOR MAKING IT MANDATORY FOR THE REAL ESTATE INTERMEDIARIES (BROKERING INDIVIDUALS / CORPORATE) REGISTRATION IN THE GOVERNMENT A VALID IDENTIFICATION CARD
- NEED FOR MANDATORY DISCLOSURE OF PROPERTIES ACQUIRED BY THE GOVERNMENT SERVANTS AND POLITICAL LEADERS AND CORPORATE BUSINESS TOP MANAGEMENT; INDIVIDUALLY, BY THEIR FAMILY MEMBERS AND MENTION OF THEIR FAMILY TREE; NEED FOR VOLUNTARY DISCLOSURE OF BENAMI & UNDER VALUED PROPERTIES AND PROPERTIES ACQUIRED THROUGH UNDISCLOSED SOURCES OF INCOME; NEED FOR AMENDMENT OF LAWS RELATED TO CORRUPTION CASES, RELATED TO PROPERTY ACQUISITION BY THE PUBLIC AND PRIVATE EXECUTIVES.
- NEED FOR PROVIDING / DISTRIBUTION OF LAND FOR ALL THE CITIZENS OF INDIA AND PROVIDING PERMANENT SHELTER FOR ALL THE FAMILIES; MANDATORY LIMIT OF MAXIMUM PROPERTY AN INDIVIDUAL & THEIR IMMEDIATE FAMILY CAN HOLD;
- NEED FOR FAST TRACK COURTS FOR RESOLVING THE PROPERTY DISPUTES
- NEED FOR FIXING THE NORMS FOR THE ASSIGNED LANDS; ENSURING NO ASSIGNED LANDS WERE USED FOR THE INDUSTRIALISATION PURPOSES OR FOR LAND ACQUISITION
- NEED FOR MANDATORY USE OF REVENUES OBTAINED FROM THE MINING ACTIVITY IN RESERVED LANDS TO THE WELFARE OF THE SC & ST AND DOWNTRODDEN ONLY; AS MAJORITY OF THE MINES ARE IN TH ST& SC RESERVED CONSTITUENCIES.
- NEED FOR CREATION OF DATA BANK OF HOUSE OWNERS AND HOUSEHOLDS ONLINE
As we all knew that India is the second largest populated country in the World; one of the fastest growing economies in the World; with more than 1/3 of the total population living in Urban areas (32%) of the total population of 1.21 billion as per the 2011 census; and 68% of the population living in Rural India; there is an increases in industrialisation required in the country to achieve 8 % growth as for casted by government require huge pockets of land in the vicinity of the urban and semi urban areas; as the urban / semi urban areas areas have their own business advantages due to availability of semi skilled and skilled labour, logistic advantages than interior rural areas for the industrialisation, the lands should be either situated near the ports for the easy of transport for certain industries and the land required near to the urban areas for some kind of industries; all these industrialisation & urbanisation making the so called rural poor whose are dependent on the agriculture will be forced to offer the land to these projects as majority of the population depends on the agriculture each acre of agriculture acquired for the industrial (from agriculture labour to the fertilizer company employees to the pesticide company employees to market yard employees to the small traders to the employees in the food storage yards to the employees in the food processing industry etc); industrialisation in the cultivatable lands leads to loss of huge lively hood, as the industrialisation could not create and also provide the jobs at the size the agriculture loosing; in addition majority of the people losing jobs in agriculture sector are only semi skilled or un skilled and knew only about the agriculture related activities; in these circumstances it is necessary for the governments to formulate stringent laws for protecting the interests of the rural land holding; at the same time government must ensure land acquisition should not be a hindrance to the industrialisation; as such government must make the policy in a manger that industrialisation has to go with the same pace for achieving the economic growth; along with no disturbance for the agricultural sector by amending the 118 year ( year 1884 ) old land acquisition act in such a manner which is WIN –WIN for both landowners and Industry, it should be in such a manner that next amend may require only after another 118 years (in year 2130); in case the economic growth is as expected, then there will be rapid urbanisation as per the world statistics Indian urban population may touch 40 % of the total population by 2030; also statistics shows there are rising nucleus families (over 9 % increase in 10 years 2001-2011),at present there are about 247 million households with over 331 million houses with over 87 % population has houses of which 95 % are in rural areas and 67% from the urban areas; with only 47 % of the houses in rural areas are brick walled and only 45 % of the houses has roof either asbestos or galvanized sheets or concrete which necessitates the government to plan the cities and towns accordingly to cater the needs of growing population in urban areas as well as demand for creation of new houses in addition to construction of urban shelters for all sections of the society which is the primary need for the population; these things are discussed elaborately.
MEASURES NEEDED FOR FAIR LAND DEALS
Since land is an important asset for the human being that is being treated as a symbol of security for the people; provides shelter through housing; provides food through cultivation; the land is used for industrial needs for proving the human comfort inputs and many more uses; since the land has value of its own it is being treated as the most precious and are traded for the financial and other development activities for various purposes mainly for housing, commercial business activity and industrialisation; in transacting the land there exists lot of disputes, cheating, mal practices etc by all sections of people is happing which not only effects the concerned individual people who sold the land but also the entire people of the state as the concerned state / central government is losing huge revenues due to low valuation or under valuation of the land by the buyers who are naturally possesses stronger purchase power as they belong to the upper echelons of the society; all these leading to the huge loss for the deprived sections of the society; these lacunas/maladies can be fixed through the following measures.
NEED FOR FIXING THE LAND VALUE ISSUES
As discussed above since the land plays a vital role in the economic growth and well being of the people of the country the government must ensure the people are not either cheated or being exploited by the different sections of the people involved in land & property transactions.
The first and foremost thing is mandatory digitalisation of the land records and total computerisation of land records, land transaction administration throughout the country.
The second most important thing is installation of biometric facility at all land administration & transaction offices throughout the country.
The third most important thing is to to provide specified time for all the land owners (except the properties pending in courts due to disputes) to provide their biometric details for attaching them to the existing digitalized land records; for validation of the property and ensuring absolute legality of the ownership of the property.
The fourth most important thing to integrate the land record departs of all states; it will certainly facilitate the owners residing at some other part of the district/city/ other district/ other state will certainly get a facility to go to their nearest land administration in their place of residence to get the validation of the property through providing their biometric details; also since all the states possesses the facility of biometric records and the ownership is fully authenticated and the data integration of all state land records will certainly provide the details of the ownership as the population of the country; this will certainly eliminate the benami transactions;
The fifth most important thing is to ensure all the transactions take place by proving the biometric details at the nearest land registration centres. This will ensure that the properties transacted are absolutely as per the will and wish of the owner of the property.
The sixth most important thing is to ensure that all land transactions will be in black & white and all the payments should be through the bank payments only and in no case there should be any cash transactions.
The seventh most important thing is to ensure the validity of the agreements made between the owner and buyers; all the agreements should be registered through the land registration office through biometric details for the validation of the agreement legally.
The eight most important things are to strict implementation of the law ensuring the non validity of the GPA lands.
The ninth most important thing is to clearly mark the lands/property and their boundaries through the Satellite Geo Mapping System.
The tenth most important thing is to clearly mark the lands belong to the government, semi government and private lands/properties and assigned lands for the down trodden sections of the society.
The eleventh most important thing is to de-mark the lands clearly for the agriculture / commercial/ barren etc.
The value of the property should be determined based on the agriculture output; the employment generation; the contribution to the economy; the quantity of pollution etc.
NEED FOR FIXING MINIMUM AND MAXIMUM SALE PRICE FOR PROPERTY TRANSACTIONS
Since it is an open secret that majority of the unaccounted money (black money/ non taxed money) is being used in the property transactions causing a huge loss for the government and in turn to the public as the revenue collected by the government is used for development of infrastructure and other welfare measures for the public only, It is very necessary that government to prevent this kind of transactions.
1) The government must assess and fix the value of the land based on the either agriculture output in case of cultivated lands, employment generation, the contribution to DGP, the transport connectivity (rail, highway road, sea port), etc for the potential of the land based on the area.
2) The government must fix the value of the land each ward wise in the cities and each village wise/ Gram Panchayat wise in case of rural areas. Based on the density of the population, the potential for the revenue generation in that area etc
3) The government must also mandatorily fix the minimum and maximum sale price of the property; with minimum and maximum variation of the land value should not be be more than 20 % i.e. minimum value should not be less than 10 % of the fixed valued of the property determined by the government, similarly the maximum value o the property should not be more than 10 % fixed value. This method will certainly eliminate the black money transaction in the property deals; only in case of gift deeds the property should be transferred at free of transaction cost between however registration charges should be based on the value fixed by the government in that area; the gift deeds should be strictly restricted to the blood related family members only; in exceptional cases where the family does not have children or the properties of orphans or the persons not intended to give the property to their legal hirers should be gifted to the government or the persons whom they wish to transfer in the form of gift deeds; all such transactions should happen in the presence of district judge and on prior news paper notification for any objections to ensure illegal/forceful acquisition of property.
4) The government fixing the minimum and maximum sale value of the land will ensure that in case of land acquisition by the private project developers the sudden jack up sale prices will not happen by property /land owners which will ensure that all property developers will adopt fair trade practices.
5) The government must review and re-fix the property values once in six years to ensure the fair value at all times; to ensure better economic management, cushioning of minimum and maximum value is due to value adjustments once in six years.( to ensure that no single ruling governments will get involved in acquiring gains even slightest possible way)
NEED FOR REGULATING MORTGAGE OF PROPERTY FOR LOANS
Also government must ensure that all banks and non-banking financial institutions offering loans based on the property mortgage should mandatorily follow the minimum and maximum value of the property criteria; also it should be made mandatory that value of the mortgaged property should be as the value of the re-fixed value and the adjustments should be made accordingly; the maximum value of interest on the property mortgagee should not be more than 15% per annum (especially non banking financial institutions), all the interest should be through bankers cheque only.
All property mortgage loans (between individuals or between individual and financial institutions or between companies and financial institutions) should be registered with the land registration office with the biometric format; all the non registered mortgage property loans should be considered as illegal and does not have legal binding on the loan giver to claim the property in case of non payment by the property owner, otherwise
All third party mortgages (third party collateral securities where the project loan seeker wish to avail loan on some others property) should be completely banned, as many of the third party owners should not exactly know the implications of the law in case of default by the first party i.e. the loan availer and the owner is at risk and also lot of bank NPA’s are due this type of third party loans.
NEED FOR FIXING CRITERIA FOR THE LAND ACQUISITION FOR THE INDUSTRIAL PURPOSE;
Since there exists numerous issues of injustice pertaining to land acquisition for the big projects for what so ever sector it may be for power generation or for the automobile or for chemical factory; the local people are not willing to let their fertile land given for the establishment of industrial production units. It is mainly due to the loss of land leading them to forego lively hood which they are getting from generations and the compensation from the government or the private is not merely sufficient even for survival of one year for their family in the present circumstances of rise of food inflation; in these circumstances government must permit the projects to acquire land based on the need for project based on the viability analyses of the project (local socio-economic) in terms of benefit to the villagers, in terms of benefit to the private organisation due to the logistics and location advantage; in terms of benefit to the government through tax collection from the industry, the benefit to the general public in terms of employment generation and also comfort due the production of industrial produce through that industry.
Only based on the comparative analysis, the land acquisition should be permitted in that particular area only and only after due discussion about the analysis in the gram sabhas in these villages and approval of 4/5 of the majority within the gram sabha and overall 2/3 majority of the gram sabhas in the mandal and in addition 3/4 of the mandals approval within the stipulated area intended to acquire. This process of getting the peoples approval should be completed in 3 months by conducting public meetings under video recording and with voting; the government must charge the processing fees from the companies for using its machinery for acquiring the land.
Also to protect the interest of the both buyers and sellers government must fix the minimum and maximum sale price.
Also in case of purely private acquisition in case ¾ of the land holders or ¾ of the total land required for the proposed project is acquired by the private party with minimum maximum value of the property, then the remaining land should be registered to the private party at the maximum value permitted by the concerned registration authority; this registration should be permitted only on registering the ¾ of the land by the private developer on full payment to the 3/4 of the land to the concerned landowners. Otherwise the investments attraction for the development of properties is not possible and due to the jack up of the prices or due to non sale of the part left over most of the developers approaching high clout political and anti social elements for acquiring the property for the projects which case the land owners are losing and the middle men are gaining and the project developers are gaining, the proposed methods are certainly a WIN-WIN for both the land owners as well the project developers.
In addition government must make it mandatory that all land acquisition for any project whether it may be the industrial or residential or other commercial purposes if the land acquisition is more than 10 acres in area or piece of land acquired from more than four individuals it should be routed through the government only completely barring the private developers to acquire land through either through private agencies or directly by themselves in all such cases; the government should acquire the from the concerned at the agreed price (within the minimum and maximum value of the land) and provide it to the private developer ;
Also government should not allow the land acquired below 10 acrers by different individuals and companies and all jointly these individuals or companies going for a big development at a later date should be curtailed by making it mandatory that all individuals/ companies who used the clause to acquire land using the ¾ of the total land should use the land only for that extent of the total land and cannot go for a development agreement with another neibouring individual or company land for a bigger project ( otherwise there is every scope of mis-utilisation of the ¾ clause to divide the land required for a bigger project into segments of less than 10 acres and forming several companies and acquire land even without interest of majority of the people and do joint venture development) . Of course the Minimum and maximum value of the land as determined by the government is the master protector of the individual land owners from the exploitation by the middle men as well as the project developers.
Also for mega projects and the industrial projects based on the EIA preliminary permission to start the acquisition; also as discussed above the land acquisition should be permitted only on the viability analysis of the project in that particular location (not keeping the viability of the project as far as profit earning of the private project developer but the overall viability of the people, the environment, the cost of displacement, the jobs creation, balancing all these aspects).
Also the government must provide jobs to the locals and monthly compensation for the locals who lost their land; in addition government must re habilitate them and also government must protect the interest of the people living in that area who do not hold land like fishermen etc by paying not only one time compensation (as was proposed in the daft) but also monthly pension for them as they do not know other than their profession to earn their lively hood.
NEED FOR REGULATING THE LAND SALE IN THE AREAS WHERE PROJECT ARE ANNOUNCED AREAS
In the event of the projects announcements in a particular location and in the event of government acquiring the land and providing it to the project it is necessary for the government to regulate the sale of surplus land to the private parties by the private parties (other than the land required for the private developer/investor in the mandal or vicinity of the project- also adjacent villages, mandals in 20 km radius); this include all sales should be mandatorily within the minimum and maximum sale value; no individual should be permitted to have more than one registration, all companies who are permitted to acquire land only for the ancillary units or setting up of units only; also complete ban of re trading of land with 12 years from the date of acquisition (lock in period of land for second sale after project announced- except for the government), it is necessary to avoid the exploitation by the buyers and also ensures that there will not be any kind of mal practices within the local authorities for fixing the value of the land (at abnormally low to favour the buyers).
NEED FOR FIXING THE RESERVATION IN EMPLOYMENT ON THE PRIVATE / PSU FOR SETTING UP OF FACTORY IN ACQUIRED LAND ALONG WITH YEARLY COMPENSATION FOR THE VILLAGERS ON THE TURNOVER OF THE FACTORY
In the event of all approvals from the gram panchayat and viability analysis permitting the land acquisition for setting up of industry in order to protect the interest of the land holder’s government should ensure that the industry should certainly reserve at least 1/3 of the total jobs and 50 % of the semi skilled/ un skilled jobs to the people belong the families of the land sellers; in addition for all those families who are not able to get compensated with the employment should be provided with monthly compensation to them from the turnover of the company (0.5% to 1%) throughout the project operation period; this method will certainly a WIN-WIN and the approval of the people to provide land for the projects can be achieved without any agitations for serving the purpose of land acquisition the larger interest of welfare of the local people as well as the economic growth through industrialisation.
All these employments as well as monthly compensation should be in-addition to the regular compensation for permanently loosing the land holding which the only source of lively hood for generations as the government onetime compensation should not be sufficient even for one year or a maximum of two years maintenance of the family in many circumstances due to high cost of living due to high food inflation (in case of the own cultivation majority of the food needs are obtained from their own farm or through barter system from neiburorers farm; but in the case when they lose the land they have to procure from the market). The additional money they got as one time loosing the land will be used for their Child's higher education, for marries of their children and other functions as per the customs and traditions locally.
NEED FOR FIXING CRITERIA FOR LAND USE CONVERSION
Since currently country is undergoing rapid industrialisation and rapid urbanisation it is necessary that government must make mandatory conditions for land use change for agriculture to either industrial or commercial or residential; also from residential to commercial certainly need to be under the strict government norms; all the existing commercial/ industrial land users should get the permission if it fits into the conversion (the conversion permission should be based on the environmental and traffic issues). All violations of land use should be barred permission & confiscated by the government in the larger interest of the people in the locality.
NEED FOR PROPER TOWN PLANNING BASED ON 30 YEARS PROJECTION OF POPULATION
Since rapid urbanisation is happening in India due to the economic growth and the stastists projections indicate by 2030 near about 40 % people will live in urban areas from the present 32% of the total population of 1.21 billion and the number of cities/towns with more than million population will be more than 68 it is necessary that government must make the town planning in the probable areas of urbanisation with at least 30 years i.e. the town should handle the population even after 30 years and the roads and other modes of transport of traffic., the water supply system, the sewage system; power supply system (mandatorily to ensure at least 30 % power use both by the individual residents as well as the government and private establishments should be through the alternative source of energy through the wind power or bio mass power or solar power); also to reduce the pollution levels by at least by 30 % of the projections by ensuring the reduction in traffic by increasing the mass transport system like metro rail; also providing appropriate market areas to cater the demands etc.; also the design should focus on the trade and commerce and also the administrative set up s like the local administration offices like the municipal offices, the police stations the RTA offices etc; The design should be uniform to ensure the easy of the administration throughout the country at the same time simple and user friendly, more comfort for the citizens.
NEED FOR FIXING THE CRITERIA’S FOR THE DEVELOPMENT OF PROPERTIES IN URBAN AREAS
Since the rise of urban population increases the need for shelter for the population there exists a lot of demand for the construction of housing for the urban population; since the value of the land is more in the urban areas especially the cities the apartment / multi storied high rise buildings is the only alternative for the urban population. But the apartments are built violating the norms and without the proper standard design; also the commercial properties are developed without having adequate facility for the safety of fire and adequate facility for parking & traffic needs etc by managing some departments in the governments and later on applying for the Building Regulatory Schemes (BRS), all such developed properties are causing huge inconvenience and are the causes for traffic pollution, waste of fuel in the traffic jams etc;
All such above lacuna's /mal practices can be prevented by making a standard computerised system of allocating permission for the developments by unifying all concerned departments in a sequence for obtaining the permission and approval for such developments with online real time information (making available on web for public knowledge who are willing to invest on these properties) of the approval of the permission by enabling the the computer system only allow if the previous department in the hierarchy of the approval departments provides necessary approval from its end; this approvals in each stage should have minimum and maximum time period for approval or decline of approval for want of details or want of change in the design etc; also the government should ensure the occupancy certificate is mandatory for utilisation of the construction space, it should be provided only after satisfying all the building norms and only on production of the occupancy certificate other amenities lie water supply, electricity meter, the telephone landline, mobile connection/ change of billing address, internet broad band, digital television connection / cable connection should be provided. This system will certainly ensure that the violations in the development of properties can be marginalised to a great extent.
NEED FOR PROVIDING STANDARD DESIGNS BY THE GOVERNMENT FOR THE CONSTRUCTION OF HOUSES & HOUSING COLONIES
In order to ensure uniformity in the system of housing & housing colonies it is more ideal that the government must provide few standard uniform designs of houses based on optimum use of raw material, more green building norms and more energy efficient and water conserving designs as per the traditional vastu (having different facings/ entrances as per the beliefs of the people ) should be provided for the building of the internal structure; the external structure can be as per the individuals choice. Also the housing colonies design ensures proper design of roads and setbacks and also ensuring the location and design of water pits to collect the rain water etc and also for the administrative convenience.
NEED FOR FIXING SETBACKS FOR ROADS AND UNDER GROUND DRAINAGE SYSTEM; CABLING SYSTEM (WIRE FREE CITIES) BOTH IN URBAN AND RURAL HABITATIONS;
In the event of rapid rise of urbanisation and large population is concentrated in limited area due to work convenience and the land is limited the value of the land is high due to more demand and lesser availability; in this event majority of the people especially the developers are violating the building setback norms and constructing the building in all possible manner as the sample studies indicate that in some cities and towns there are violations to the extent of over 60 % in one or other manner, Also the sample studies indicates the violations in different ways Road side margin, side margin and rear margin are found violated both in congested and non congested areas.; Set back violation ; Floor space index has also been found violated because of excessive coverage on the ground floor ; 68.27% and 67.86 % violation is found for left and right sides margin of the plot; 56.60 % violation is found for front margin.; 63.83 % violation observed to the back side margin.; 74.82 % violation of floor space index is observed.; ignoring the basic fact that any construction which happens without following proper town planning processes will have a negative impact on the provision of, sewerage, water and electricity supply to residents in the neighbouring areas;
In this context it is necessary for the government to make a plan for the roads and sewage system for catering the present as well as future needs according to the population expansion; Also government must ensure the drainage system will be totally underground; Also all the electrical transmission and other cables like telephone cables broad ban cables should be mandatorily underground, cities and towns should be wire free; Also while designing the colony government must mark the areas for setting up of the electric transformers; bus bays and common visitors parking to ensure the existing difficulties will not arise; Also government must try to make the existing town systems should be redesigned catering the basic requirements of the cities. Also government must establish a coordination department between the municipal, electrical; telephone service providers and roads and buildings and water supply departments for synchronisation of data and ensuring the roads are in usable condition all the time; Also there should be proper traffic islands for controlling the traffic and traffic signalling system; all these on implementation will certainly make our cities World class.
NEED FOR CREATION OF SPECIAL CELL “BUILDING REGULATIONS VIOLATION RECTIFICATION CELL” (BRVRC) FOR IDENTIFICATION OF VIOLATIONS IN THE EXISTING CONSTRUCTIONS AND RECTIFYING THE VIOLATIONS FOR SAFETY OF THE PEOPLE
Since already millions of the constructions violated building regulations it is necessary for the government to ensure rectification of the violations in the larger interest of the people, as such government must create a special cell for identification of the violations in each mandal/division under “Building Regulations Violation Rectification Cell” (BRVRC) and make it mandatory that all the houses & apartments to submit the information re checked by the certified civil engineers/ certified architects regarding the actual building norms in that area/ permissible limits and the variations and also the possibilities of correction without much damage to the foundation/ load bearing structure of the apartment to rectify the violations to the maximum extent; and details observing the deviations in Building permission, Zoning, Sub-division of Land, Land use, open space, built-up area and height limitation, Floor space index, Lighting and ventilation, Structural design, Material and method of construction etc. more specifically in each segment wise i.e like front space, back space, side spaces, balcony extension from the building, common corridor, fire safety exits, lift provision, water tank position, etc and submit the documents along with plan to the special cell- BRVRC; the BRVRC will conduct scrutiny of the data building wise, apartment wise and street wise and provide the notice to the builder/ apartment association, independent house for rectification within 90 days from the notice; Also the BRVRC will ensure the street rectification through collectively having a meeting with all the violators in the street to rectify the violations for the betterment of the people to ensure the avoidance of issues like water logging, traffic congestions etc; Also where ever not possible to corrupt the mistakes if it causes the serious threat to the people living in the habitations should be demolished; in case the violations which cannot be rectified but still does not amount to serious threat should be penalised, all such violators should be liable to pay quarterly tax for all the individuals/ developers already violated the minimum building norms for causing the traffic jams, pollution, water logging etc in addition to collection of one time money for regularization. Also government must make act from which has effect from the retrospective effect the all the violations made by the architects, the certifying engineers and the government authorities and also penalise them accordingly; also hence forth after the enforcement of the new laws all the above fetrneity who are instrumental who can prevent the violations in the initial stage itself if committed the mistake or wrong assessment for the existing violations in the re certification should be liable for cancellation of profession licence/certification in addition to imprisonment in order to ensure better habitations.
NEED FOR RETROSPECTIVE FINE/TAX FOR THE VIOLATIONS OF STE BACK NORMS BY THE INDIVIDUAL HOUSE OWNERS AND THE DEVELOPERS
Since it is a common syndrome that majority of the houses in the slum dwellings and also majority of the developers in the prime areas are serious violators of the set back norms and in majority of the instances even many has encroached in the land earmarked for the public common use like roads, sewage purpose; all these leading to serious traffic jams and also heavy water logging even in normal period leaving the horrific situation during the rainy seasons; also the study reports on urban habitations reveal that majority of the buildings in almost all major city are in acute violation of building norms for maintaining the minimum setbacks and also even they do not have any provision for either balcony or proper ventilation and proper air circulation in the habitations making the people literally living in pathetic conditions just to live being born in this world; as such government must ensure mandatory norms for restored by re renovation of the existing buildings to have the setbacks, provision for balcony, provision for appropriate ventilation and provision for proper air circulation; in order to deliver justice to the people who purchased these properties and people living in these areas bearing the issues of traffic pollution, traffic jams and water loggings etc the government must levy fine/tax for the violation to then the property developers or individuals in addition to set righting the maladies; also the government must make the levy of fine retrospective from at least 15 years from now when the real estate boom has started or from the date of existence of these minimum set back laws and recovery from the developers and individuals in instalments by attaching the bank accounts of the individual owners and the developers or through adding in their municipal tax collection for the individual violators, where as through onetime payment or through bank attachment for developers.
NEED FOR MANDATORY VEHICLE PARKING SPACE AT ALL PLACES OF CONSTRUCTION; MEASURES FOR REGULATING EXISTING PARKING SPACE SCARCITY THROUGH CREATION OF SPECIAL PRIVATE PARKING SIN THE VICINITY OF COLONIES
Also it should be mandatory for all the future houses to have a parking inside the compound of independent house; all apartments, high rise buildings should provide parking space for all houses; and a common vertical parking in gated communities, colonies and commercial complexes, all educational institutions for bus parking’s; all commercial complexes should have sufficient parking based on the foot prints projection according to the FSI and also all the markets and shopping areas should mandatorily possess the vertical vehicle parking, all the cinema halls, function areas hotels, restaurants etc should have their own parking space or should be located in the area where there exists the vehicle parking space. Also it should be ideal that to ban the vehicle movement and parking inside the market and shopping areas and make people to walk freely for shopping; also all the bus bays should be in depressions to avoid traffic jams and traffic congestions, and also all public transport junctions like bus stands, railway stations should have vertical parking’s or parking’s inside their compound wall. Also government must make it a mandatory condition the parking space a pre condition for new vehicles buying and also the renewal of registration for all the existing vehicles.
Also it is ideal that government on its own create or lease the land for construction of vertical parking spaces in the colonies and markets (either in the colonies or in the vicinity of the colony/ habitation) on revenue sharing bases with the private investors for creation of parking space for the existing as well as future constructed spaces without having any scope for creation of parking space and possessing vehicles to park their vehicle by paying monthly rental or yearly rental or taking parking space on long lease or buying parking space. This method will certainly create congestion free roads for commuting at all times. Also government must promote the light motor vehicles (mostly mini vans) either electric operated or CNG operated exclusively for free picking up & drop the vehicle owners from the special private parking places to drop at the nearest point to their residence operated 24/7 on pick up within 5 minutes of the call (all vehicles are in GPRS enabled).
All these special private parking places should be on CC camera surveillance which should be up loaded on real time online for the few of the vehicle owners and all the vehicles should be provided with alarm alert on the mobile; and entry and exit of the parking only on the swipe of the electronic chip based vehicle registration card and the electronic chip based parking space ownership card with special personal pin to ensure safety and security of the vehicle.
Also government must make it mandatory that all apartments and high rise buildings should mandatorily provide parking space for each unit of the house or space and additional parking space can be auctioned among the residents; the parking space charges should be an integral part of the total sale value of the space (un like the parking space an additional space and developers are selling more than one parking for the people with more money having more cars).
Also government must restrict the vehicles sale & registration per house hold unit based on the parking facility either owned at the place where the owner ship of the property or leased / owned parking space at the special private parking spaces. This measure is necessary to avoid future traffic congestions at all cities and towns.
NEED FOR REGULATING THE ADVANCE PAYMENTS TO THE PROPERTY DEVELOPERS FROM CONSTRUCTION OF BUILDINGS, ENSURING ALL ADVANCES ARE ROUTED THROUGH BANK AND CONSTRUCTION PAYMENTS OF THE DEVELOPER ROUTED THROUGH BANKS
Since it is a practice of the builders to get the advances from the buyers and develop the property it is necessary to safe guard the interests of the buyers; as it is a common practice that majority of the builders just make the agreement with the land owners or just purchase the land and even without getting the permissions from all the concerned offices for the start of construction will do extensive advertisement and publicity in various media just with their own design and the simulation of the design; once the buyers pays the advance moneys then they pay that money as capital in the bank and obtain the loans for progress in the construction; or violation of building norms and construction of extra floors or pent houses for adjusting the funds or in extreme cases the builders are leaving the projects un finished; also in some cases the builders due to greed diverted these advances to acquire other properties in the same company or other names and there are instances due to the acute financial crunch there is huge delay in the completion of the project or sub standard construction compromising on quality; in all these instances the hard earned money of the people especially the middle class mostly belong to working class is being swindled or lost due to various reasons in many ways;
In order to prevent all such un wanted things, ensuring these kind of things will not happen time and again and also to protect the investment of these section of people the government must make it mandatory that for all property developments should get final permission for the construction of project to lay even the foundation stone itself the developer must have the cash balance in the bank to the tune of minimum of 20 % of the total project cost as initial deposit/ contribution for beginning of the development activity, in addition also it should be made mandatory that the developer should select the suppliers of the raw materials and submit the purchase agreements to the banks; ( also it will be more ideal that all districts should a property development wing to get register the property developers and the matters related to property development like all permissions for the property development, the submission of raw material suppliers & purchasers from the suppliers etc) also it should be made mandatory by the government that the booking advances and other advance payments to the developers should be routed through the bank mostly in the form of bankers cheque from the buyers with making it mandatory that all payments to the suppliers of the raw material should be routed through bank only as proposed by the developer to release the fund after due submission of the delivery of supply of material to the bank, also only the portion of fund sufficiently needed for the labour payments for each stage of the construction as and when it is happening / progressing should be allowed to release to the developer by the banks, also the labour advances should not be more than the percentage determined by the CPWD of the total project cost as per standard practices. This method will ensure the on time delivery of the project and also proper utilisation of the money and also more accountability and transparency in the system at the same time safe guarding the interests of the investors.
NEED FOR REGULATING THE MOBILISATION ADVANCES FOR THE PROJECTS UNDER CONSTRUCTION BY BOTH PRIVATE AND GOVERNMENT SHOULD BE ROUTED THROUGH BANK DIRECTLY TO THE ACCOUNT OF THE MATERIAL SUPPLIERS INCLUDING THE LABOUR CONTRACTORS FOR ALL GOVERNMENT SPONSORED PROJECTS
Also since the government is constructing the infrastructure projects like the roads, the irrigation dams, the dams for the storage of water for hydel power etc through spending the money from the government exchequer which is the hard earned tax paid money which needs to be utilised very appropriately without any scope for wastage of even single rupee; but unfortunately many incidences of government releasing mobilisation advances to the contractors for the construction of the projects for the earth works to the civil structural works even without verification of the exact delivery of the work leading to the massive scams and wastage of thousands of corers of rupees at the first instance, in addition due to the delay of the project lacks of crores of rupees due to the delay of production of the agriculture or due to power shortage leading to decline of industrial production; it is common presumption among many people who have knowledge about the construction and tendering that all these cases are mainly due to the fact the in these kind of scam cases majority of the tenders for qualification norms are tailor made to suit the particular segment of contractors and majority of the cases these contractors are in an invisible ring or understanding; also the financial and technical credentials are hired through the Joint Venture partnership at the cost of 2.5 % to 3 % of the project cost and the JV partner who is having the credential does not show interest in the progress of the project as he receives his share of profit at the very beginning of the project; and the JV laws between the partners are framed in such a manner that it will not affect the bigger JV partner (who provides the technical and financial credentials ) mostly the foreign companies for all the delays or other legal issues;
Also it is a fact there exists a huge nexus between the many developers, the same work is being rotated among many contractors or developers for the sake of turnover and obtain the experience certificate for the execution of the works for future bidding; in these circumstances to protect the interest of the common man and the money of the exchequer the government must bring in the law in such a manner that all partners in the JV project development are fully liable for the execution of the works and all work allocations should have at least 10 % of the cash in the bank of the total value of the project; in addition the the advances should be mandatorily routed through the bank only for the suppliers whether they are direct contractors or sub contractors; also the government must make it mandatory that the sub contractors should have the same 10 % cash balance for the execution of the work and also the government must make it mandatory that there should not be more than one time sub contracting the one main work ( the total work can be divided into several smaller works and can award the works to various contractors/developers but again these sub contractors are barred from giving further sub contract to others the work which they are performing as a sub contractor to the main contractor i.e avoidance of vertical chain of sub contacting) to ensure the quality of the work is maintained at all times and fixing the minimum profit margin for the sub contractor. All the contractors has to submit the details of the suppliers, supply of material vouchers for release of payments to suppliers, only allowed funds withdrawal for labour payments, all payments should be routed through the banks.
NEED FOR FIXING LAWS FOR MANDATORY COMPLETION OF THE PROJECTS; IN CASE OF ABNORMAL DELAYS THE PROPERTY SHOULD BE CONFISCATED BY GOVERNMENT AND THE COMPLETE THE PROJECT TO PROTECT THE INTEREST OF THE INVESTORS.
Since due to non completion of projects in time leading to huge losses to the economic growth and the well being of the people it is necessary for the government to make the laws which drives the project developers to complete the projects within the stipulated time period; the law should be same to the private developers developing the residential and commercial properties and also the developers of infrastructure like roads, dams etc; the law should ensure fixed time frame for the project as per the normal practice with exceptional due to natural calamities and other terror activities in the project site;
It should be made mandatory condition that in case of delay more than six months from the actual completion of the project, the government should levy the fine of 0.50% of the project cost per month as the delay fine amount for further six months; there after the government must levy 1% of the project cost for the delay of project for six more months; after this period the government must ensure the contractor forgoes the contract and handover the project to the government with left over dues in the advances paid to the developer being deposited in the government account; all developers fails to pay the penalty and handover the project should be blacklisted from bidding the government projects directly for the span of 7 years and bidding/ performing sub contract for any government project for 5 years; similarly all the private developers (including the management) are barred from project development (including the directors joining other companies of project development or individually develop projects for other than self use) and government should confiscate the developed project and hand over to the eligible contractor to finish the project; in addition attaching the bank accounts of the developing company and the directors bank accounts to recover the penalty and the leftover advance payment for the project ; in case needed to confiscate the properties of the company as well as the directors of the developer company in the larger interest of the people.
NEED FOR FIXING THE TIME FRAME FOR THE PROJECTS TO BE COMPLETED; AND CONFISCATION OF SUCH LANDS BY THE GOVERNMENT.
Since it is a practice that governments allot the land for various projects for various private investors for the setting up of projects like power plants, fertilizer plants, hospitals etc at subsidized rate or acquired from the farmers and converting the existing zone of the land mostly from the agriculture to industrial or commercial in the larger interest of the people ; but due unfortunately due to many reasons like lack of financial closure of the company or lack of clearances from the government like environment & forest clearance, pollution control board clearance etc also merely due to lack of financial ability of the company, there a lot of instances where the projects intended in the larger interest of people never took place; but since the valuable government land is being transferred in the name of private investors/ developers the developers are getting wind fall gains in many ways even though the projects are only on paper stage; all such lands should be identified by the governments every mandal wise and district wise and government must cancel the allotments; also government must amend laws in such a manner these cancelations cannot be challenged in the any of the lower courts except in the supreme court with at least depositing 1/3 of the value of the land as fee and the petitioner to forego the deposit in case of the court sees there is no merit in the case towards the private developer petitioner;
This method will ensure that all the lands are in the governments hand only which can be allotted some other to execute the intended project; otherwise by showing these prime lands in the books of accounts as their assets the private developers are gaining a lot in the form of acquiring the advances from the bank, non banking financial institutions , even un secured loans from various sources and also making money in the form of rise in the stock prices as Indian stock market mainly operates on sentiments and security and government land allotment as the secure land transaction; as such in all the cases where the private developer failed to start the project in the stipulated time period and complete the project in the stipulated time period should be barred from holding the land and in addition should start investigation and scrutiny of the books of account for finding the loans obtained on these properties either secured or un secured and also the gain the share value after the land is allotted to the private developer and all such moneys should be recovered from the developer by attaching the current properties and bank accounts of the property developer and the management.
Also government must make it mandatory that all the private developers who got land allotment from the government at concessional rate or some concession from the government for the project should be barred from the dilution of the promoters share for the entire period of the project completion (the lock in period of the promoters quota till the project completion); in addition all such companies can get the bank loans by pledging the promoters shares as per the market value but the loans are only sanctions and should be disbursed only for the projects progress only on submission of proof of progress to the suppliers of the raw material for the construction and the labour payments; also it will be more appropriate that all the projects where ever government provides lands should be a SPV company of the parental company for the execution of each such project (with all liability in case of failure to execute the project resting not only on the SPV company but also on the parental company and their management individually). This will ensure that private developers will not use their nexus and clout with the governments will get rid of undue favours foe wind fall gains without doing any development.
NEED FOR UNDERGROUND CABLING & UNDER GROUND SEWAGE SYSTEM
Since there is no modernisation in many of the Indian cities the electrical cables, the telephone cables and other cables are hanging on the air which are running in all possible directions across the roads ; these cables are becoming vulnerable during the rainy seasons and there are many incidences of loss of life due to eclectic shock; also in the open cabling system the cables are prone for the weathering and there exists frequent disturabances and break downs, in order to ensure that these kind of difficulties arise and als to make the city look more attractive it is necessary that the government must make shore all the existing as well as future towns and cities are with fully underground cabling and make the city a wire free look city.
Similarly government must make a plan to ensure all the cities and towns in India have the underground sewage system completely turning the existing open system of drainage prevailing in most of the cities and towns which are causing serious health hazards to the people living in the vicinity. ; also government should ensure that all the house hold in the country and every person has the access to the modern toilets & Laverty to ensure compete eradication of manual scavenging having hygienic sanitation in each house hold, in each school, educational institutions and in offices and in all places of mass gathering like spiritual worship places, restaurants, public meetings places, parks etc.
NEED FOR RISING GREENERY IN EVERY HABITATION
Since many habitations lack the setbacks and lack proper circulation of air and the habitations resembles the jungles with concrete structure; also the vehicular pollution and other industrial pollutions are on the high due to lack proper mass transport systems, all leading to serious respiratory issues in many people irrespective of gender and age group leading to serious health hazards; in order ensure better health conditions prevail in the habitations the government must make it mandatory that all habitations mandatorily rise greenery in the parks and along the road side adjacent to the pavements, most ideal to rise the plants and trees with medicinal values like neem, eucalyptus etc which will not only provide fresh air by absorbing the carbon monoxide but also the air will have certain medicinal values; Also it is ideal to advise the people to rise the plants on the terries in the pots or in the balconies in the pots; all the colonies and gated communities and all the slum dwellings should have at least 10 % of the total land should have plantations; Also it is more ideal to rise terrace gardening with the coir pith based material as soil medium for being light in weight and will not create any additional load to the roof and the foundation of the building, for rising the plants with medicinal values, vegetables, flowers etc These measures will certainly a beginning step towards achieving good health.
Also it is more ideal that government must make the parks and walk ways in residential colonies and make it mandatory provision for construction of walk ways in apartments and gated communities; also it is more ideal and appropriate to plant the medicinal plants along the walk ways where ever possible. This is necessary to promote the health care measures for all the citizens who are living in the concrete walls and not having the soil touch feeling.
NEED FOR MANDATORY ADOPTION OF GREEN BUILDING NORMS FOR ALL NEW CONSTRUCTIONS FOR MORE ENERGY CONSERVATION AND FREE FLOW OF FRESH AIR
Since green buildings are more energy saving design with better ventilation, better circulation of air, in the event of rapid urbanisation the government must make it mandatory that all the buildings which are going to be constructed in future should be completely green building, and all the green buildings should receive 10 % tax concession on municipal tax ; also it is ideal and necessary that the existing buildings should be renovated to green buildings, for all such conversions government must provide at least 25 % concession on municipal tax (one time) and 5% on the electricity bill to encourage many people to adopt these norms; all the renovation should be with the approval of the architects & structural engineers and also ratified by the concerned government official to do so.
NEED FOR ENCOURAGING ALTERNATIVE BUILDING MATERIAL/ ECO FRIENDLY BUILDING MATERIALS AND BUILDING MATERIALS MADE OF RECYCLED & INDUSTRIAL WASTE
Since the constructions are on rapid raise and due to rapid urbanisation the utilisation of power is more and also due to the fact that majority of the energy needs in our country is from thermal power in which there is lot of residues of burnt coal in the form of ash; such ashes are a serious environmental problems if left un treated/ un used; as such such ashes are converted into fly ash bricks to convert huge ashes to bricks form which are much lighter than conventional bricks but having more load bearing capacity and more bonding strength; as such government must make it mandatory that all future high rise buildings should mandatorily use the fly ash bricks. (Government must provide full tax concessions for the manufacturing of fly ash bricks)
Also it is ideal that government must make it mandatory to use the for all apartments and high rise buildings the use of aluminium panels or other composite metal frames for the doors, windows and other fixed furnishing in the house like fixed coup boards, kitchen cup boards etc reduce the use of wood to conserve the forests.
Also it should be ideal that government must make it mandatory that all the future buildings both independent, apartments and high rise should use natural cooling building materials such as limestone and mortar wall claddings, which act as heat shield to ensure the building is cool naturally with temperature difference of more than 3 to 5 degrees lower than the outside temperature which enables less use of air conditioners etc reducing the power utilisation as well as reduction of emission of Chloral Fluoride Carbon (CFC) gasses which are a serious threat to global warming.
Also it is ideal that government must make it mandatory that all high rise buildings have the supply of cooking gas through piped gas,( in addition to maintain the kitchen exhaust pipes are connected in series to leave the exhaust at much higher level than the total height of the building)and also the supply of water through the Multi layered Flexible Piping system instead of conventional Galvanized Iron (GI) pipes or Steel piping system to improve the flow and maintain the efficiency of flow and reduce the energy consumption to pump to the higher floors reducing the saving of the power and also healthier and safer water (as unlike in the conventional piping system the multi layered pipes are not prone for scaling due to default harness in water and also do not form blue –green algae and fungus formation due to smooth surface inside and the flow rate is even without any turbulence throughout the life span of the pipes say 35 to 40 years and are not affected by external temperatures making them use in hot summers and also in freezing temperatures outside the flow will not be effected due to natural thermal shielding property of the multi layered piping system i.e PE-AL-PE i.e poly ethylene aluminium and poly ethylene composite piping system); also must ensure every high rise building should have water treatment plant for treating the used water and supply for re use for the gardening as well as washing of the corridors, washing of the clothes, vehicles etc.
Also government must encourage technologies which uses the concrete and cement with some chemical adhesives for bonding for the manufacture of products similar to the natural marble or granite having similar strength but much less in weight (1/3 to 1/4 weight of the natural marble or granite) easy to transport, very economical (1/5 cost of marble or granite) and long life as of the natural product; these products are used for the flooring ; these kind of products will certainly save the environment degradation by the extraction of natural marble and granite and the cutting and polishing is one of the pollution & health hazard causing industry; in the manufactured granite / marble like products there is hardly any pollution causing process or ingredients.
NEED FOR USE OF NON WOODEN BASED ITEMS IN THE CONSTRUCTION AND LEVY OF ENVIRONMENT DEGRADATION TAX FOR USING FOREST WOODS IN THE HOUSING AND MODERNISATION OF FOREST CHECK POSTS
The statistics shows that Wood consumption in Indian is growing fast Indian industrial demand for wood jumped from 58 million cubic meters in 2000 to 85 million cubic meters in 2008 and expected to cross 150 million cubic meters by 2018. In order to reduce the use of wood and encourage alternative material the government must levy environment degradation tax on for using the wood items in the construction (both independent as well apartments, commercial establishments and the hotels and resorts). Also government should train the construction labour to use the metal rods instead of wooden poles for the scuff holding while making the slabs, and make it mandatory that in future all the missionaries uses metal poles for scuff holding instead of wooden poles, this will certainly reduce the cutting of trees for the construction purposes. Also it will be more ideal that government levy environment tax on the wood furniture to the tune of 30 % of the value of cost of the furniture make it mandatory all carpenter workers are registered with the government and all the furniture dealers/ retailers should be registered with government and there should be special inspection teams for carrying out the checking for the use of wood in the newly built houses and also in the furniture deals/retailers to ensure all the sales are accounted for by collecting the environment degradation tax.
Also in order to prevent the deforests it is necessary to modernize all forest check posts with CC camera survive lance at multiple points (some with remote places operated with solar power) making it the responsibility of the officers in chare to ensure 24/7 working out it in addition to providing modern equipment and trained force for safeguarding the forests and also the multiple teams and squads for re checking the check posts as well as staff (one squad will be from inter district from the headquarters of the state and other squads from interstate operating from the central government); in addition providing the latest and sophisticated communication devices like satellite phones and also providing all the forest squads with GPRS based devices and vehicles to track the real movements of the squads for checking the deforestation and also providing the forest checking squad high power binoculars and high resolution cameras and also using the satellite imagining and online tracking of the movements will certainly prevent to a great extent the forest degradation as the construction activity is increasing due to urbanisation proportionately the deforestation takes place if preventive measures are not taking place in a large scale.
Also government must levy environmental degradation tax on all the plywood manufacturers using the forest wood (other than wood sourced from agro forests which these manufactures rise the wood in the farm lands for the use of the manufacture of plywood); also government must levy the equal environmental degradation tax on imported wood from the neibouring countries. This will certainly make the wood is sourced responsibly and every citizen pays for the aforestation, also makes people to use more non wooden based material in the construction.
NEED FOR MANDATORY USE OF MINIMUM 10 % OF ALTERNATIVE ENERGY IN THE TOTAL ENERGY CONSUMPTION IN HOUSING COLONIES, GATED COMMUNITIES, APARTMENTS AND ALSO IN INDIVIDUAL HOUSES.
Since the energy consumption by the residential purposes is more than 1/3 of the total energy produced which is the main tapping source of energy in peak hours causing much load on the transmission and distribution system and also causing the global warming as majority of the energy produced in India is through coal burnt thermal power plants; and as the urbanisation is increasing the energy consumption will increase rapidly; it is necessary and ideal that government must make it mandatory all the new constructions (mandatory for all the apartments, high rise buildings and gated communities and group housings) hence forth should use at least 10 % of the total demand of energy through the alternative source of energy either through the solar energy through the thin film PVC technology for maximum power generation in less space, also the terraces and window shades and balcony shades and window panels where ever possible where ever maximum sun radiation falls should be made of the solar PVC panels to generate the solar energy or through the wind power or through clubbing up of few number of housing colonies and high rise buildings to collectively and jointly produce the energy through bio mass from the municipal waste and connect it to the grid power.
Also all the common corridor lighting lighting of the walk ways and street lights in the colonies and gated communities, high rise buildings and the apartments should be of high energy efficiency or alternative energy; This measure is necessary to reduce carbon emissions in country, contribute its bit to the reduction of global warming and cause for possibility of better & more even rain fall in the country at all places.
NEED FOR SOURCING OF WATER FROM THE MUNICIPAL WATER SUPPLY ; CONSERVING THE GROUND WATER TABLE IN AREAS FOR SOURCING WATER BY RESTRICTING THE WATER USE TO 80:20 FOR MUNICIPAL WATER AND GROUND WATER SOURCE
Since water is the basic need for every human being, but even though the earth is surrounded by 2/3 of water the majority of water is neither portable due to salinity as it is from the sea; in these circumstances the availability of fresh water is only through the river water or through ground water table through the wells and bore wells (mostly powered), since the rapid urbanisation the use of power operated bore well water has abnormally increasing as a result the ground water table in many areas is day by day becoming low and to and in some places the ground water table is completely depleted and eradicated ; also the extraction from deep depths requiring more consumption of power coupled with more hard water causing more damage to the use as portable water or for other uses such as washing clothes etc, to avoid these circumstances the government must make it mandatory that all urban population hence forth use municipal water to a maximum extent and reduce the sourcing of the ground water; the mandatory ratio of total water usage through municipal and ground water should be in the ration of 80:20 for all high rise buildings and apartments; this can be determined by the water meters fixing at the municipal water supply as well as at the bore water extraction and both the meter readings are noted by the water supply department staff every 15 days to ensure mandatory following of this principle for the smooth future.
Also where ever possible the water pumping stations should use alternative energy source like solar power or the wind power (as majority of the primary source of water are rivers and lakes which are on the banks and will certainly has potential winds); also government must make sure that latest technologies used in the distribution of water to ensure the wastages are prevented through detecting the leakages through SCADA or other technologies for monitoring the flow of the water.
NEED FOR FIXING WATER USAGE LIMITS AND MAKING WATER USER CHARGES AS PER THE QUANTITY OF USE, DIFFERENTIAL RATES FOR RESIDENTIAL, COMMERCIAL USE
Since availability of fresh water is on the down trend and the usage of water is more ( majority of the water is wasted), it is ideal to levy the water tax based on the use of the water with differential slab rating for the household use and the commercial use (restaurants, hotels, industrial purposes like chemical factories, beverages manufacturing, in the textile industry etc all modern laundries etc should be levied with tax on commercial bases; also for the use in the hospitals, educational institutions, hostels and office premises should be levied on par with residential purposes) there should be slab system of user charges of water and the higher the use the more the tax, Also the water for the residential purposes should be calculated based on the standard family of four with all modern facilities like washing machines, dishwashers etc for determining the sealing for the average urban house hold; the barest minimum charges for the BPL families and Low income group families where they do not possess the modern amenities. This method will certainly make the people to use water judiciously and the future water issues can be avoided or minimized to a great extent.
REDUCTION OF DIMENSIONS OF PIPING AT THE WATER SUPPLY SYSTEM FOR PREVENTING/REDUCING WASTAGE OF WATER AT SINKS, WASH BASINS, IN BATH ROOMS ETC WITH LOW DIAMETER FOR CONSERVING WATER
Since water conservation is the need of the hour and future water scarcity can be avoided (otherwise there is every possibility that water for daily use and drinking water will also be rationed in future so many letters per person in the family); in order to ensure appropriate use of water and minimize the wastage of water by preventing excess use of water it should be ideal that the government must make it mandatory that all the water utilisation areas like wash basin taps, the bath room taps, the kitchen taps inflow and out flow should be reduced through the reduction of the piping diameter dimensions from the head and also the reduction in the diameter of the knobs of the wash basin taps outlets design standardization ensuring low volume flow of water ( there should be electro mechanical adjustments to have more pressure within the same quantity of water output), this measure is necessary in each and every house all the existing housing systems should renovate and adopt to these systems and also all the new constructions should have these piping dimensions by default in the design; also all the public utility places like the in all hostels, all educational institutions, all offices, all public eateries like restaurants, all public toilets, and all places of travels like bus stands railway stations all airports, all stadiums all cinema halls and all places where ever there is large public meeting grounds to ensure more water is conserved and less water is wasted; in addition fixing of automated electronic sensor based water dispensing system, in addition putting the conserve water and close the tap when not in use slogans, in addition to creation of extensive awareness campaign with slogans like “save water – secure your future” etc about the conserving water for the future generations.
NEED FOR PROTECTION OF WATER BODIES IN VILLAGES
Since water is an important for living and the water is primary need for living and agriculture it is necessary to conserve the water in the existing lakes ; it is very disturbing facts that majority of the lakes and water bodies are getting contaminated by the un treated municipal wastes and also un treated industrial effluents which need to be given priority on war footing bases to save these water bodies from being contaminated by ensuring that all industries will follow strictly to discharge the effluents after treatment, also ensuring that all municipal waste water is treated before letting it to water bodies
In addition to create artificial water bodies for colleting the rain water (these water bodies should be adjacent or near the slopes and banking of the roads especially the highways and also in all places where the gradient is low ensuring natural down flow of rain water and got collected; the size of the pit for the water body should be based on the annual average rain fall in that area and the habitation in that area); also the water collected in this manner in the rural areas/villages should be utilised for agriculture through solar water lifting system; also these water in the urban areas should be semi purified and used for supply to the residences for the purpose of daily use (other than drinking & cooking purposes). This method will certainly save lot of water; in addition there should be treatment plants for used water in urban areas and the treated used water should be supplied for gardening of the parks and the watering of the plants in the colonies and gated communities and also for washing the vehicles.
NEED FOR USING CLOUD SEEDING FOR MORE FRESH WATER SUPPLY
As we all knew that water for irrigation, power generation drinking is coming from the water in the nature in the visible form of water bodies, lakes, rivers and sea but the un know fact to many people is that the water resource in the atmospheric clouds which contain about 10 times more water than that contained in all the rivers on earth (in more simple example if we observe the cloud bursts that will cause the dispense massive water which will have terrible impact in the vicinity of the cloud burst due to sudden downpour of enormous water from the clouds, more recent cloud bursts in India can be observed in “Ladak” in Jammu & Kashmir and also in the Uttarakand which substantiates the quantities of water stored). But due to rapid urbanization, massive industrialization and extensive deforestation lead to massive the environmental pollution and global warming, also due to the el-nino effects causes the change in the climate are causing delay in the monsoon and also all these factors are preventing the clouds from giving the natural normal rainfall, resulting in short fall in the rain which lead to shortfall of water in the rivers and less water, consequently drinking water supply and agriculture production, hydro power generation adversely effected all these lead to tremendous effect on the not only on agriculture and over all food availability but also in industrial growth due to less hydro power generation due to lack of water in reservoirs.
This situation can be improved to a great extent by “weather modification” i.e “cloud seeding” to extract huge quantities of water from the nature and infuse into the rivers and eater bodies. Cloud seeding is nothing but converting the moisture in the clouds to rain drops using the chemical spaying on the clouds (silver iodide is sprayed on the clouds through aircrafts to precipitate to form water molecules to get converted to droplets and fall to earth as rain). As India being a tropical country with abundance of sun light which will ensure that water in the sea, rivers and lakes are heated up and get evaporated and form the clouds. The cloud seeding is more successful in the areas near the water bodies like rivers and the irrigation projects. As such cloud seeding operations should be conducted in areas of the catchment of the rivers and the reservoirs at higher elevations for better results and best utilisation of the operation. As cloud seeding will cause instant rain in that particular vicinity of the cloud only, this can increase the rain fall up to 40 % of the total rain fall in that period in that region, which is massive to fulfil all needs of irrigation as well as power generation and drinking water supply.
Also cloud seeding is very economical and the cost benefits are in the ratio of 1:25 i.e if Rs 1 is invested in the cloud seeding the benefit that may occur due to the success of cloud seeding is Rs 25. In fact the cost of one cubic meter of water estimated at US $0.02 making cloud seeding the most inexpensive method of making available more water. This is very ideal and profitable than any other activity which has been practicing in over 50 countries for the last 40 years and getting the benefits especially in countries like most populated countries like China. As such government must take urgent initiatives to perform cloud seeding as a regular and routine continuous process
NEED FOR MAINTAINING STANDARDS IN PRODUCTION OF RAW MATERIAL FOR THE BUILDING CONSTRUCTION FOR MAINTAINING THE STANDARDS IN BUILDING MATERIALS LIKE STEEL, CEMENT, ELECTRIC AND ROOFING ETC
In the event of rapid rise of demand for the construction for various purposes like for shelter, for commercial activities, the quality of the inputs for the construction like steel, cement, to the permanent fixtures like power cables and other electric consumables and water supply piping system which is concealed in the walls need to be maintained quality.
In order to ensure the quality material is available in the market government must ensure the product quality standards are maintained from the use of raw material for the production of these input materials and also the production process adhere to strict quality measures with stringent quality checks and quality analysis is mainlined to have a quality standard product is produced and made available in the market for the consumption; to ensure all manufacturers adhere to the quality norms all the products from the steel to cement to water piping to electric cables and electric switches to electric panels must mandatorily undergo the quality certification on two occasions one at the factory site and one at the quality certification centre located in each industrial zone for providing the quality checks randomly for each batch approval.
Also government must make it mandatory that the steel used in the construction should be mandatorily have the corrosion protective coating and the steel made from the raw iron ore and not the recycled steel; All these measure will ensure the products are of absolute quality and the investments made are appropriate and the building is safe.
NEED FOR CONTROLLING THE INPUT COSTS OF THE RAW MATERIALS FOR THE CONSTRUCTION BY REGULATING THE PRICING OF RAW MATERIAL SUPPLY TO MANUFACTURE THE STEEL AND CEMENT BY MAKING MINING ACTIVITY COMPLETELY OWNED BY GOVERNMENT AND SUPPLY OF RAW MATERIAL THROUGH GOVERNMENT AND ONLY RISING CONTRACT TO EXCAVATE THE MATERIAL FROM THE MINES SHOULD BE THROUGH THE PRIVATE
It is a fact that the cost of the construction mainly depends upon the cost of the major inputs for construction i.e. steel and cement; the cost of the steel and cement are determined by the cost of the raw material supply for the production of steel and cement i.e. iron ore and lime stone respectively; but the costs of steel and cement are high even though our country has large natural resources of iron ore and lime stone due to governments failure & blunder for not having control over the mining and mining of these minerals has been given it to private parties to mine and trade by paying a very nominal fee as royalty to government and also it is an open secret that majority of the mining operators even don’t pay the so called little royalty and over excavate the material and export it to the international market and putting short supply of the material in the Indian market as a result the cost of steel and cement are on the rise which has a cascading effect on many like due to rise of steel and cement cost the cost of construction is high which is a burden to the people who are constructing their house with hard savings, they have to cut their expenditure on food to pay more interest/instalments on higher borrowings; also the due to the high cost of the capital expenditure on construction the rentals are high, also the commercial space rentals are high all leading to higher cost of services to the people; in addition to these there every danger that there may be low in quality steel and cement may penetrate (the manufacturers may compromise on quality of raw material to reduce the costs of inputs and obtain more margins) into the market as majority of the small developers and the majority of the people in rural areas and small towns will purchase these steel and cement in gray market which the quality cannot be guaranteed; as a result the life span of the construction is reduced in addition to the danger of collapse of the building over a period of time due to weathering; in order to prevent all these government must ensure quality supply of the steel and cement through supply of quality low cost raw material for the production of the steel and cement with mandatory allotment of captive mining for all the government & PSU steel and cement manufacturing units; in addition can collation of all mining permits in the country and government only do the mining activity through tendering for the rising contractors (contractors for excavation of the material only) and all trading of the material should be done by the government ; the government must make uniform rate for the ex – mine and allow the buyer i.e. the steel and cement factories in the private sector to lift the material ex-mine through the government approved mining material transports with all the vehicles fitted with the GPRS tacking system and ensuring all the material lifted is accounted for; in case of surplus production than the consumption the government may even export these raw materials to earn substantial forex; Also government must provide tax concessions for establishing captive power generation for the manufacture of steel and cement through non conventional sources like solar, wind and bi mass; also government must supply coal to these manufacturers at concessional rate; this method will not only preserve our natural resources from over exploitation and making only select few people the multi billionaires at the cost of billion people ; but also ensures better living for the people through cost effective construction.
NEED FOR GOVERNMENT MAKING THE SAND IMPORTS AND SOURING OF SAND RESPONSIBLY BY THE DEVELOPERS
Since the san an important raw material in the construction which is sourced from the river banks normally; in the event of rapid rise in construction the demand for sand is increasing and the excavation from the river beds is abnormally high making the rivers prone to degradation of the soil and causing lot of ecological disturbances; in order to avoid the government must make a policy to allow the import of sand from the foreign countries which are having long cost and habitation on the cost line virtually nil or bare minimum; these imported sands will certainly reduce the environment impact on the rivers in India;
As such government must make it mandatory that constructions above 5,000 sft should mandatorily use the imported sand only ( all apartments, gate communities , all high rise buildings, all commercial complexes and big independent houses and all the infrastructure projects should mandatorily use the imported sand); in fact the imported sand is much cheaper than the local sand; also to encourage the imported sand government must make it in OGL and free to import and with bare minimum tax (just for the purpose of monitoring with the facility to duty draw back on the import); this measure is very much needed keeping in view of the massive quantities of sand needed for the huge constructions going to take place due to rapid urbanisation.
NEED FOR TRAINING OF THE CONSTRUCTION LABOUR; FIXING UNIFORM PAY FOR THE CONSTRUCTION LABOUR THROUGHOUT THE COUNTRY
Since the construction activity is a continues process even though there is lot of labour is involved in the construction still there exists substantial requirement for the semi skilled workers like the missioners, the plumbers the electricians, the structural engineering helpers for the rise of the scuff holdings for formation of the slabs etc and certainly the country is lacking the trained semi skilled workers; our country is being a gods own country, certainly due to god’s grace till date there is no mass accidents due to the failure of the construction except couple of unfortunate incidences; as majority of the constructions are done under supervision of semi skilled workers who follows the thumb rules more than the scientific rules in the process of construction; however in the event of rapid rise of construction activities and huge future the government should establish in every district in the country institutions like National Institute of Construction Management (NICMAR) and provide free training for the youth interested in the field and upgrade the skills for people already in the profession; this will certainly ensure that quality construction will occur at all times maintaining the standards.
NEED FOR FIXING MANDATORY OBLIGATION ON THE PART OF THE DEVELOPER/LABOUR CONTRACTOR THE WELFARE OF THE LABOUR DURING THE PERIOD OF CONSTRUCTION
Since the labour are mainly dependent on daily income and perform hard labour in the construction industry the government must ensure that all the labour in the construction industry are registered with the government as per their work ability like labour, semi skilled worker etc in different divisions of construction; each labour should mandatorily hold the Construction labour Identity Card; these identity cards should be chip based smart cards; this is in addition to the MNREGA cards; all the developers/ contractors who engaged labour for their site should apply for their master key card with the construction labour department; also obtain the electronic based card readers ; all the developers and the contractors should swipe both the their master card and the personal card for recording the labour attendance at their site- the system should be designed in such a manner that both cards need to be swiped to record the attendance to make the employer responsible ; also the payment to the labour should be based on the electronic register; also the this methods ensures that all trained and quality trained construction labour being used by the contractors; also this methods ensure that no excess labour payments made; also this method is useful in extending health care facility through family health care card issued by the government and the premiums are being paid by the developers or contractors; also the government must make it mandatory that the labour engaged in the construction work should record their number at the construction site on the beginning of the days labour and it should be the mandatory obligation on the part of the developer/ contractor to provide the breakfast, lunch and evening tea & snacks according to the local tastes which are nutritious apart from serving clean safe filtered drinking water at all work sites. This will certainly help in getting the better quality output of construction in relatively quicker time.
NEED FOR CONSTRUCTION OF LOW COST HOUSING FOR THE BPL & LOW INCOME GROUP; MEASURES FOR ENSURING THE BENEFITS REACH THE DOWN TRODDEN AS INTENDED
As per the 2011 census there are over 28 % of the population in the country are BPL, and almost equal number of people belong to the low income group; and the number of nucleus families living in India are on the rise necessitates the want of house for every family; especially the BPL families as they cannot afford to have a house in their life time; even though government is helping to achieve the life time dream of the many of the down trodden families through the housing scheme projects for the urban poor and rural poor through the “ Rajiv Awas Yojana (RAY) and the Indira Awas Yogana; but due to the lack of standard design; standard checks and balances and also the contribution part from the beneficiaries makes the scheme more beneficial to the contractors than the real individual down trodden beneficiaries; In spite of governments programmes for the housing for poor still Shortage of nearly 19 million homes in urban India (as of march 2012) and among the demand over 90% is from economically weaker sections and low income families as per the statistics of Ministry of Housing and Urban Poverty Alleviation; Also among these 19 million near about 30 % are living in Rental; also there is a huge waiting list of beneficiaries; also there is a huge scams in the system of section of beneficiaries, the selection is mostly as per the will and wish of the sarpanches and local politicians in both rural and urban areas cutting across the party lines and there are higher percentage of the beneficiaries who are not BPL and taking these houses in the benami or bogus BPL cards and even giving these properties on rent for the BPL & Low income group people locally; in order ensure the schemes reaches the real beneficiaries government must ensure resurvey and do verification of the beneficiaries for their income status; in addition government must provide the material supply vouchers to the beneficiaries and the encashment of the voucher by the trader on getting the biometric impression from the GP sarpanch or Village Assistant along with the biometric impression of the beneficiary regarding the reach of the material to the beneficiary (in this system neither the beneficiaries nor the GP or the supplier can do the mal practice as the biometric should be taken at the same time for beneficiary as well as the GP); based on the stage of the construction only the amount should be released along with submission of photograph with the stage of construction by the beneficiary and the government official or the sarpanch or the gram sabha member and furnishing the wrong information should lead to criminal charges; the above methods will certainly ensure that the schemes reach to the real beneficiaries as intended by the government.
NEED FOR GOVERNMENT TO ADOPT & ENCOURAGE PRE FABRICATED LONG LASTING LOW COST HOUSING FOR BPL FAMILIES, MADE UP OF PRE FABRICATED CONCRETED FOAM PANELS & PRE FABRICATED STRUCTURAL STEEL PANELS FOR QUICK CONSTRUCTION
Also since there exists un urgent need to provide shelter ensuring there should not be any slum dwellings and kutchha houses ( about one million houses) in the rural areas and urban areas and also ensuring people move from suffocated congested houses ( about 15 million) which lacks lighting, air circulation and compact to live with even small family, lives in all these houses are very pathetic condition; which the readymade houses (pre fabricated houses) are mainly for the MNREGA beneficiaries and also the urban poor; the government must encourage the low cost readymade housing which can deliver a house of 300 Sq feet with one bed room, one hall, one kitchen with small storage area and one bath room and little wash area built in less than 15 days with only time for the foundation settings of the house; this is possible through pre fabricated house; in this the basement foundation is made as per the standard design and the foundation settings will take over 10 days; then all the foundation is fixed with both horizontally and vertically as per the design pre fabricated steel channels and theses channels are inserted with the pre fabricated foam concrete panels of different sizes as per the design of the house (lighter than concrete and equal strength to concrete); also fitted with pre fabricated window and door panels and the flooring is done with the composite material made of the concrete and also the roof is mainly either the asbestos or the fibre insulated with glass wool to shield the heat & cold ; all these fittings can be done in less than six hours by six semi skilled workers; all these pre fabricated buildings are more or less the complete green buildings; also where ever the is a constraint for the space the pre fabricated buildings can be made vertical; and also in the pre fabricated buildings are as normal as normal buildings on finishing and they resemble much better than the modern costly single room cottages in the hill resorts; and are light weight east to transport, cost effective (less than Rs 2 lacks for 300 sft house) and has a life span of over 30 years; with certain additional amount the roof top can be fixed with solar panels for getting the power through renewal sources (much useful in rural areas and small towns with power cuts more than the 18 hours in majority of the states), also it is ideal that the government must reduce the tax component on the inputs for the low cost pre fabricated housing by reducing the tax on the structural steel and reducing the tax on the cement used for the foam concrete panels and also the service charge, all these pre fabricated concrete structures are in use for more than three decades in the western countries ; and the pre fabricated low cost housing will really indeed a boon for the rural and urban poor the governments should adopt and encourage this concept of building the houses which was being introduced in India by few companies which are pioneered in the structural engineering and the concept is being used for building the staff quarters for the workers etc which is a great success. This indicates that the pre fabricated low cost housing will be very much ideal for building houses which were damaged or lost during natural calamities, also most ideal useful in building houses in remote rural areas, hilly areas, for medical facility creation in rural areas, for creating the housing for the armed forces in remote areas for building the houses in urban slum dwellings etc.
NEED FOR STREAMLINING THE RENTAL STRICTURE IN THE URBAN AND RURAL AREAS
Since majority of the people cannot own a house at all places where ever they work, many people due to urbanisation migrate from their home town to different places due to work irrespective of class and annual income; majority of them has to stay in a rented house; but majority of the cities and towns getting the rented house is become a difficult task, in addition the monthly rental payments are occupying almost 50 % of their monthly income (mostly salary); also majority of the government employees are also staying in rented houses due to non availability of constructed accommodation space by the government; this high rentals in the cities and towns making them inclined for corrupt practices to earn extra money to balance the family needs; also the rental are so high that when it occupies near about 50 % of their income earning forcing the employees and their family members to have to mandatorily compromise on the spending on the food to be consumed; as a result majority of them are consuming food which are far cheaper or less nutritious in less quantities than the daily normal required quantity (less milk, less pulses, less fruits less vegetables etc) even they have to forcibly get compromised on the food and care for the nursing mothers and children all these resulting children malnutrition, under nutritional, all the adolescent girls and the women more anaemic and all the youth less BMI and all the elders suffering with many disorders from the diabetic to heart issues etc; All this can be prevented by government ensuring the rental are regulated. All the rental should be fixed as per the area as per the total value of the property determined by the government and the total cost of the construction based on the government PWD calculation; in addition the fixtures and amenities cost should not be more than 20 % of the total rent; all the rentals in the slum dwellings should be fixed as per the plinth area; and all the rentals only through the registration in the government office and all the rental payment above Rs 5,000 mandatorily through the bakers check ( making it mandatory that the employees and the tax payers should disclose the rental paid through the check in their income statements and similarly the property owners should disclose mandatorily the rental received through the check payment.
Also it should be made mandatory that the rental advances should not be more than two months deposit and one month current rent (in some cities it is customary that the rental deposit of more than 11 months is necessary- which will be much disadvantage to the lower income group and middle income group), also the rental agreements should be not more than 11 months with one months notice; and rentals should be collected for 30 days to 31 days dement on the month, part rent for the part stay and the rentals should start from 5th of every month to ensure the cheques are credited in the bank; all other rental payments below Rs 5,000 should compulsorily issue the bill in the standard formant); in addition all the details of the people saying on rent should be informed to the local police; also all the IAW/RAW and other government sponsored low cost housing should be barred from let out on rental; all these measures will ensure that the rental expenditure on the individuals will be not more than 25 – 30 % of the total income earned and there will be a scope for improvement in their family health conditions due to substantial good food intake and also due to lower levels of stress and also there will be some scope for their better future through saving certain part of their income for future needs. Also government must take measures to ensure all ideal houses are put into rent, as there are about eleven million houses as on march 2012 are ideal and in locked condition; if government makes policy in such a manner even if 50 % of these houses comes to rental market the supply will be more and rentals will get reduced to a considerable extent and the rentals can be more affordable and people can have good habitation.
NEED FOR MAKING IT MANDATORY FOR THE REAL ESTATE INTERMEDIARIES (BROKERING INDIVIDUALS / CORPORATE) REGISTRATION IN THE GOVERNMENT A VALID IDENTIFICATION CARD
Since it a fact that many people cannot identify the suitable property for them either for purchase or rent as majority of the sales are secondary sales, being the ownership is with the private ; the real estate intermediaries plays a crucial role in bridging the gap between the property owners and the rental seeking people; also property deals play a crucial role in fixing the buying and selling of property; as such it will be more ideal that government must make it mandatory that all the property intermediateries should be registered with the government; all the property intermediateries should poses minimum knowledge about the property laws and having the ability of primaphacy scrutiny of the property documents with knowledge of the legal terminology of the property deals; all the dealers should be fixed with a uniform margin throughout which should be official and all the brokerage payments should be through the bankers check only and the brokerage should be limited to 1 % of the annual tent from the rental / purchaser side and 1% from the seller or the owner side i.e. the brokerage should not be more than 2 % of the annual rent for all rentals ; similarly not more than 2 % commission of the property value for all buy/sell transactions. This method will certainly eliminate the exploitation by the intermeitreies to charge according to their will and wish; Also it should be ideal and make it mandatory that all the intermediateries should sign as one of the witness for the transactions; also it should be made mandatory soon after the transaction is completed the intermediatery or the brokerage individual or the company should inform to the taxation authorities as well as local police about the transaction details. This system will ensure that all the real estate transactions are recorded and legitimate and the money paid is taxed and from the disclosed sources of income.
NEED FOR MANDATORY DISCLOSURE OF PROPERTIES ACQUIRED BY THE GOVERNMENT SERVANTS AND POLITICAL LEADERS AND CORPORATE BUSINESS TOP MANAGEMENT; INDIVIDUALLY, BY THEIR FAMILY MEMBERS AND MENTION OF THEIR FAMILY TREE; NEED FOR VOLUNTARY DISCLOSURE OF BENAMI & UNDER VALUED PROPERTIES AND PROPERTIES ACQUIRED THROUGH UNDISCLOSED SOURCES OF INCOME; NEED FOR AMENDMENT OF LAWS RELATED TO CORRUPTION CASES, RELATED TO PROPERTY ACQUISITION BY THE PUBLIC AND PRIVATE EXECUTIVES.
Since majority of the people does not have their own house and still people are surviving on rentals and there almost no short supply of housing space in urban areas clearly indicate that some sections of people are holding more than one property either constructed or vacant land; in these cases they acquire the properties by showing in the books of accounts less value or might acquire properties in their family members name or on benami names ; as in majority of the cases the properties are acquired through un accounted money or un disclosed sources of income. The majority of this kind of transactions are done by the public servants both the bureaucrats, the political class and the private business establishments both individual capacity as well as the corporate (new method of making black money to white money- as in majority of the cases the companies are belong to the family members of the either of the three category of the people and lot of investments in these companies are undisclosed and un accounted sources mostly the slush money and corrupt booty as the property transactions are known for their abortion capacity of large chunk of black money due the non availability of transparent system to fix the malady- which can be fixed only by ensuring the mandatory bio metric transactions of sale, lease etc related to the properties; all the payments through the bankers check, all the sale should be within 10 % minimum – maximum limit of the standard uniform value of the property fixed by the government dependent up on various parameters- with stringent implementation of the necessary laws); in addition making it mandatory for all the public servants, politicians from the sarpanch to the all the members of parliament both sitting as well as former members to disclose the family tree from their parents, their brothers and sisters, their wife parents and the brother in laws and sister in laws and, their own children and if they are married the same tree (in case of joint family), their paternal and maternal uncles and aunts; their place of living their full name with surnames, their profession on a legally binding affidavit with wrong declaration of or non disclosure of details or concealing the facts should lead to rigorous imprisonment along with loosing the present position and barred from contesting elections or holding nominated positions from the government side; the case should be same for the public servants from peon in the gram panchayat office to the cabinet secretary / principle secretary in PMO; also the same principle to the private business top managements i.e. the board of directors and all the persons above the middle level management and all decision making authority even at the mandal level executives; all these can solve the issue in identifying the benami transactions and penalizing them and sent to imprisonment for corruption, but it may lead many people to the jails and the existing prisons may not be sufficient enough to keep all of them.
In these circumstances it it necessary and ideal that government must announce the Voluntary Disclosure Scheme (VDS) for the individuals and corporate to come with voluntary disclosure of such properties to avoid the legal complications; and this method will certainly save lot of time and provides lot of money; As such government must amend the laws related to corruption especially related to the property acquisition in such a manner the all such properties which are disclosed in the VDS scheme should be taxed to the tune of 75% of the market value determined by the government to keep with the disclosed individuals else to fore go the property; in case failed to disclosure fully or non disclosure should lead to the confiscation of property by the government the property and auction the property and with imprisonment for the people involved in the transactions. This will certainly make sure the government will get back majority of the non tax paid and corrupt money; in addition there will be lot of property in the government control for more and better development activity in addition to marginalisation of corruption to a great extent as majority of the corrupt money is in the property transactions – in order to ensure maximum marginalisation of corruption the government must introduce the bullion trading authority as mentioned in my document “ Simple and effective reforms for controlling corruption and delivering good governance” also bringing the banking reforms with mandatory bio metric operation of all accounts and integrating the banking data of all the banks will certainly ensure government will succeed in elimination of corruption to a great extent.
NEED FOR PROVIDING / DISTRIBUTION OF LAND FOR ALL THE CITIZENS OF INDIA AND PROVIDING PERMANENT SHELTER FOR ALL THE FAMILIES; MANDATORY LIMIT OF MAXIMUM PROPERTY AN INDIVIDUAL & THEIR IMMEDIATE FAMILY CAN HOLD;
Even though there exists over 240 million households in the country majority of them are land less and majority of them do not own a house even though the total houses are 331 million; since our country is basically the agrarian country and majority of the population depends up on the agriculture activity and the farm holding distribution is very uneven with average farm holding is only 1.4 hectors with over 70 % of the total farmers are holding only 30 % of the total farm land and top 10 % of farmers are holding over 30 % of the land with more than 10 hectors of land it is necessary that government must fix the land holding for the individuals to a maximum of 5 acres only and government confiscate the property and keep under the government control and provide the land for cultivation on lease to the land less farmers for certain period of time with setting the production targets , once the farmer achieves the production targets (for a period of seven to ten years) the land holding should be transferred to the farmers (this is the only alternative and government distributing the barren land which are not cultivatable for the sake of distribution for political mileage should be stopped as it will not yield any desired result of making the land less farmers self sufficient nor the agriculture output production will be enhanced); also all the agriculture land purchased by the corporate should mandatorily cultivate the land, in case of failure to cultivate for two successive seasons then government must confiscate the company agriculture property or the company should pay the cost of the average agriculture produce of a common crop in that area as a penalty; this method will ensure that all the corporate acquired land/ purchased land for agriculture cultivation should mandatorily perform cultivation. This method will certainly ensure that the purchase of agriculture lands by the corporate or companies just to convert the black money to white in the name of agriculture income without really doing cultivation can be totally avoided or purchase of land for converting black money and wait for some period to earn more profit as the land values are increases day by day; (also government must make it mandatory in order to claim the agriculture income in the account books the corporate or the individuals should mandatorily get the market committee certification along with the photograph or video of the crop harvesting, crop cutting, loading etc in the presence of any GP member ); this method will certainly eliminate the black money flow to a great extent.
Also similarly the government providing housing for the rural and urban poor under IAY & RAY is very welcoming however government ignoring the lower income group and and low middle income group and middle middle income group is very sad thing as they are major suffers who are much vulnerable for health risks for being not fit in either free category or the rich to send out of their earnings; and government leaving them to earn their house on their own savings compromising on the food and healthcare appears not appropriate; as such government make it mandatory that all the government servants and private establishments should build the houses with the help of banks and provide the houses for rent to these class of employees and adjusting the rent for the bank loan and handover the house to the employee on retirement; this move will certainly bring a sea change in the health of the employees and the rise in the production due to efficiency in the work out put due to less stress / tension on the part of the employee and their family for being secure in life. This measure is necessary since as per the findings, the percentage of the middle class in the country's total population, will increase to 20.3 per cent by 2015-16 and 37.2 per cent by 2025-26, who are mostly the employee class; without the above distribution of land and fixing maximum land holding by any individual or company and fixing the maximum number of houses any individual can hold, in addition to fixing maximum extent of land any individual can hold in the urban areas and setting the sealing limits based on the category of the city ( metro, A class city, B class city and C class city) like 1000 sft; 1500 sft; 2000 sft and 2500 sft maximum as per the respective class of the city and making it mandatory that an individual or a family can hold maximum of two properties anywhere in India with not having more than one property in any single city (one property in normal stay, one property at native city/town/rural area; also barring all the companies to have the properties other than commercial use and completely banning the using of company property for residential purpose by any of the company directors or the top management and also ensuring that all the company guest houses are also mandatorily up loaded on the system of the hospitality for allocating the guest house for their employees (it should be made made mandatory that all the guest houses maintained by the government and the private establishments should be registered with the government; also all the service apartments should be registered with the government with making it mandatory that all the guest houses maintained the computerised data for booking and making online to the government as well as the police , mandatory maintain of the CC camera at the entrance and exit of the guest houses (for all independent houses and farm houses from the entrance of the gate one CC camera, at the entrance i.e. at the reception one CC camera and at the exit one CC camera restricting all the guest houses to have maximum one entry and one exit point) to ensure un lawful persons will not stay in these gust houses and also the guest houses are not used by the company management as their residential houses); no mis-utilisation of the guest houses for un lawful and illegal activities like for flush trade; drug trade etc will certainly ensure minimize the political and bureaucratic people having deals at the farm houses and company guest houses (as majority of them are scared to meet in the hotels and restaurants due the CC camera surveillance); will certainly provide land and property to all sections of people ; all these measures are necessary since the land is a sacred item and in a welfare state all should have equal opportunity; as few sections of the people are born with capital and over 90 % of the population cannot be deprived of their right to have a property in the country living, which is the true spirit of democracy and the true meaning of a welfare state, without these reforms what so ever government may make is just a temporary phenomenon which will lost its charm after few years only providing security to the family through providing shelter/ land to all the sections of the people.
NEED FOR FAST TRACK COURTS FOR RESOLVING THE PROPERTY DISPUTES
Since property disputes are being increasing day by day and the disputes are pending for several years the government must establish special courts exclusively for resolving the property disputes with fixed time frame for all the cases (most ideal that two years in the special courts) and also only one appeal chance for challenging the special court orders at the supreme court with maximum time frame of two years at the supreme court without any provision for further appeal in the property cases or with over 50 % value of the property should be deposited for review of the supreme court judgement.
NEED FOR FIXING THE NORMS FOR THE ASSIGNED LANDS; ENSURING NO ASSIGNED LANDS WERE USED FOR THE INDUSTRIALISATION PURPOSES OR FOR LAND ACQUISITION
Since the government is providing the land for the downtrodden sections of the society for earning their lively hood through the land assigned to them; and the people of these sections in majority of the cases doing hardship in converting the land to a cultivatable or useable stage (majority of the lands are barren, rocky or in un suitable for cultivation except raising the cattle like sheep’s/ goats only); but is an open secret that these assigned lands are at the will and wish of the governments which are the target whenever government wants to acquire large for any industrial purposes or for any community use purpose are being acquired by providing either alternative barren land displacing them tens and hundreds of miles away isolating them from their natural community habitations as such majority of these sections again becoming the labourers to earn their bread through daily wages near their habitations are migrating to cities in search of lively hood; in these circumstances government must make it mandatory that except under geographical advantage for any project saving the environment and lot of saving of the money on the execution of the project and project operation due to the location advantage of the project and also on the circumstances when the assigned lands are in the middle of the already proposed land the assigned lands should not be allocated for any project; all these needs to be certified by a sitting judge; also on providing the alternative fertile land for these sections along with paying compensation for displacement as well as the hardship done for making the land in usable condition.; also government must provide assigned lands to all the MNREGA registered people belong to one family near to their natural habitations.
NEED FOR MANDATORY USE OF REVENUES OBTAINED FROM THE MINING ACTIVITY IN RESERVED LANDS TO THE WELFARE OF THE SC & ST AND DOWNTRODDEN ONLY; AS MAJORITY OF THE MINES ARE IN TH ST& SC RESERVED CONSTITUENCIES.
It may not be known to many people but is the hard core truth and a fact that god has wished to balance the existing system by proving the abundance of natural resources in the habitations of the downtrodden sections of the society namely the Tribal’s & Dalits (Harijans – means people dear to God) for recoganization for their services to the nature and the people at large; as the tribal’s protect the environment by protecting the forests from de forestation for keeping the temperatures in the atmosphere suitable for having plenty of rains and also suitable for cultivation of many crops; whereas the so called Dalits are mainly agrarian community (over a period of time they were reduced to agriculture labour) and majority of the dalits practice the agriculture in one or the other way (now majority of the datils are agriculture labour) and providing food for all sections of the society with their hardship; strangely majority of them are BPL and are awaiting for government support for their food which is being produced through their hardship; it is mainly due to fault in the system and mostly on the part of the government; if we analysis the mineral wealth of the country which is the countries natural resource i.e. the people of the land natural resource, majority of the Iron ore mines are situated in thickly populated Tribal habitations like Bellary- in Karnataka; Kiron boze in Orissa etc and all are politically ST reserved constituencies for both the MLA and the MP due to majority of the population belong to tribal ( originally all tribal area but later on other sections of society made it their habitation); also similarly the Kolar Gold mines are situated in large chunk of Dalit population and the MLA & MP constituencies are reserved for the SC; similarly the rarest galaxy granite mines ( only one of its kind of mine in the world as far as the granite is concerned) area is originally an assigned land for the Dalits because it was a barren land and majority of the population of Dalits are living in the habitation; however when the dalits started to get notice of these mineral all the upper echelons of the society who are having tonnes of money stated excavating the mines and the entire galaxy mine areas are in the hands of private investors un-doubtly almost all are belong to the elite and upper echelons of the society and have earned billions of rupees (having nexus to politics cutting across the partys); similarly government given the mining of iron ore to the select few individuals and these individual companies have over extracted (within two to three years the material sufficient for the over two decades of production of steel in the existing capacity of the steel factories making steel from the iron ore- the; facts can be substantiated with the high level empowered committee appointed by the Hon’ble Supreme courts to access the mining scam in the Bellary) and earned over few lacks of cores of rupees and officially shown in the books much less than the actual and also paid a minor royalty; similarly coming to the case of Kollar gold mines the government ids getting only a fraction as royalty?; likewise majority of the coal mines are situated in the tribal habitations; like these there are numerous examples; it is nothing but exploitation of the downtrodden even daring the gods kindness towards these deprived sections ?
This is mainly due to the nexus between the governments and the select few individuals; since UPA under congress leader ship always advocates and vouches for the welfare of the ST&SC the government must make it mandatory that all mineral licences in the country should be cancelled and government should do mining on its own through private rising contractors; also government must make it mandatory that the profits earned through the mineral sale should be used for the propose of the up lift meant of the down trodden in addition to the existing grants and allocations ( since as of now government is getting only a few tens and hundreds of crores as royalty- where as the private mine operators are earning thousands and lacks of crores of rupees? but after the banning of mining by private investors will certainly makes thousands and lacks of crores of rupees of profit to the government ); this money can be used for creation of toilets in all schools; better facilities in all the welfare hostels; nutritious food for anganwadi children; all children in the SC ST & BC welfare hostels, all children of ecumenically backward sections of the society; all the nursing mothers mostly belong to the downtrodden should be given nutritional foods; all the adolescence girls should be given proper care ; thus preventing the infant and child mortality rate ; all the elders can be taken care; after three decades there will not be any necessary for providing reservation for any section in the society as the generation is competent enough to compete with every section of the society in every aspect; keeping in the long term numerous benefits government must bar the private corporate / individuals from mining in the Indian soil and the government must do mining activity with private rising contractors and mandatory use of the profits to the SC and ST welfare only (for the rest of the sections of society through making the steel, power etc available at cheaper rate by providing the raw material at much cheaper than the existing supply rate of the private players.); also it is more ideal and appropriate the government must enhance the royalty from the retrospectively from year 1992 onwards and collected the dues from the mining companies to correct the mistake government has committed. The above measures on strict implementation are really game changers of the dynamics of the society as well as the country.
NEED FOR CREATION OF DATA BANK OF HOUSE OWNERS AND HOUSEHOLDS ONLINE
Also government must make it mandatory that all the housing data should be made public on the web site with details of each house owner , the year of purchase, the total area, details of the violations, details of water meter number, details of electricity meter number, details of yearly tax paid for the municipal corporation, details of the electricity utilisation and bill payment, details of water utilisation and bill payment, details of the cooking gas connection and utilisation of the gas.; the details of the PAN/Voter ID card of the owner should be mandatorily submitted, also the details of the profession should be mentioned, also the source of income for the purchase of the property should be mentioned; in addition to the details of whether the owner is living of given for rent; if given for rent the rental agreement number, date and also the details of the person whom the agreement was made along with the voter ID or PAN number of the tenant; all the house wise the details should be made every ward wise, village wise, mandal wise, block wise and district wise. In order to get the other details like municipal tax, water tax, electricity and cooking gas all the departs must me made computerisation and the data should be integrated and up dated on real time, i.e soon the bill paid at the electricity counter the monthly instantly the same will be reflected in the web of the data of the residents. Also the government must make it mandatory that all the owners should submit the details with biometric finger print within the stipulated period, all the data should be submitted in the form of an affidavit and any wrong information/ wrong declaration should lead to criminal intermediation and wilful wrong act to conceal information and should be charged appropriately; else government must stop the electricity, municipal water, gas connection; Also all the districts data should be integrated by the state level agency and all states data should be integrated at the national level, all the data should be segregated as per the name wise, PAN no wise, Voter ID card wise and all the details should be shared with the taxation authorities as well with the law enforcement agencies. This method on strict implementation will certainly un earthen the benami transactions to a great extent (subjected to the establishment of the taxation authorities); also the criminals cannot stay in the country to the maximum extent as the data will reveal the where about of almost all the people staying in the country; also the tax collection of all the departments will be ideal and more income tax collection and bank recoveries will be possible which certainly reduce the NPA of banks and also improve the tax collection in the country (at least by over 25 %); which means that country will have better infrastructure and welfare schemes and more economic progress in the country can be achieved without much difficulty and in a simple legitimate way. Since UPA government under congress party is working with Zero tolerance to corruption cases and even not sparing how big may be the leaders in power made them to step down and face the trail (in adarsh housing society case etc) and government constantly vouching for better economic growth for the betterment of the people and even allowing the FDI should certainly take an urgent step without any scope for any kind of reservations (there is no privacy threat of the house owners and the households as the data up loaded does not contain or revealing the bank details, the place of work, or the other assets both movable & immovable, the phone numbers) in this direction to make achieve numerous multiple benefits through the creation of data bank of the house owners and households in the larger interest of the people of the country and the congress party. (Congress party will get the real credit & fruits for this house owner data bank creation than the RTI act).
Since land plays a crucial role in the human life through providing the security for life in many ways every human being wishes to have land/shelter; but since the availability of useful land for cultivation or habitation is limited to have a social life it become a precious matter; on analysis of the land and property there appears many lacunas in the present system of laws governing the land related issues which are certainly disadvantageous to many sections of the society; as such in order to ensure equal rights and equal benefits for all sections of the society, government must amend the existing laws and also bring in new laws appropriately ; in order to make the system of governance transparent government must ensure all the existing land records are digitalized along with biometric identity for the ownership with exceptions to lands in dispute and all the lands are classified by the government according to the ownership like government lands, private lands, the assigned lands (given by government for the downtrodden sections of the society); also government should fix the value of the land in each village and each ward based on certain uniform parameters and making it mandatory all transactions of sale and purchase should take place at the government fixed rate only with minimum and maximum rate should not be varied more than 10 % of the value determined by the government ; thus preventing the scope for un accounted or black money entry into the property and also making all the property transactions mandatorily through the bank check payments and also making it mandatory that all the property dealers mandatorily register with the government, also fixing uniform communion throughout the country paid through bankers check; also ensuring that the land acquisitions by the government for the projects are made through the government only with the consent of the majority of the people in the villages through the acceptance of the gram sabha of each village with 4/5 majority and also making the land acquisition based on the viability analysis of the project not only in the interest of the project developer but the overall development of the region and the people living in the habitations and ensuring the compensation given in accordance to the government prevailing rate as was fixed and in addition government making it mandatory that the project developer either provide a suitable appropriate job for each family who lost their land in the acquisition or pay monthly compensation based on the turnover of the company through creation of a welfare trust for the displaced people; and also making the land acquisition below 10 acres to be acquired by the project developer with amending the laws in a manner that in case the ¾ of the land is being registered in the name of the private developer on full payment to the sells the reaming ¼ land should be deemed to be sold to the same developer by government registering the remaining ¼ land and paying the compensation as per the maximum value i.e. 10 % more than the government fixed value and hand over to the ¼ land holding to developers to create WIN-WIN situation; also barring the project developers from trading the promoters shares till the project completion (lock in period till project completion) and also the promotes shares pledged in the bank will be mandatorily utilised for the completion of the project and failure to complete the project in time will levy penalty and also project developer will forego the investments and hand over the project to the government in case not completed the project even in grace period ; in addition making all the areas where projects are announced to restrict only one piece of land sold to/ purchased by the individuals other than the developers and with a lock in period of 6 years as in the absence of the minimum and maximum sale price and also on the absence of the above provision majority of the cases these ¼ land holders are quoting exorbitantly high price than the market value or else will not hand over the land and the project delays causing non closure of financials and many companies are under loss due to block of capital; also ensuring the ceiling on holding the lands and all individuals are barred from holding more than 5 acres of land or not more than two urban properties with fixing the extent of urban holdings limit according to the type of city and also making it mandatory for all the public servants, politicians and the private corporate top management disclose their assets and family tree; Also creation of national data bank of the house owners and households also government offering the voluntary disclosure VDS scheme for making all the benami and undervalued properties for regularisation by paying 75 % of the market value else the properties will be confiscated making it mandatory that all the companies who are acquiring land for agriculture mandatorily perform cultivation with provision of either confiscation of land or pay the compensation equal to the value of average production per hector to the total extent of normal crop raised in that area in case the corporate fails to do cultivation in two successive seasons also government barring the project developers from holding the land provided by the government for any project for more than stipulated time and also barring the private developers from not providing the sub contract for more than one time and also making all the advances for the project developers routed through the bank and banks release the amount directly to the suppliers of the raw materials making no scope for the developers for delaying the project or swindling the money; also providing the cheaper urban habitations increased by making control of the input costs by making government itself do mining operations of all minerals like iron ore and lime stone completely banning private mining and private investors are allowed only as rising contractors, also making the profits of the mining used for the welfare of the down trodden especially the SC & ST as majority of the miners are situated in the densely populated areas of these sections of people and politically all these mineral mines are located in the SC & ST reserved constituencies like Ballary, Kolar, Bastar etc; in addition allowing and making it mandatory that project developers uses the imported sand protecting the Indian soil erosion also training the construction workers for providing quality construction and providing all the construction related people with the government smart card identification card ; also making it mandatory obligation on the part of the developer to take care of the labour welfare by making it mandatory that the project developer provides the food as well as medical premium based on the government identification card attendance of the workers on the particular project and the payments to the workers based on the workers present through the smart card identification method; also making it mandatory the use of alternative building material like fly ash bricks, flexible composite pipes, and also use of non wood based aluminium panels for windows doors and other ward robe etc and also making the environment tax for the use of wood in the construction to save the deforestation due to excessive use of the wood in the construction (also providing CC camera vigilance at forest check posts with GPRS based vehicles for forest surveillance etc for ensuring forest woods are not smuggled), making all the future buildings mandatorily follow the green building norms for more ventilation, more free flow of air and energy efficiency; also making it mandatory to maintain the greenery with medicinal plants along the walk ways and in the open spaces and parks and also making it mandatory that all future buildings will use at least 10 % of the total energy required through alternative source of energy either solar or wind or the bio energy from the municipal waste (clubbing few colonies etc)and also making the terraces, window panels the window and balcony shades are covered with high power solar photo voltaic panels to get the solar power for use in the house, also making use of this energy for common corridors and other places lighting and also for individual solar heating etc; also making it mandatory all the buildings adopt the water conservation methods by lowering the internal piping diameters and the diameters of the outlet pipes of the wash basins etc and also conserving water through the rain water collection pits construction at natural gradient place in the area and also making it mandatory all apartments and high rise buildings and gated communities have waste water recycling plants to recycle the used water for supply for the gardening and also making it mandatory that all the high rise buildings, apartments gated communities and individual houses to use the municipal water and ground water in the ration of 80:20 to conserve ground water tables by fixing meters for municipal water as well as bore water for quantifying the use and excessive use should be taxed; also making the water user charges in slabs and at differential rates for household use and commercial use making the people to use water judiciously and conserve water; in addition to make use of weather modification for sourcing water from the clouds and supply of fresh water in addition making all the project developers maintain the standard building setbacks ensuring underground drainages, underground cabling (electric & other) all violations happened earlier should be charged with retrospective effect and rectified to a maximum extent; Also making it mandatory that vehicle parking is compulsory for all buildings and apartments and also the vehicle parking space certificate mandatory for the new vehicles sale & registeration and also existing households not having vehicle parking to have a special private parking facility either leased or ocan be owned built in the nearest vicinity of the habitation in the free hold government site under the PPP mode to avoid the traffic congestion free commuting at all places; in addition making it mandatory that all the rentals are fixed by the government and the rental payments are made through bank cheque only and making the rental advances fixed for three months rent throughout the country and making all the government allotted and supported housing like Indira Awas Yogana and Rajive Awas Yogana houses are barred from giving on rental and the construction of low cost ready made pre-fabricated housing which can build a house in 15 days and also making that all the government and private corporate provide the housing for all the employees by constructing the houses and deducting the house rent allowance for adjusting the installments for these houses and government and private corporate transfer these houses to the employees on the retirement to ensure all the people has the house, with our country know for natural talent is being utilised to the fullest extent due to reduced stress for individuals due to land & shelter security being in the individuals ownership, which is the life time dream for many will certainly lead them to work with dedication and bring the quality output leading to rise in the economy; which will certainly make the INDIA be on the top of the World.