The Government records indicate that over 2.26 lakh sq metres of settlement zone has been converted to commercial, while another 44,600 sq mtrs of orchard land have been changed to settlement and commercial zone in the new Outline Development Plan (ODP) notified for Panjim and Mapusa planning areas.
Further, 9900 sq mtrs of paddy fields have been converted into settlement and commercial zones in the Mapusa ODP.
Moreover, the introduction of super-buildings styled as special settlement (SPS) and special commercial (SPC) of 200 and 300 FAR respectively, in place of the earlier 100 and 200 FAR for Panjim, increased FAR from existing 80 per cent to 100 per cent for residential pockets and 200 per cent for commercial sector in the Housing Board in Mapusa and Margao, and proposed doubling of FAR for the Calangute-Candolim ODP, which is in draft stage – is also something that has irked the activists.
The activists are of the strong opinion that the new ODPs for municipalities have been reduced to a double point agenda of ‘increasing built-up area (FAR)’ and ‘land conversions’ in the name of development and planning.
The legal expert points out that as per the Constitutional amendment, the Planning and Development Authority (PDAs) has no power in preparing the development plans as the entire power lies with the panchayats or the municipalities.
Most ODPs were put in the public domain a few months before the general assembly election held in February this year, evoking criticism and suspicion. An increase in FAR, contrary to norms for holistic and participatory planning and environment and heritage conservation in the guise of development is likely to boost the growth of high-rise buildings in pockets. Activists have decried it as unconnected planning, comprising wrongly of one RP and several ODPs.
“The ambiguity of the present Regional plan 2021 is leading to violation of laws. While the plan is kept in abeyance, the ODPs were opened up to allow all kind of illegalities in the name of planning. Government unfortunately has no plan in place to curb the ongoing slaughter of the environment and natural resources,” GBA convener Sabina Martins told Herald.
Panjim, Mapusa, Taleigao, Margao, Ponda and Vasco ODPs were opened for rectification, while the Calangute-Candolim was a new plan in progress. In an interesting move, the municipal corporations of Panjim, Ponda and Margao opposed the draft plans, citing that the local civic bodies were kept out of planning process and that the planning is been done in a complete rigid manner.
“In an astonishing act against due process and probably a first of its kind, the civic bodies were bypassed in the case of revisiting the ODP. So arbitrary was the last government in its planning, that three of its ODPs have been challenged in courts,” Martins said.
The anti-outline development plan (ODP) movement unanimously led by the politicians including, incumbent Town and Country Planning Minister Vijai Sardesai, civil society members and local governing bodies in South Goa turned out fruitful, with High Court ruling in their favour. The court stayed the process of ODP for Margao and Ponda. The matter is also being investigated by Goa Lokayukta.
On the other hand, the Corporation of the City of Panaji (CCP) also challenged Panjim ODP before the High Court, which has admitted its petition. The Panjim and Mapusa ODPs are already been notified by the government.
The then Calangute Village Panchayat has also challenged the draft ODP of Calangute-Candolim, before the High Court. In its petition, former legal counsel for the panchayat Advocate Pranay Kamat alleged that they were not consulted at the time of preparing the draft.
However, interestingly, the panchayat body is now ruled by the panel of Calangute BJP MLA Michael Lobo, who is also the chairman of the North Goa Planning and Development Authority (NGPDA). The new local counsel has resolved to withdraw the petition filed before the Court, while supporting the ODP.
“The, NGPDA has no authority to prepare ODP. Further if NGPDA can exercise its right to prepare ODP, then under Section 29 of TCP Act before preparing the ODP, there should be consultation of the Panchayat” Kamat said.
“However, draft ODP is prepared by NGPDA without consulting the Panchayat and hence it is illegal and void,” he added informing about the latest development.
Architect and member of the former task force on RP21 Dean D’Cruz said that OPDs are nothing but scams and money making rackets for the politicians. He however, preferred not to elaborate further.
As per the details, in the Panjim ODP, 1,39,100 sq mtrs of settlement land have been converted into commercial zone and 20,568 sq mtrs of orchard land into settlement and commercial. There has been no conversion of agricultural land in Panjim ODP.
As far as the Mapusa ODP is concerned, 86,962 sq mtrs of settlement land have been converted for commercial purposes and 24,093 sq mtrs of orchard land changed to settlement and commercial.
Of the 9900 sq mtrs of conversion of paddy field, 8400 sq mtrs is for settlement purposes while the balance is for commercial.
As far as Calangute-Candolim ODP is concerned, which is in drafting stage, has several plots of individuals marked as commercial like the survey No 226/13, 253, 252, 29 (part), 52 (part), 222/8, 143/1. There are survey numbers like 169, 179, 160, 199, 201 which are original agriculture tenanted land but now shown as commercial zone. There are also surveys numbers which are converted into settlement zone from paddy fields.
Citizens in Mapusa had objected to the conversion of large parcel of agricultural land near Bodgeshwar temple for housing and commercial use. Notwithstanding the same, Government went ahead. Moreover, it has allowed increased in FAR from existing 80 per cent to 100 per cent for residential pockets and 200 per cent for commercial sector in the Housing Board.
As far as Taleigao ODP was concerned, the local BJP mandal itself raised objection alleging that faulty process has been adopted by the sub-committee members for scrutinising and verifying the objections and suggestions raised by the public. Following the resentment, the Government went for fresh scrutiny.
Activists allege that ODPs loaded with higher FAR subvert the planning process and violate the “One Goa One Plan” vision.
“The increase in FAR shall benefit few individuals and to regularise illegal construction and to allow development of natural cover. With this, the village or municipality will change into concrete buildings with pressure on traffic, sewage and destruction of agriculture,” Kamat said.
