A Critical Study of Urban Land Ownership by an Individual vis-à-vis Institutional (or Community) Based Ownership - The Impact of type of ownership on Spatial Growth, Efficiency and Equity A case study of Ahmedabad, India 4 th URBAN SYMPOSIUM 15 th May, 2007 Dr. Vrajlal Sapovadia B.K. School of Business Management Ahmedabad, India
The way I will proceed Introduction Rationale of the study Objectives Research Methodology Data Analysis & Interpretation Spatial Growth Efficiency Equity Conclusion
Introduction Global process of urbanization Indian scenario By 2026, more than 50 % populations of states like Gujarat would be living in urban areas. Urban population of India 285 million, greater than USA. Year 1971 20% 2021 45% Urban population AHMEDABAD One of 35, Million+ cities 7 th largest in country 2021 550 million
Urbanisation trend-globally 7 6 5 4 3 2 1 0 1950 1975 2000 2005 Rural 1.79 2.56 3.24 3.31 Urban 0.73 1.52 2.84 3.15 Total 2.52 4.07 6.09 6.46 Rural Urban Total
Ahmedabad 500 25000 450 449 400 20985 20000 18420 350 17100 16010 300 15074 15000 250 12300 Area (Km2) Population in million Density (per km2) 200 190.15 202 9844 10000 150 100 92.98 92.98 98.15 5000 50 52.47 0 0.84 1.15 1.59 2.06 2.88 3.51 4.42 1951 1961 1971 1981 1991 2001 2006 0
The population, area, density and comparable rank of the city Population 4,300,000 Density/ Km 2 21,300 World rank (Population) 55 World rank (Density) 17 Area in Km 2 202 World rank (Area) 314
The Problems & Rationale of the study Land ownership type a critical issue Decreasing availability of usable of land Unplanned growth Black marketing in land prices Selling of land without marketable title Mesh of law, creating confusion Ambiguous legal provisions Poor recording system lack of infrastructure lack of civic amenities and planning
The types of ownership make an impact on spatial growth, efficiency & equity because of differences associated due to legality in treatment of transfer, transfer fees, stamp duty, succession, income tax, economies of scale and other priorities set by government from time to time How ownership affects? Individual & HUF family of individuals belonging to Hindu, Sikh, Jain can form HUF. NTC (Non Trading Corporation) Association of Persons (AOP) Cooperatives
Research Objective How alternatives of ownership performed in meeting various objectives including providing affordable, sustainable land ownership? How far each alternative has made an impact on designed spatial growth? To rate each alternative in terms of costeffectiveness, service provision, credit & service access, and alienation of landed property. What are the major constraints in each class of ownership affecting the efficiency of the formal land and housing market and land delivery?
Research Methodology Secondary data of land, building, ownership from various authorities Primary data from the users & owners, builders Analyzed four major ownership types: individual, HUF, NTC & Cooperatives
The overall land use break-up under AMC & AUC
Proposed Land Use in Ahmedabad Municipal Corporation area in AUC area 11% 5% 10% 44% 2% 9% 1% 4% 11% 3% Residential Walled City, Villages sites General Industrial Special Industrial Commercial Agricultural/ Recreational/ Open Space/ Garden Education Area under reservation, Special Development Area Roads & Railway Water bodies & river
Land distribution in Ahmedabad-The overall land use break-up under AUC (Ahmedabad Urban Complex, excluding AMC limit) by 2011 is as under: 13% 3% 2% 34% 22% 1% 2% 3% 4% 16% Residential, Roads (old) Residential, Roads (new) Commercial Industrial Public Activity Area Public & Semi Public Recreational Treatment Plans by AUDA, AMC High Flood Hazards Agriculture
HOUSING COOPS STATISTICS OF INDIA INDIA COOPS: 90,000 MEMBERS: 65,000,000 GUJARAT COOPS: 16,477 MEMBERS: 6,860,926 AHMEDABAD COOPS: 4965 MEMBERS: 270,158
Residential Building Ownership Breakup Sr. No. Type of ownership Number of Members Number of Entities 1 Individual 511,905 N/A 2 HUF 16,000 N/A 3 AOP/NTC 89,000 6,500 4 Cooperatives 270,158 4,965 5 Government 9,600 N/A
Types of building Government 1% cooperatives 30% Individual 57% AOP/NTC 10% HUF 2%
Type of Buildings in Ahmedabad Municipal area No. Type of buildings No. of units Total area Mt 2 1 Residential 787,063 36,391,770 2 Industrial 34,583 11,087,133 3 Commercial 220,608 13,960,316 4 Government (Res. + Non Res.) 12,089 1,365,032 5 Total 1,054,343 62,804,253
Cost & Maintenance ( 000( INR) 4000 3750 3500 3250 3000 2750 2500 2250 2000 1750 1500 1250 1000 750 500 250 0 Cost Maintenance Cost Maintenance Cost Maintenance Building Area 100 Mt2 Building Area 200 Mt2 Building Area 300 Mt2 Individual 1510 16 2800 24 4130 30 HUF 1510 16 2800 24 4130 30 Cooperative 1350 9 2465 13 3780 17 AOP/NTC 1450 11 2500 16 21 26 Individual HUF Cooperative AOP/NTC
Illegal ownership & construction Individual & HUF ownership Defective titles 26000 Illegal construction 43000 Cooperatives NTC No major illegality reported
Benefits from Cooperative Housing & Public Policy 1. Easy access to infrastructure and services 2. Members take final decisions about affairs of society, self-management 3. Low-cost of materials, services & administrative cost 4. A good living environment 5. High level of participation 6. Continuous training and education & Capacity Building 7. Equitable Human Settlement 8. Open & voluntary membership, equality of access to services
9. Stewardship in sustainable human development, concern for community 10.Conservation of natural resources 11.Poverty Alleviation through cooperative 12.Improvement in quality of life of members socio-economic needs 13.Democracy, Equity and Social Responsibility 14.Partnership in Development without compromising autonomy and independence 15.Solidarity Co-operation among cooperatives 16.Tax advantages to members & cooperative
My suggestions & Future Research Scope Community involvement in land ownership, town planning Co-operative sector is to be given preference in allotment of land Increased availability of developed land in urban areas through adoption of various innovative approaches Incentive for compliance, in taxation, stamp duty Maintenance of record be digitized FDI through mutual funds in housing, town & infrastructure development to community organization
Conclusions Community ownership of land leads to: Efficiency Equity Impact on Spatial Growth of the city
Acknowledgment World Bank Institute, LILP, SIDA, GTZ, Cities Alliance Ahmedabad Municipal Corporation Ahmedabad Urban Development Authority Registrar of Cooperative Society Collector, Ahmedabad Registrar of Assurance Commissioner, Commercial Tax
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