TIWADI, PONDA, BARDEZ FACED BRUNT OF LAND-CONVERSIONS
By Frederick Noronha

PANJIM: Tiswadi saw the largest amount of land-
conversions taking place in the early 'nineties, with Ponda and
Bardez following closely, according to figures available here.

'Land conversions' which are a relatively new phenomenon in Goa,
refers to the change mostly of fertile agricultural for purposes
such as constructing 'settlements' or for  'industrial' purposes.

In recent years, since the start of the 'nineties particularly,
land-conversions have come to be linked with widespread political
corruption, and intense real-estate speculation fuelled by the
building boom in Goa, and also the growing demand for second-
homes by expatriate communities settled abroad.

Interestingly, an analysis of this phenomenon being undertaken
currently also says that "the land conversion boom in Goa took
off in 1990 (and) the possible reasons have to be studied in depth".

On an average, some 27.6 hectares of land was converted each year
in Tiswadi between 1990 and 1995. In Ponda, the figure was 21.4
hectares, and in Bardez it was 18.2 hectares each year.

But behind these averages there is another trend, with sudden
spurts in land-conversion activities taking place in certain
years. Perhaps this reflects the unstable nature of Goan
politics, and the proclivity of some politicians to opt for the
land-conversions route as a means of widening their clout and
raking in the returns of political office.

For example, in 1994 there was a whopping 72 hectares of land
converted in Tiswadi, and in 1992 the figure was a high 51 acres.
In contrast, very little of the land-conversion phenomenon was
seen in 1990.

Suddenly, Bardez turned into a gold-mine in 1995, and some 48
hectares of land was converted in that taluka in that year alone.
Infact, the official figures give a hint of the real-estate boom
which took grip in Bardez, particularly between 1993-95, when
conversions which were non-existent in this taluka earlier in the
decade suddenly took a sharp upswing.

For its part, Ponda saw a spurt in land-conversions in 1994 and
1992, perhaps reflecting the interests of local politicians to
peddle influence during that phase.

Land conversions in Salcete averaged 14.2 hectares each year.  
Overcrowded and already congested Mormugao saw 12.7 hectares of
land being converted yearly during this period. For entire Goa,
the average conversions each year was around 101 hectares.

Experts studying the issue feel that the boom of constructions in
studio apartments and holiday homes -- many of which, it may be
added, are largely unoccupied, and were bought for speculative
purposes -- could have lead to a higher land-conversion trend in
the coastal talukas of Tiswadi, Bardez, Salcete, Mormugao and
Quepem.

Ponda's, despite being inland, had a very high land-conversion
rate. It is felt this could have been due to its proximity to
Panjim and the industrial projects and estates being set up
there. Besides it is also Goa's premier temple town and a major
pilgrimage centre.

But the later explanation does not perhaps explain the spurt of
land-conversions in the 'nineties only, since pilgrims have been
flocking to these areas for many decades prior.

In Bardez taluka, a higher rate of agricultural land-conversion
was observed before 1990, in contrast to other talukas. It is
felt that the obvious reason was the development of tourism
activity, which first started in Calangute soon after the end of
Portuguese colonial rule, in the 'sixties.

Land-conversions continued to grow from 1990 to 1995 in all
talukas. But mysteriously in 1993, Ponda and Tiswadi talukas had
a decline in their land-conversion rate. Reasons for this have to
be explored.

"It can be judged that the increasing land conversion is not
significantly due to increasing population (natural growth rate).
Thus other external factors like immigration, economic activity
and tourism are the major factors contributing significantly to
the land conversion rate in Goa," says an interim report being
undertaken for the Goa government on this issue.

Some 65-85% of the land-conversion was for residential purposes.
But Ponda and Mormugao were exceptions to this trend, with about
80-90% of the land conversions being for non-residential
purposes. Both talukas have relatively high industrial and
related activities. Mormugao also houses the port and airport.

Land-conversions were found to have generally taken place in
rural areas, where over 70% took place. This could be an
indicator of urbanisation of the area, or land conversions could
be for industrial activity that "in turn accelerates the process
of urbanisation".

Sattari is the most land-conversion free taluka of the state.
Less than 0.1 hectares of land has been converted in this taluka
each year during the first half of the 'nineties. Sanguem and
Canacona also saw lesser land-conversions, reflecting the less
pressure on land and land-speculation in those areas.

'Land conversion' is basically understood as the change from
agricultural uses to non-agricultural purposes, through
construction or land development activity.

Land conversions in the state can be traced to both the economic-
boom witnessed after the end of colonial rule in 1961, and more
particularly due to the spurt in the tourism sector, particularly
after charter tourism brought in lakhs of visitors -- and more-
frequent visits by expat Goans too -- since the mid-eighties onwards.

Land  has come under increased demand for residential or
industrial and institutional purposes. Large areas were taken up
for hotels and rent-backs, industrial units, industrial estates,
and the like.

In the study underway, it was also proposed to study the change
of land-use for inland fisheries. But the lack of secondary data
in this sector has ruled out a study just now, it is learnt.