Architect Tahir Noronha has unveiled critical insights into the complex dynamics of town and country planning in Goa. Noronha, the former convenor of the Charles Correa Foundation (CCF), recently completed his Master’s degree at the University of Michigan, focusing on Goa’s land-use planning processes.
Noronha’s research investigated public participation in eight plans of Goa, including the Coastal Zone Management Plan (CZMP), Pernem Zoning Plan, Regional Plan-21 (RP-21), and Calangute Outline Development Plan (ODP). The study aimed to understand the historic context of community involvement in planning decisions and recent policy shifts that have altered this landscape.
The genesis of Noronha’s research can be traced back to his time at the CCF in Panjim, where he observed conflicts in the planning process. “I am aware that historically, Goan communities were actively involved in planning, and they significantly contributed to decision-making outcomes,” Noronha said. However, he noted a concerning trend in recent years, where amendments to planning laws in Goa have sought to reduce what some term as “over-participation” by NGOs.
Noronha’s study employed a multi-faceted approach, including document analysis, plan evaluation, quantitative mapping and interviews with key stakeholders. His findings
reveal a complex picture of participation in Goa’s planning.
While NGOs and activists have been active participants, Noronha’s research uncovered two other groups that also tend to dominate land use decisions -MLAs and real estate firms.
A significant focus of Noronha’s study was the impact of introducing Section 17(2) into
the Town and Country Planning (TCP) Act, a 2023 policy that allows the TCP board to change the use of land without any public input.
This amendment was justified by the government as a way to correct errors in RP-21, prevent over-participation and promote sustainability and affordable housing.
However, Noronha’s findings paint a different picture. “My study found that the amendment mainly benefited large real estate corporations, with 85% of the beneficiaries till February 2024 being from this sector,” he revealed.
Moreover, the amendment has led to significant changes in land zoning, converting natural, coastal, and agricultural lands to settlement areas, contradicting its stated goals of sustainability.
Noronha’s research highlights a stark contrast between the historical high levels of public participation in Goa’s planning processes and recent legislative moves to curtail such involvement.
This shift mirrors debates in the United States about “over-participation”, particularly in areas facing acute housing shortages. However, Noronha points out a crucial difference: “While American planners attempt to address this through administrative measures, the TCP amendments in Goa represent a novel approach of using law to combat participation.”
The implications of these findings are far-reaching, especially considering the lucrative nature of land conversion in Goa. Noronha’s research uncovered that the average rate of return from buying agricultural land, conversion under Section 17(2), and selling it as settlement land is around 700%.
This staggering profit margin has led to a situation where “a few corporate firms and brokers are buying the land for dirt cheap from Goans, and reaping this reward”, Noronha explained. This process, occurring over just a few months, often leaves end-buyers in a precarious position when courts stay the 17(2)
or 39A changes.
Noronha strongly advises Goans against selling their land and cautions investors to be wary of what they purchase. “Right now, only the broker is benefitting,” he warned.
Regarding the latest TCP amendments, Noronha expressed concern, stating they are “steps in the wrong direction”. While acknowledging that over-participation may be an issue, he argues that “instead of curtailing participation, the government should provide more avenues for participation of underrepresented voices”.
Looking forward, Noronha proposes three key policy changes to improve the planning process in Goa. He suggests establishing collaborative visioning, allowing communities to create draft plans themselves, which expert planners can then refine from scientific and environmental perspectives.
Additionally, he recommends sending final plans back to the public for validation. Lastly, Noronha advocates for a return to using maps to display land information instead of Gazettes, making it easier for people to understand proposed changes in their neighbourhoods.
Noronha has secured a full scholarship to pursue a PhD at the University of California, Berkeley. His doctoral research will delve deeper into the role of planners, activists and politicians in shaping Goa’s land use laws, as well as the impact of climate change on the long-term sustainability of land in this coastal State.
“I look forward to sharing Goa’s unique issues with a large international audience at one of the top 10 global universities,” Noronha said, highlighting the potential for his research to influence planning practices beyond Goa’s borders.
Even as he prepares for his doctoral studies, Noronha remains actively engaged in local issues in Goa. He continues to participate in agitations demanding accountability for projects like the Kala Academy’s renovation.
Additionally, he conducts training workshops for members of the Goa Bachao Abhiyan on prevailing land use maps, equipping local activists with the knowledge to engage more effectively in planning processes.
Noronha’s journey from participating in the Save Old Goa protests to conducting ground-breaking research on planning processes exemplifies the importance of local engagement in global issues.
His work not only sheds light on the complexities of Goa’s planning landscape, but also offers valuable insights for other regions grappling with similar challenges in balancing development, sustainability and public participation.