Debate

Can you build houses on top of coconut trees?

by T. L. Ranasinghe

Sri Lanka is geographically a very small country, but has a population of nearly 19 million people. Out of this, a large number of people still live in rented houses or rendered homeless, with unfulfilled dreams of building the own home.

With all these restrictions for land fragmentation and the growing shortage in the supply of housing lands, the demand for land is ever-growing. This is the main reason why the land prices are skyrocketing. And more and more poor people are forced to remain houseless.

Before British rule, there weren't any coconut lands in Sri Lanka. Instead, there were Chena-cultivations like 'Kurahan', 'Thala' and other spices, and people were highly populated in those areas.

After 1850s lands bordering the country were forcibly taken for coconut cultivation by the British, and the people living in those lands were asked to leave them. That's how the Sri Lankan people became homeless and started serving as slaves in their own lands.

After a century, in late 1950s coconut cultivation was at its peak. People who had coconut lands had thousands of acres, and some had over 25000 acres as well. But there were thousands of other people who didn't even have a square-inch of land to live.

That is why the Government in that period introduced the LRC law, and limited the ownership of coconut lands to not more than 50 acres per family and fragmented the coconut lands and gave them to poor people to build houses.

After that the people got their lands back and the fate of coconut trees became grim. Now, half a century later, Sri Lanka itself tries to eliminate the chances of poor and middle-income grade people of owning a house, by imposing land fragmenting laws. It is a bitter truth that the fertile land which is suitable for coconut cultivation is also good for house building, and it's very limited as well.

Steep mountain slopes which have a high tendency for landslides and lands which are prone to be affected by floods are not suitable for coconut planting and also not the best lands to build houses.

Flat lands in wet-country, in western province, are best for coconuts and for housing. Since more and more job opportunities and business opportunities are scattered around the western province, people have a higher tendency to choose lands in western province to settle down.

Moreover people who go to Middle-East countries or Italy, and Japan are the main foreign income earners of Sri Lanka; not the coconut plantations. These people go abroad with the dream of providing a house to their family.

They send millions of dollars per year to purchase a ten or fifteen perch land to their family, for the purpose of building a house. So there should be sufficient lands for people to build their houses.

After the tsunami that destroyed houses and the proposed highways which stretched over thousands of kilometres with a 300 metre width, covering thousands of acres of lands demolishing people's residences, the need for more lands to build houses has increased.

Currently it is fulfilled by the housing projects and real estate developers. Even though, the prices go up day by day, because the demand is larger than the supply, people still buy lands to build houses.

When this limitation of blocking out lands and cutting coconut trees come to effect it will become worse. Most people are unable to afford to buy an apartment in condomoniums, which is priced over 10 million; so the land and single storey house is the only solution.

If the land is allocated to coconut planting only, people might have to live on top of coconut trees. So there has to be a balance between both these interests.

Increasing the ownership limit of farm land to at least 100 hectares from present 20 hectares, might promote coconut cultivators to grow coconuts more and sell them in a lesser price, also keeping a good profit.

In the mean time, increasing the limitation of fragmenting lands for housing projects from four hectares to 10 hectares will improve the supply of lands to house building, and might control the land prices going up. Preventing something might lead to bad results as well.

Furthermore, lands being used to build houses is not the only reason, why the price of coconut goes up. No one use paddy land to build houses, but still the rice price is unimaginably high. So, as a country, we should find more reasonable solutions to problems, rather than focusing on easy and less effective ones.

Coconuts are valuable products and there is no doubt about it, but it's just another food out of hundreds of food products. Even if it comes to a worse situation, we still could import it from many countries that still produce it in large.

But could we import lands to build houses from any other country in the world? It is easy to say "we should save coconut trees at all cost", sitting inside an AC office, but difficult for those poor and innocent people to think how they are going to build their home one day.

After all it is a basic human right to own a land and build a house in the democratic republic of Sri Lanka.

Sustaining valuable farm, agricultural lands and forests

R. Therese Fernando USA

Sri Lanka is a small island nation, with little arable land to spare for her growing affluent population. She should therefore consider her land precious and sacred. This preciousness should come in terms of higher monetary value given to rural and agricultural land.

Tighter governmental control of land prices especially in the rural and agricultural areas should escalate land prices, thus curbing haphazard and widespread housing developmental schemes on our valued agricultural and forestry land.

With environmental, ecological and the agriculture industry in mind, procedures should be set up by the authorities to advise and influence potential developers and buyers on the most suitable and constructive methods for rural and sub-rural/suburban developments.

While housing is essential to the growing population needs, with the smallness in size of each modern individual family unit, houses should be constructed accordingly and with the greater goal of the country's overall development in mind.

Most empathically in the rural or sub-rural developmental areas, housing could thus be extended skywards into multi-story apartment living, terraced, or at its largest level, semi-detached units; city-like dwellings in the midst of nature and ecology.

With the beauty of the natural surroundings being the playground and learning environment, stereotypical city planning systems will be unnecessary. With transport limited to train, bus and probably other mass rapid transport, greenhouse emissions from fossil fuel will be kept to a minimum - high taxation on private vehicle ownership a necessity to curb roads and highways clogged with environmentally disastrous traffic.

New developments will have to have the convenience of eco-friendly shopping zones city centres and commercial and industrial enterprises, again with the revere of rural space in mind, working in mutuality between its co-habitants and its natural settings.

With high rural land prices, selling off of prime agriculture and farm-land for the purposes other than its continued agricultural use should be prohibited - a stipulation on its purchaser so as to ensure its agricultural values is not destroyed.

Prices of farm and other agricultural produce should be raised for the city dweller and the overseas buyer, but subsidised for the rural worker. This will encourage the farm worker to further develop his farm, and discourage him from moving away to the more urban settings.

Organic methods of farming should be further encouraged as a means of foreign earnings - foods of natural origins which the more wealthy nations desire greatly.

Together with the mass media of newspapers, radios and televisions, communications and education could be further enhanced with the use of computers and the internet in these newly developed rural settings.

With the usage of modern computer systems, small and medium businesses could thrive without the usage of surplus space of the big enterprise. Business and commercial endeavour can be achieved at each in-home office, without the need to commute over long distances to the unnecessary large space-occupying endeavour.

With a fraction of the cost of the upkeep of these corporate offices, the in-home computer business will provide the much needed break from these large-space and high energy-consuming central locations. A much welcomed balance will be created between urban and rural human and commercial interactions.

Job-rotations between farm and agricultural work, administrative, commercial and other employable work terrains will sustain the interest and enterprise outlooks of the rural occupants. These could be achieved with better organisation and training provided by the relevant authorities.

Tourism, both local and foreign could also be a major money earner - the traditional rural setting being of interest to the growing awareness in nature conservation.

Learning camps and schools for both local and foreign students will be of major interest to the large number of interested parents and parties seeking another dimension away from the modern urbanized lifestyles.

Youth from more cosmopolitan settings, attending these camps will gain an appreciation for the true quality of being Sri Lankan, and will not opt to leave the country to live permanently elsewhere.

Traditional and religious ways of life will be appreciated and realised, and without the corruption of excessive amounts of income by each individual and family unit, a successful balance will be soon struck between having the advantages of both the rural and traditional worlds together with the more cosmopolitan and unconventional worlds of the modern mindset.

Balancing interests of property development and agriculture

Jaya Radampola

The Editor of the 'Daily News Debate' introducing the above Topic on 2008.01.09 wrote '........These lands are often advertised as "fully developed" meaning they have been cleared, tarred and provided with water.

But what the advertiser won't tell you is that the land has probably been a fertile coconut plantation or even a rubber plantation. It is not uncommon for them to fill up marshy lands. This has become a serious issue.

On one hand there is a need for development. On the other, we have to save our remaining coconut and rubber lands which produce precious agri commodities. This is a dilemma that the State and the public face. What are your views on this crucial issue?'

As a Consultant in Land Surveying & Mapping, Land Management, and Town and Country Planning, directly involved as a 'resource person' in drafting the current techniques, rules, and regulations for the 'effective & efficient and environmental friendly' land use and land management, land preservation and conservation for the future generations, and systematic and appropriate or scientific conservation of all land-based resources while developing lands by the 'land developers' before marketing 'fully developed' lands that is being debated.

We all know what a 'wholesome land use and management system' we had throughout our history meeting the basic needs for the 'simple living' our people resorted to prior to our 'colonisation' by the western power mongers.

According to recorded history King Pandukabhaya in 437 BC established the Gamsabhava System with all executive powers including maintenance of Law & Order and Collection of Taxes supervised by the Koralas and Disawas to ensure efficiency and proper management.

If we did continue this 'people managed system of governance' modified to accommodate the modern needs none of the 'confusion & turmoil' we are facing today and the resultant 'conflict' would have risen. Even now it is not too late for our people to seriously think of this 'self-government' system which answers all the 'issues' under dispute.

The modern 'land management' commenced in February 1799 with Governor Fredrick North's decision to prepare a Register of Lands.

This followed the establishment of the Surveyor General's Department in 1800 to handle all activities connected with land, mainly Irrigation, Public Works, Agriculture, sale of 'Crown Lands' and Meteorology and enforce various proclamations by the Governor.

This Governor's proclamation of 3rd May 1800 attempted registration of rights to lands. This was followed by various legislations to ensure 'efficient' Land Management and Development to meet the public needs. This process continued even after independence and is still continuing.

Out of these, the Housing and Town Improvement Ordinance, Land Development Ordinance, Land Settlement Ordinance (replacing the 'infamous' Waste Lands Ordinance enacted in 1897), Crown Lands Ordinance (enacted in 1949 embodying all the enactments then operating for the systematic Land-use Planning, Land Alienation, Land Development and Land Management), Lands Reform Law, Agrarian Services Act, Urban Development Authority Law No 41 of 1978, Urban Development Authority (UDA) Planning and Building Regulations 1986, By-laws Relating to Residential Areas in the Western Province (1994), and Planning & Building Regulations under the Colombo City Development Plan 1999 are being enforced with various amendments to ensure efficient, effective and appropriate 'land development' throughout the country.

Coming to the 'Debate', the "fully developed" lands come under UDA Regulation Nos. 3 to 14 (Gazette Extraordinary No. 392/9 - Monday March 10, 1986). Regulation 3 states "All applications under Section 8J of the Law for the purpose of obtaining a development permit to engage in any development activity shall be made to the Authority in the relevant form specified in Schedule (I) to these regulations and ......." All decisions on behalf of the UDA are taken by a "Planning Committee' appointed under Section 8B of the Law and this 'Committee' consist of the following members:- Gazette Extraordinary No. 811/20-Friday March 25, 1994 Western Province - By-law 6:

(i) The Chairman or Vice Chairman of Local Authority;

(ii) The Secretary of Local Authority;

(iii) The Engineer or Superintendent of Works or Technical Officer;

(iv) Health Officer or his Representative;

(v) A representative from the Urban Development Authority;

(vi) A representative from the District Environmental Agency;

(vii) A representative for the Sri Lanka Low Land Reclamation and Development Corporation if area proposed to besub-divided is a marshy land of low lying area;

(viii) A representative from the Department of Agrarian Servicesif the area to be sub-divided is paddy field;

(ix) A representative from the Coconut Development Board if theland to be sub-divided is a coconut estate;

(x) Any other officer or person the Local Authority thinksnecessary under the circumstances.

By-law 7:

In implementing these by-laws the committee shall take into consideration existing vegetation cover, environmentally sensitive habitate, soil profile, stability of land, natural hazards in the area, slope condition, natural drainage pattern, existing land use patterns and land use policy, disposal of waste water and storm water.

This Planning Committees function in all UDA declared areas and Local Authorities and hence my dilemma as to how the 'development' of the often advertised as 'fully developed' occurred with the written approval of the Local Authorities concerned [UDA Regulation 10(4)] since there cannot be any 'crucial issue' if the rules and regulations were adhered to and if the Planning Committee acted in accordance with the prevailing Laws and Regulations?

Section 49 of the Crown Lands Ordinance clearly specifies 'reservations' for the conservation & preservation of 'natural resources'.

It is interesting to note the requirement to reserve at least 2 chains (40m) from the 'high water mark' along the Sea Coast. If this was adhered to throughout, the devastation we faced during the last 'tsunami' catastrophe could have been prevented.

Similarly land over 5000 feet (1500m) in altitude was reserved and this 5000- foot Climatic Contour was demarcated by the Surveyor General's Department using Special Landmarks-vide Survey Regulations 91 and 898 to ensure conservation and protection.

If this was properly maintained the prevailing 'drinking water' scarcity, drying-up of sources and courses of water and underground water resources, un seasonal climatic changes, soil erosions, Land-slides and desertification and many other hazards due to depletion of 'forest cover'.

Another restriction enforced under this Ordinance to preserve the run-off, to maintain underground water supplies, and to prevent both the erosion of the soil and the silting of flood retention areas was the non alienation of land for cultivation or grazing that:- (i) has a slope of over 30 degrees (slope of 1 in 2 or 50%) for a greater consecutive distance than one chain (20m) measured up and down the slope at right angles to the contour of the land; or (ii) includes the tope or the whole of steep, forest-clad hills and ridges; or (iii) consists mainly of outcrops or rock and large boulders; or (iv) is necessary to protect and conserve the courses and sources of streams and springs.

Thus the cause of the dilemma that the state and the public face and the resultant 'confusion and turmoil' the nation face as a whole lies elsewhere and the removal of the cause and creating 'wholesome development' while preserving and conserving our valuable 'natural resources' for the future generation is in the hands of the PEOPLE themselves who give the 'mandate' to the State and the Local Authorities for 'wholesome governance'.

And my view is that both 'the problem' and 'the solution' lies in the hands of the people.

The writer is retired Deputy Surveyor General MSc (T&CP), MITP (SL), FSI (SL), CHARTERED TOWN & COUNTRY PLANNER

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Violence on TV:

The Broader Picture

Television invaded Sri Lanka in the 1980s and now it has expanded to every nook and corner of the country. There is a surfeit of channels on terrestrial free-to-air television and even more if you have access to cable or satellite. More channels are being added. Television dominates our evenings, with most people glued to teledramas and foreign teleserials.

Today's children literally grow up with television. Children are instantly attracted to this visual medium. Their growing minds are susceptible to accumulate everything shown on the telly. There is a lot of blood on show on television. Local teledramas as well as foreign series show countless murders, shootings, kidnappings, explosions etc.

There are many who believe that young minds exposed to such violence on television will turn out to be citizens with unsound minds. But can anything be done about it in this modern age when even the news telecasts feature loads of violence ? What are your views on 'Violence on Television: The broader picture'. Do write to us on the above topic to Daily News Debate, Daily News, Associated Newspapers of Ceylon Limited, PO Box 1217, Colombo, or via e-mail to [email protected] before March 10, 2008. Limit your contributions to a maximum 1,000 words.