290

CHAFTER XV.

other and with Government and employers, each bearing ‘its own share
of the burden. As regards the housing situation in Bombay, it is worth
considering whether action should not be taken to condemn the old in-
sanitary chawls in the mill areas in view of the fact that alternative
accommodation has already been provided. This would receive addi-
tional justification if the improvements we have suggested in respect of
the newer chawls were carried out before the demolition of the older ones;
efforts might then be made to encourage particular communities to
migrate. We have been informed that the question of establishing an
Improvement Trust for Howrah, with similar functions.to the Calcutta
Improvement Trust, has recently been under consideration. The task
of improving the housing and health conditions in this municipal area is
so heavy that we have no hesitation in expressing the opinion that the
establishment of such a body is a matter of urgent importance. The
industrialisation of this town has developed to such an extent that there
can be little doubt that the sale or lease of new sites on acquired land
would bring in a considerable annual income, although here also assist-
ance would have to be given by Government in the form of loans. No
Improvement Trust can be expected to finance schemes of the magnitude
of those required in towns like Howrah, Ahmedabad, Cawnpore and
Rangoon without being possessed of an adequate annual income. If an
Improvement Trust is properly organised, however, it should not be a los-
ing proposition, although it naturally requires initial financial assistance in
the form of loans. We were particularly struck with the position in
Cawnpore. Here the Trust, although it could acquire land for improving
roads and for driving through new roads, was apparently unable to ac-
quire the adjoining land, the value of which was greatly enhanced by its
efforts. The effect was to enrich the slum owner, who contributed nothing
to the improvements, while the Trust was deprived of a valuable source
of income. We recommend that in all cases Improvement Trusts and
similar authorities should be placed in a position to recoup themselves
from the enhancement of land values which results from their efforts.
Land Acquisition Act. .

We received considerable evidence indicating the serious diffi-
culties experienced in connection with the acquisition of land for
housing schemes initiated either by local bodies or by industrial
employers. In a number of instances brought to our notice land emi-
nently suitable for the development of housing schemes had been held
at ransom by the owners, fantastic values being placed upon it as a
result of the construction of factories and other industrial concerns
in the neighbourhood. The Land Acquisition Act gives powers to Gov-
ernment to acquire land only when, after enquiry, it is satisfied that the
land is required “ for the construction of some work and that “ such
work is likely to prove useful to the public ”. What is or is not likely to
prove useful to the public is a matter which rests entirely with the local
Government. These powers are apparently intended to cover a larger
variety of objects than those included in the definition of *“ public utility ”
contained in the Act of 1863. In practice. however. they are rarely put