By: Sneha Rao University of Michigan’16. 2 Rise of informal settlements: Rise of Hyderabad as service sector hub leading to creation of pockets such

By: Sneha RaoUniversity of Michigan’16

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Rise of informal settlements: Rise of Hyderabad as service sector hub

leading to creation of pockets such as Hi-tech city

Urban Land Ceiling Act repealed in 2008, other states which repealed the law prior to 2000 saw much slower growth in informal housing

Source: Census Data, 2011

Government authority and characteristics: A Capital Territory and Governed by

GHMC (Great Hyderabad Municipal Corporation) with density of 47,900 sq mi

Land and property issued and managed by Chief Commissioner of Land Administration(est. 1957)

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Self Reporting of excess ceiling land by property owners

Issue of notice by local authorities

Acquisition and compensation by government

Meagre incentives for land owners (compensation to the tune of $0.16 per sq m)

Inadequate capacity to address challenges of multiplicity of agencies, absence of recent survey data

STRATEGIES ADOPTED BY ULCRA

REASON OF FAILURE OF ULCRA

Exploited clause 19,20 and 21 “public hardship” clause of the law

Less than 1% (only 0.4%) of the 0.2 million hectare vacant land was used to create houses for the poor

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Original Result of Land Regularization Implementation in Parvath Nagar which started the operational improvement project after Dr. JP’s intervention

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Land Ownership

•Parvath Nagar is situated near prime location of Hitech city and is spread over 30 acres of land

•A government land was allotted to leprosy patients in 1980 and has changed several hands since then

•A well established community staying in Parvath Nagar from over 25 years

Socio- Economic Status

•1615 households in Parvath Nagar, mostly below poverty line

•95% of the houses are of size 80 sq. yards and below

•Originally, known as Leprosy colony (1982) which fell in Allapur and is now known as Parvath Nagar

Hightech City Road Divert

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Events and Timeline2006 2007 2008 2009 2010 2011 2012 2013

Government order no. 166 came into effect

Conduct economic/spatial survey

Document proof collection drive

Building recommendations and verifying proofs

Recommended Applications to be forwarded to DLC

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1st Criterion Deadline:

Applications were submitted with valid proof of residence prior to 30th June 2008

3rd Criterion Restricted Areas:

If the encroached land does not fall under areas earmarked under Master Plan, MFL of rivers, alignment of Nalas, Shikhams etc

2nd Criterion- Address & Cut-

off Date:Applicants were able to provide government documents which illustrated proof of occupation in Parvathnagar prior to 31st December 2003

GENUINE HOMEOWNERS

4th Criterion Name:

Applicants name matched the proof of document

ADDITION OF NEW STEPS IN PROJECT, WHEN THE RESULTS FROM THE REGULARIZATION DRIVE CAME OUT IN 2013

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• Overview of Parvathnagar

• History of Land Parcel

• Legislations and government orders affecting Land

• Overview of Parvathnagar

• History of Land Parcel

• Legislations and government orders affecting Land

• Collecting the information available in applications under the head

- Type of Document

- Name - Date of Issue- From/To Period- Amount Payable- Household

Mentioned

• Collecting the information available in applications under the head

- Type of Document

- Name - Date of Issue- From/To Period- Amount Payable- Household

Mentioned

• Assess genuine households based on positive and negative filters

• Understanding technical options available

• A negotiated follow up analysis for each of the genuine case

• Assess genuine households based on positive and negative filters

• Understanding technical options available

• A negotiated follow up analysis for each of the genuine case

• Summarizing observations from existing analysis

• Identify new framework through which cases can be re-analysed

• Summarizing observations from existing analysis

• Identify new framework through which cases can be re-analysed

• Identifying stakeholders

• Interviews with residents of Parvath Nagar

• Interviews with MRO officer – Mr Hanumanth Rao and his office

• Interviews with local leaders

• Presenting the case before District Legislative committee

• Identifying stakeholders

• Interviews with residents of Parvath Nagar

• Interviews with MRO officer – Mr Hanumanth Rao and his office

• Interviews with local leaders

• Presenting the case before District Legislative committee

Data Collection from Applications

Literature SurveyIdentifying genuine Households

Stakeholder Interviews & Recommendations

Analysis of Recommendations

1 2 3 4 5

Completed

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Key ObservationsIn the analysis from MRO document it was concluded that

•94% of rejected applications were rejected due to documents being beyond 2003 (Criterion 2), which in many cases was not true

•5% of the rejected applications were rejected citing “no document proof submitted”, a conclusion which was found correct in only 2% of the cases (Criterion 1)

•In remaining 1% of the cases, documents were present prior to 2003 but with incorrect name and incorrect house number, but the reason of rejection cited by government was “documents beyond 2003”, missing important information about the analysis (Criterion 4)

Analysis Interviews Recommendations

DESPITE ACCESS TO MULTIPLE DOCUMENTS, GOVERNMENT OFFICIALS USED ONLY 1 DOCUMENT FOR REFERENCE

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4 5Key Observations

•2 documents ( average) submitted per household: Total number of document proofs submitted across all applications and across all document categories comes out to 1468

•New restrictions were introduced: Despite Household card being mentioned as an accepted proof of ownership, those applications providing just the household cards were cited under “no documents submitted” category


“ We submitted 2 documents instead of 1 as we wanted to prove that we were residing in ParvathNagar from long and we are also presently residing in the area”

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“ We analyzed most recent documents because we took into account those documents where house number was most accurate”

“Residents have been waiting for titles since about a decade now, forwarding only 64 cases after spending 6 years in collecting and processing documents has been a nightmare for residents who want to apply for mortgage etc using this land”

Residents Political Rep

MRO Office


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1. DATE CRITERION

2. ADDRESS CRITERION

3. NAME

• Analyse all applications whose date of issue is prior to 2003

• Use a positive filter to all applications whose date of issue is prior to 2003

• Analyse all applications whose Period of Tax/Bill Payment is prior to 2003 separately

• Use a positive filter to select applicants that have address in Parvath Nagar

• Refine list based on those where house number is accurate

• Remove or add-back applications based on qualitative assessment of accuracy of household number data

• Use a positive filter to identify where is the document in the name of the applicant

• Remove or add-back applications based on qualitative assessment if the proof is in the name of applicant’s family member

327327

320320

303303

Number of applications considered at each stage


COLOR CODING MAJOR AND MINOR DEVIATIONS HELPED IN NARROWING THE GENUINE BENEFICIARIES

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• Criterion 1: Valid Documents submitted • Election Cards

• Household cards

• Criterion 2: Difference in house address• Mentions only Parvath Nagar without

any house address

• Minor error in House number in Parvath Nagar

• Criterion 4: Difference in names:• Name of Spouse

• Typos

• Criterion 2:• Difference in house

address outside of Parvath Nagar

• Date of earliest document submitted is after 2003


DOCUMENT PROOFS WHICH WERE DOUBTFUL IN NATURE

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No Household Number mentioned

Date of Issue stricked out


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Sample of the excel analysis conducted


241 NEW APPLICATIONS RECOMMENDED TO DLC BASED ON REVISED ANALYSIS

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Name and Address Criterion

Dat

e C

riter

ion

(Pre

200

3 T

o P

ost 2

003)

B. 241 additional applications to be considered for recommendation to DLC, and potential claim to land titles

• D. 7 Applications cases address is not available – which makes it difficult to establish the proof of residence in Parvath Nagar at the time (Major Error)

A. 490 Applications which are unlikely to be recommended as all document proofs are beyond 2003. Cut-off date modification in GO can be considered (Major Error)

C. 17 Applications where name is incorrect. In case it is in the name of the previous occupant ,proof of sale can be furnished by which we can establish chain of ownership (Major Error)

Application Segmentation


Site Selection Procedure

IT Planning for such projects

Aligning Incentive Systems

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Swaniti

Contact: [email protected]