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8/2/2019 Land Acquisition Experiences
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3/26/12
Land Acquisition
ExperiencesIndia Infrastructure Report 2009Land Acquisition & Environmental Impact
Group 5Anis Desai, Ankush Huddar,Gaurav Vaish
Jeet Bhatt, Kislay Kumar, Sidharth
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Presentation Outline
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Insights into LandAcquisition
Private Businesses Perspective Increasing socio political constraintsagainst land acquisition for industrialprojects
Leads to cost overruns, time lags,business uncertainties, and evenshelving of projects
Factor for success is SOCIALCONSENT TO OPERATE
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Insights into LandAcquisition
Social Consent to Operate Securing the free, prior, andinformed consent of affectedcommunities
Each strategy needs to be unique
20 major attempts for land
acquisition analyzed for success andfailure
Trying to find out the commonalities
between successful and unsuccessfulac uisitions
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Insights into LandAcquisition
Successful Land Acquisition Model
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AcquisitionUnsuccessful Land Acquisition
Model
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AcquisitionKey Characteristics of Successful
Acquisitions Avoid Productive Lands
Open direct communication channels
with locals Equitable benefit sharing
No political alignment
Coordinated corporatecommunications
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AcquisitionKey Characteristics of Unsuccessful
Acquisitions High profile promoters
Slow acquisition process
Unacceptable rehabilitation package Aligning with political parties
Wrong or confusing communication
signals
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AcquisitionSuccessful Model: JSW Bengal Steel
Project
Jindal State Gov Local Agents /
Stage 1 Stage 2 Stage 3
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AcquisitionUnuccessful Model: Tata Motors
Singur
Tata State Gov Local MediaAgents /
Stage 1 Stage 2 Stage 3
L d A i iti f
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Land Acquisition forRailways
Haridaspur- Paradip Railway Line 82km long port connectivity project underNational Rail Vikas Yojana(NRVY).
Project being implemented by RVNL
SPV called Haridaspur-Paradip RailwayCompany Limited(HPRCL)
Landing cost of project is Rs. 1,000 crores Land acquisition cost to be borne by SPV
and as per CA acquired land will be givento SPV at licence fee for Rs. 1 for 30 years
No significant developments and high riskof time and cost overruns.
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RailwaysHaridaspur- Paradip Problems in
Acquisition Inconsistent Executive Decisions withGovernment Rules
Unfair Demand for Compensation
Case of single Hold Out
Poor Law and Order Situation
Cess Charges for Government Land
L d A i iti f
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Land Acquisition forRailways
Surat Hazira Railway Line Project is 26km long new rail line andprovides connection to Hazira Port fromSurat
Discarded alignment surveys in last 4years due to various reasons
By 2008, land finally identified for Rail
Corridor Initial cost of project was 100
Crores(Landed cost:120 Crores)
Final estimated cost is 195 Crores(LandedCost: 245 Crores
L d E ti &
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Land Evacuation &Rehabilitation
Delhi International Airport GoI handed over Indira GandhiInternational Airport to GMR formodernization
GMR led consortium, DelhiInternational Airport Limited (DIAL),faced two challenges
Had to get possession of some landacquired for AAI
Remove encroachments on some parts
of land already owned by AAI
L d E ti &
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Land Evacuation &Rehabilitation
Delhi International Airport
Quantum of problem :
A. Land acquired for AAI butpossession not given to AAI: 59.84acres
B. Land under encroachment: 30.22acres
L d E ti &
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Land Evacuation &Rehabilitation
Delhi International Airport (A) was acquired in 1972 under LAA of 1894 AAI to undertake responsibility and costs for
bearing the rehabilitation Rehabilitation scheme entailed provision of
alternative residential sites and monetarycompensation of Rs. 24/m2
Writ petition filed by residents Court gave stay and 3 months to resolve the issue
Location identified for R&R and responsibility fordevelopment of this land handed over to DDA LAC and GNCTD identified that affected families
increased to 953 from 308 in 1972 DDA revised scheme for resettlement
L d E ti &
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Land Evacuation &Rehabilitation
Challenges Before DIAL 147 pending cases against land acquisition Affected families further increased to
1,500
Many families sold the new allotted landand continued to live at proposed site
Some sold the proposed land to outsider
business people Confronted with problem of encroachment
on about 30 acres of land housing 1952
families and 11 temples
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RehabilitationDIALs Approach to Land
Acquisition
Formed strategic 9 member team called as LandManagement Department
Petitioned Delhi High Court to transfer all casesunder one judge which was accepted
Formed two other committees: Apex Committeeand Working Committee to coordinate all thedepartments
Talks were held with Encroachers and with the
politicians supporting the encroachers
High Court gave judgment in favor of DIAL
Land Management Department choked out
evacuation program
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RehabilitationDIALs Approach to Land
Acquisition (Contd..) Above AAI compensation, DIAL offered each familya rent of 6 month period
Evacuation of encroachers done under J&Jresettlement policy and awarded Rs. 29,000 persquatter family by DIAL
Temples relocation done under Religious StructuresRelocation Policy
All the existing facilities were provided in relocatedarea
Di i f F t L d
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Diversion of Forest LandEffect of Forest Conservation Act
1980Forest Coverage In India1987
Source: Forest Survey of India
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Before & After The Act 1980Impact on Forest Land Diversion
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Stats and FiguresPre & Post Act of 1980
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Stats and FiguresPre & Post Act of 1980
ual Diversion of Forest
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,1980
Bhilai Steel Plant & Itanagar Airport
Cases
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The Act has invoked awareness andprudence
Better and faster scrutiny
Reduction in rampant destruction ofprecious forest cover
More emphasis on prevention ratherthan restoration
You may re-plant a felled tree,
Effect of the Forest Act,
1980
Land Acquisition for Cochin
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Land Acquisition for CochinPort
Cochin Port Container TerminalContext Container Transshipment Terminal @
Cochin Port
Proposal of railway connectivity to theterminal
Total land acquisition required = 4.3 ha
Land parcels to be acquired = 261
Non-Applicability of NRRP
Forced Eviction of all families
Land Acquisition for Cochin
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Land Acquisition for CochinPort
Cochin Port Container TerminalTakeaways from the Case Although the land size was small, the
division into very number of parcels
became a more critical issue than the landsize itself
Forced Eviction only led to aggravation
which could have been prevented if theR&R package was announced earlier.
The just nature of the R&R package whichgave land in return for land and that too in
the viscinity was the key to a successful
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Land Acquisition Case StudyMIHAN SEZ Nagpur
Brief Introduction MIHAN Multi-modal International Cargo Hub and
Airport at Nagpur
Air Cargo Hub / Aircraft Maintenance / Boeing / AirForce base
IT SEZ Satyam, HCL, TCS, Wipro
Industrial Park
Residential Park
Developer Maharashtra Airport DevelopmentCompany Ltd.
Size of SEZ & Cargo HUB 4,354 Hectares
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Project Plan
Air Force /Gajraj Project
IndustrialLand
IT SEZ
Air CargoHub
Residential Park
Source : MIHANwebsite
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Land Acquisition Case StudyMIHAN SEZ Nagpur
Issues In Land Acquisition MADC acquired land from farmers, builders,
disputed titles & Govt.
Current acquisition 3,294 hectares (75%)
Farmers were forced to move out of their landswithout providing for a relocation plan at measlyprices for their land
The MADC acquired most land parcels forcefullyleading to protests and agitations all over
Consequent Project Delays
Refusal by companies to takeover the land allotted
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Land Acquisition Case StudyMIHAN SEZ Nagpur
Role of MADC MADC was the responsible body for land
acquisition, allotment to companies, developmentof allied infrastructure
R.C. Sinha led MADC to violate many SEZ laws
The Land was acquired for peanuts and sold hadexorbitantly high prices to the participatingcompanies
Land was acquired slowly over almost a decade
The land acquired earlier was bought at dirt cheapprices
The Land acquired later was bought at much
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Land Acquisition Case StudyMIHAN SEZ Nagpur
Current Scenario Farmers whose lands were acquired are now
poorer than before
Those who received compensations blew away themoney in consumer goods and marriages of kin
Employment opportunities in the SEZ / Cargo Hubhave not materialised
The project sites lie vacant as only theinfrastructure has developed so far which itself hasbeen delayed
Satyam was the largest land parcel holder in the IT
SEZ
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Project ProgressRecent Developments
Main SEZ Office & BusinessHub
Recently Completed Flyover
to SEZ
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THANK YOU