Need to make land acquisition rules fair, uniform
Farmers against any change in compensation
Teekam Singh, of Kisan Sangharsh Samiti (KSS), an umbrella body of farmers seeking more compensation for their land in Noida Extension, is a happy man today and says that the provision that calls for seeking permission from 70% farmers for acqusition of land should not be reduced even to 50%. Also, circle rates vary from village to village. To ensure that there is some kind of uniformity and that farmers do not feel that their neighbours are getting more compensation, a median rate should be arrived at and compensation granted accordingly.
Commander (retired) Ram Singh Yadav, president of Kisan Sansh, Maukalwaas village, Manesar, says that there should be no amendment to reduce compensation as very often farmers whose land is taken away are not given jobs in factories that are set up in the area.
Gulam Zia, executive director - advisory, retail and hospitality, Knight Frank India, is of the view that compensation given to farmers should not spill over for over a decade but should be a one-time payment. If a factory is set up on a piece of land that is acquired from farmers and the price of the area goes up because of development, it is the owner who pays compensation to the farmers for more than 10 years from his own pocket rather than selling the land. The increased value of land in this case is notional. On an average, the price of agricultural land is around 3 lakh to 4 lakh per acre and once development happens, it can go up to a couple of crores. A proper compensation formula needs to be worked out as currently it is skewed in favour of land sellers. Sharing the upside with the seller for an extended period should be done away with and should not be kept open-ended for the farmers, he adds.
Until and unless the issue of compensation at market value is addressed, it will be difficult to acquire land fast and at a nominal price to achieve the objective of Housing For All by 2020. How can you achieve the objective of affordable housing if the land price is double? In the case of private developments, too, most builders are finding it difficult to buy land because farmers are now refusing to sell. Their contention is that they would rather wait for the government to acquire their land and pay them four times or two times the amount as the case may be, than sell land directly to the builder, says Dr PSN Rao, head of housing, School of Planning and Architecture.
There are some experts who feel otherwise. S K Pal, Supreme Court lawyer, points out that getting permission from 70% to 80% farmers does not mean that the state may have to approach 70 or 80 farmers. A tract of 100 acres may be owned by four farmers which means that you require approval of only three farmers and not 70 farmers. And if more than 50% farmers can be persuaded by the district magistrate or the land officer to sell their land at a certain price, he can negotiate with the remaining farmers and arrive at a median rate so that land can be acquired fast. Ambience Group has launched two luxury housing projects - Ambience Tiverton and Ambience Creacions in the affordable luxury segment. The projects are spread across threeand-a-half acres and 14.5 acres respectively and offer air-conditioned condominiums delivered in a ready-to-live in condition. According to a spokesperson, Ambience Group is geared to set new standards in luxury living at an affordable price. Ambience Tiverton located in Sector 50, Noida offers 3/4 BHK apartments. There will be a total of over 280 apartments. The cost of the project will be around ₹ 465 crore and is likely to be financed through internal funds and project loans from banks. Ambience Creacions offers 3/4 BHK apartments in Sector 22, Gurgaon. There will be over 750 apartments. The cost of the project will be around ₹ 1480 crore.