Column_ a Balancing Act - Financial Express

7/27/2019 Column_ a Balancing Act - Financial Express

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10/24/13 Column: A balancing act - Financial Express

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making acquisition feasible

he Land Acquisition Bill is slated to be taken up for

consideration and passing by Parliament in the next few days.

The government had circulated an amendment list in the last

session of Parliament. We discuss some of the major features of the Bill

(including the changes proposed in the Amendment list), and associated

issues that Parliament may need to consider while deliberating on the

Bill.

Economic growth and job creation require efficient usage of land

resources. It is important that a fair and transparent process for

purchase and for acquisition of land is followed. For the purchase of land,

a key concern is the authenticity of land titles, and the government has

drafted a Land Titling Bill for this purpose. In the case of landacquisition, the following questions need to be addressed. What are the

end-uses for which public interests will trump private property rights, and justify acquisition of land

from a person who is not willing to part with it? What should be the process followed? Since there is

no market mechanism of discovery of prices in these cases, how should compensation be computed?

Is there a need to address non-land owners who may be displaced by the acquisition process? Does

the acquisition process get completed in a reasonable amount of time, and is there finality to the

acquisition? In sum, do both sidesthe acquirer and the land ownerperceive the process to be fair?

The current Bill addresses these questions in the following manner. It defines public purpose toinclude infrastructure projects (as defined by the finance ministry, with some exclusions); projects

related to agriculture, agro-processing and cold storage; industrial corridors, mining activities,

national investment and manufacturing zones; government administered or aided educational and

research institutions; sports, healthcare, transport and space programmes. It also enables the

government to include other infrastructural facilities to this list after tabling a notification in

Parliament. The significant difference from the current Land Acquisition Act, 1894, is that land

cannot be acquired for use by companies unless they satisfy any of the above end-uses.

The Bill includes a requirement for consent of the land owners in some cases. If the land is acquired

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for use by a private company, 80% of land owners need to give consent. If it is for use by a public

private partnership (PPP), 70% of the land owners have to agree to the acquisition. The rationale of

having differential consent requirements based on ownershipincluding the lack of any such

requirement if the land is for the use of the government or a public sector undertakingis not clear.

Why should a land owner, who is losing his land care, whether the intended project is to be executed

by the government or a private company?

The Bill specifies that the compensation will be computed in the following manner. Three factors are

taken into account: the circle rate according to the Stamp Act; the average of the top 50% of sale

deeds registered in the vicinity in the previous three years; the amount agreed upon, if any, in case of

purchase by a private company or PPP. The higher of these three amounts is multiplied by a factor,

which varies from 1 in urban areas to a number between 1 and 2 in rural areas, depending upon the

distance from the urban centre. To this amount, the value of any fixed assets such as buildings, trees,

irrigation channels etc is added. Finally, this figure is doubled (as solatium, i.e. compensation for the

fact that the transaction was made with an unwilling seller). T he justification given for the multiplier

ranging from 1 to 2 is that many transactions are registered at a price significantly lower than theactual value in order to evade taxesthe moot question is whether such under-reporting is uniform

across the country?

The Bill states that all persons who are affected by the project should be rehabilitated and resettled

(R&R). The R&R entitlements for each family includes a house, a one-time allowance, and choice of

(a) employment for one person in the project, (b) one-time payment of R5 lakh, or (c) inflation

adjusted annuity of R2,000 per month for 20 years. In addition, the resettlement areas should have

infrastructure such as a school, post office, roads, drainage, drinking water, etc.

The process has several steps. Every acquisition, regardless of size, needs a social impact assessment,

which will be reviewed by an expert committee, and evaluated by the state government. Then a

preliminary notification will be issued, land records will be updated, objections will be heard,

rehabilitation and resettlement survey carried out, and a final declaration of acquisition issued. The

owners can then claim compensation, the final award will be announced, and the possession of the

land taken. The total time for this process can last up to 50 months. The big question is whether this

time frame would hinder economic development and the viability of projects?

The Bill provides for an Authority to adjudicate disputes related to measurement of land,

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Editorial: Monsoon rescue Column: Republican collapse

compensation payable, R&R etc, with appeals to be heard by the High Court. There are several

restrictions on the land acquired. The purpose for which land is acquired cannot be changed. If land

is not used for five years, it would be transferred to a land bank or the original owners. Transfer of

ownership needs prior permission, and in case of transfer in the first five years, 40% of capital gains

have to be shared with the original owners.

Recent cases of land acquisition have been followed by public protests, and the stalling of the

acquisition. Whereas some of these may be driven by political agendas, the old Act was perceived to

be unfair to land owners in several ways. T he challenge for Parliament is to examine the new Bill and

craft the law in such a way that it is fair (and perceiv ed as such) to land owners, while making

acquisition feasible and practical for projects that are required for economic development and other

areas of public interest.

The author is president, PRS Legislative Research, New Delhi

Multi Page Format

TAGS: Land Acquisition Bill Economic Growth New Bill High Court MR Madhavan

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