Thursday, November 05, 2009

Several Hurdles To Formation Of BDA Layouts

NO SITE IN SIGHT
Several Hurdles To Formation Of BDA Layouts
Aarthi R & Deepa Bhasthi | TNN

Bangalore: A BDA site has always been a prized middle-class possession. But the long wait for one could get longer.
The big attraction is that these sites are available at comparatively lower prices and for easy loans, but they don’t come easy. The catch is people who have to give away their land for these sites and layouts to be formed often seem unwilling to do so. The objections delay new layout formations.
It’s been at least a year with the land acquisition process for two of the five new layouts in Bangalore. With nearly 12,000 and 7,500 objections from owners to the proposed land acquisition for Shivaram Karanth and Kempegowda Layouts respectively, it might take another year or more for the BDA to form these layouts. Three other layouts are still years away from reality.
The final notification for land acquisition for Kempegowda Layout is expected to be out some time next month. “We’re not sure about the exact date as we’ll have to look into every objection,’’ a BDA spokesperson told TOI.
LOOKING BACK
No BDA sites were allotted after the Arkavathy Layout in 2004 — the 1,710 sites allotted in Phase I and 8,314 sites in Phase II are among the last. According to available statistics, there are approximately 2.5 lakh siteless people in Bangalore. The proposed five BDA layouts are expected to yield at least 1.76 lakh sites of different dimensions, excluding the civic amenity (CA) and commercial sites. BDA will distribute its share of 90,000 sites through public notice and the share of land owners will be awarded through sale deed and possession certificate. Land owners will have absolute right to sell their sites unconditionally.
Interestingly, objections continue despite the new rules with more options. BDA took up all these five projects with land owners as co-developers, and awarded 40% of the developed area. For every acre acquired, 9,583 sqft of developed land will be awarded to the land owner. Those who don’t opt for this new land policy will be compensated with money and a site as incentive as per the provisions of Land Acquisition Act.
PROBLEM AREA
Unlike private townships, the greatest problem we face in forming BDA layouts is its huge land requirement (at least 1,000-2,000 acre), says D Thangaraj, principal secretary (urban development)
LEGALSPEAK
President of Advocates’ Association, Bangalore, K N Putte Gowda told TOI that once land is acquired by the BDA and partitioned into 40 ft x 60 ft sites, the land owner actually ended up getting back up to 40% of the land. “It proves to be advantageous to owners and that’s why the number of objections raised have actually come down,” he said.
AT A GLANCE
K Shivarama Karanth Layout Total area: 3,546 acre 12 guntas covering 17 villages Extent: Between Doddaballapur Road and Hesaraghatta Road Estimated cost: Rs 1847 crore for 18,975 sites of various dimensions
Nadaprabhu Kempegowda Layout Total area: 4814 acre 15 guntas covering 12 villages Extent: Between Magadi Road and Mysore Road Estimated cost: Rs 2639 crore for 60,879 sites of different dimensions (BDA will develop 30,000) STILL YEARS AWAY?
D Devaraj Urs Layout: Between Airport Road and Varthur village, spread over 10 villages encompassing 1976 acres and 10 guntas Estimated cost: Rs 1,108 crore for 24,904 sites (different dimensions)
Kyasambahalli Changalaraya Reddy Layout: Between Hosur Road and Sarjapur Road spread over 9 villages encompassing 2134 acres and 18 guntas Estimated cost: Rs 1,170 crore for 26,734 sites (different dimensions)
S Nijalingappa Layout: Between Varthur village and up to Sarjapur Road, spread over 8 villages encompassing an area of 2806 acres and 9 guntas Estimated cost: Rs 1,550 crore for 35,451 sites (different dimensions)

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