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Noida Extension Buyers Unite Against Builders

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Noida Extension Buyers Unite Against Builders

Last updated: August 29 2012
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  • Re : Noida Extension Buyers Unite Against Builders

    Sahberi order may open floodgates

    Noida: While the Supreme Court order triggered a wave of celebration in Sahberi village,it also set off a ripple effect in neighbouring villages,where emboldened residents are now seeking to reclaim their land.The court order may be limited to 400 acres in Sahberi,but it may soon open the floodgates of litigation.And this could spell more trouble for buyers and developers who have invested in Noida Extension.

    Thousands of villagers of Bisrakh Patwadi,Khairpur,Iteda,Haibatpur and Ghanghoula,all part of Noida Extension,are now seeking legal help to move the Allahabad High Court,seeking reversal of acquisition of their land.
    Of the 120 petitions already submitted in the high court,35 were moved in May this year following the high court order on land acquisition.And now,more petitions could pile up.120 petitions cover an area of 2000 hectares,that villagers claim have been acquired by invoking the emergency clause.

    And just hours after the Supreme Court order came on Wednesday,a mahapanchayat was organised at Bisrakh village.Hundreds of farmers decided in one voice to reclaim their land.The Supreme Court order has offered a ray of hope to villagers who have been cheated by the Greater Noida Authority.At the time of acquisition,the officials said they wanted to set up industry and group housing societies,but instead the land was sold off to private builders at high rates, said advocate Parminder Singh,who is representing the petitioners.

    We are the actual owners of land where the Amrapali Smart City is being built.Till a couple of years back,we grew vegetables.Suddenly in late 2009,workers of the Amrapali group stopped us.We went to the Authority with our land papers only to be told that the land had been acquired, said Nadeem Hussain.He owns 42 hectares of the Smart City plot,while his two uncles Mohd Insaab and Naushad Ali own the remaining land.

    The Supreme Court has helped the poor.Our land is our means of livelihood.Our land has been dug up and construction has begun,but the builder told us today that he will fill up the land and return it to us soon.Once we till the land again we will again grow vegetables, Hussain said.

    Though Hussain wants to till his land again,but hes a minority in the crowd.Most of the 120 petitioners want to reclaim their land and sell it off again at a higher rate.

    Meanwhile,in Bisrakh,over 6,000 villagers have already moved the high court seeking denotification of over 570 hectares of land acquired by the authority.The court has fixed July 11 as the date for a final hearing.
    We are not against selling off our land to builders because if residential societies come up,commercial development will happen.But our land was taken over by several private builders who are now selling off flats at high rates, said Ajay Bhati,village Pradhan of Bisrakh.

    As per sources,over 15,000 hectares of land has been acquired in the Greater Noida in the last twenty years,using a controversial clause in the land acquisition act which allow governments to acquire land without giving landowners the right to a hearing.Authority officials were unavailable for comment.

    -TOI

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    • Re : Noida Extension Buyers Unite Against Builders

      Govt may go back to Sahberi with price cap

      New Delhi: Greater Noida Authority,after returning the land to farmers in Sahberi village,as directed by the Supreme Court in its order on Wednesday,may negotiate with them to acquire the land afresh.But the authority,it is learnt,would not like to pay more than what is proposed in the latest land acquisition policy of the state government.
      A senior official made it clear on Thursday that the authority cant accept farmers unreasonable demands,as it would affect the process of land acquisition in other villages.He said the authority will soon convene a meeting to assess the situation.

      Sources say returning the land to farmers will lead to a number of complications,as a large chunk of land acquired in Sahberi was used to develop infrastructure,such as roads and a sewer system,which are an integral part of the development of Noida Extension.

      The affected construction firms,on the other hand,said they would not press for the allotment of the same land.Confederation of Real Estate Developers Association (CREDAI) of NCR region convened a meeting in Noida on Wednesday.Its vice-president Anil Sharma,who is also CMD of Amrapali Group,which is implementing the largest project in Noida Extension,said the developers would focus on implementing their projects in the region to boost confidence among buyers.He said all the builders whose projects are affected because of the cancellation of land acquisition in Sahberi have decided to protect the interest of their buyers.For this,they are ready to return money to buyers with interest or shift them to other projects,if they so wish.

      CREDAI of NCR president Pankaj Bajaj,however,made it clear that nobody will be allowed to exploit the current situation.He said builders will not return money to buyers in projects that are not affected by the court decision.

      The farmers,however,will stand to gain the most if their land is acquired under the latest land acquisition policy.Under the new policy,the farmers will be given compensation at the rate of Rs 960 per sq metre,as against Rs 850 per sq metre earlier.That means,for every acre of land,farmers will get around Rs 38.40 lakh,as against Rs 34 lakh paid earlier.But the major benefit would accrue in the form of the developed land that they will be given by the authority.According to the new policy,farmers will be given developed land measuring 23 per cent of the land acquired.That means,for every acre,which is equivalent to around 4,000 sq-m,farmers will get around 920 sq-m land.As against this,in the previous policy,they were given only 6 per cent of the land acquired.

      -TOI

      Comment


      • Re : Noida Extension Buyers Unite Against Builders

        Land row triggers Gzb rush

        House Prices Shoot Up As Buyers Tire Of Noida Land Rows


        Ghaziabad: Older and more populous than Noida,Ghaziabad has lived in the shadow of its high-profile southeasterly neighbour throughout the recent boom years.Thanks to its association with Noida even if only in name even the farflung Noida Extension area was able to command a premium in terms of property prices,relative to many parts of Ghaziabad.

        However,with the recent controversies surrounding land acquisition in Noida Extension,and the Supreme Courts order of Wednesday reverting acquired land to the residents of a village there,Ghaziabad finally seems on the ascendant on the real estate map.

        While homebuyers have suddenly become wary of investing in the Noida Extension-Greater Noida belt,house prices in Ghaziabad are on an upswing,with middle-income buyers looking upon the area as a safe bet.There has been a scramble for booking flats in the Indirapuram and Rajnagar Extension areas of Ghaziabad.Fed up with land acquisition rows delaying projects in Noida Extension,people are now shifting here, said an official of the Rajnagar Extension Builders Association (REBA).Consequently,property prices have gone up by 10-15 per cent in the last few months.

        Builders say both inquiries and bookings for flats have increased since the land acquisition controversy erupted in Noida Extension.For the last three months,we have been getting more than 20 enquiries a day and booking more than two flats every week, said a property agent,Ashok Chaudhury,in Rajnagar Extension.

        An ordinary two-bedroom-hall-kitchen (BHK) flat that would have cost Rs 15 lakh to Rs 25 lakh now costs Rs 18 lakh to Rs 30 lakh here, said the marketing head of a developer in Ghaziabad.More than 55,000 flats are scheduled to come up in Ghaziabad in the next 10 years,with roughly 5,000 of them in the upmarket Indirapuram area that lies close by Delhi.

        At present,32 housing projects accounting for 16,000 flats are coming up in Rajnagar Extension.As part of its commercial development plan,the region is set to have a special economic zone (SEZ),a golf course and a national stadium in the next few years, said the marketing head of a construction firm,Rohit Dagar.

        Ironically,it is the lack of government intervention in land acquisition deals that has kept Ghaziabad free from controversies of the kind now snowballing in Noida Extension.The biggest selling point of Ghaziabad over Noida Extension is that most of the land in the former including the entire Rajnagar Extension area is freehold land.Builders have bought it directly from farmers and villagers, said REBA president KK Goyal.You are the owner of your land once you buy it here,whereas in Noida Extension you hold lease rights over land for more than 90 years, he added.

        The entire 5,000 acres of land marked for development by the Ghaziabad Development Authority (GDA) in Rajnagar Extension is free-hold.Builders have bought land by making upfront payments to farmers and villagers without the intervention of the GDA, said Goyal.

        In Noida Extension,land is first acquired by the authorities,who then give it to builders on a lease.This has sown the seeds of confrontation as farmers,whose land is acquired,invariably protest that they have been shortchanged out of their property.


        WHY GHAZIABAD SCORES OVER NOIDA EXTENSION

        FREEHOLD

        land as compared to leasehold land in Noida

        EASY ACCESS

        to Delhi,Noida

        24-HR BACKUP

        in most housing societies Ganga Jal Pariyojana to meet water demand Medical facilities with several hospitals in vicinity 16,000 flats in various stages of completion 55,000 flats to come up in next few years Flats in 1/2/3/4 BHK categories cater to all income groups Flats priced between Rs 18 lakh and Rs 1 crore 5000 acres for development in Rajnagar Extension area 2000 acres for residential purpose 3000 acres for commercial purposes 48 new projects in the pipeline

        -TOI

        Comment


        • Re : Noida Extension Buyers Unite Against Builders

          शाहबेरी में नए सिरे से होगा जमीन अधिग्रहण


          शाहबेरी में जमीन अधिग्रहण रद्द होने के बाद अब ग्रेटर नोएडा अथॉरिटी नए सिरे से अधिग्रहण प्रक्रिया शुरू करने पर विचार कर रही है। इस बार अथॉरिटी अरजेंसी क्लॉज न लगाते हुए धारा-5 ए में किसानों की आपत्तियां सुनेगी। अगर बिल्डर नोएडा एक्सटेंशन के बाहर प्लॉट मांगते हैं तो उन्हें ग्रेटर नोएडा एक्सटेंशन या गौतमबुद्ध यूनिवर्सिटी की ओर प्लॉट देने पर विचार किया जा सकता है।

          अथॉरिटी अफसरों के मुताबिक, ग्रेटर नोएडा के अधिसूचित एरिया में शामिल सभी गांवों की जमीन का अधिग्रहण देर-सवेर होना है। शाहबेरी में अधिग्रहण रद्द होने के बाद अब वहां फिर अधिग्रहण का प्रस्ताव तैयार कर शासन को भेजने पर विचार किया जा रहा है। अधिकारियों का कहना है कि इस बार कोर्ट के आदेश के मुताबिक, अरजेंसी क्लॉज नहीं लगाया जाएगा। धारा-4 की कार्रवाई के बाद धारा-5 ए के तहत किसानों की आपत्तियां सुनी जाएंगी। हालांकि, अफसर स्वीकार करते हैं कि अरजेंसी क्लॉज न लगाने पर अधिग्रहण की प्रक्रिया पूरी करने और जमीन पर कब्जा लेने में ज्यादा वक्त लग सकता है। अधिकारियों को इस बात की भी चिंता सता रही है कि अगर जल्द अधिग्रहण की प्रक्रिया पूरी नहीं हुई तो सुप्रीम कोर्ट के निर्णय से प्रभावित बिल्डरों का प्रोजेक्ट बहुत लेट हो जाएगा और उनकी कॉस्ट भी काफी बढ़ जाएगी। इसे देखते हुए अथॉरिटी प्रभावित बिल्डरों को दूसरे स्थान पर प्लॉट देने पर भी विचार कर रही है। अथॉरिटी अफसरों का कहना है कि अगर बिल्डर किसी अन्य स्थान पर प्लॉट की मांग करते हैं तो बिल्डरों को देने के लिए अथॉरिटी के पास पर्याप्त जमीन है। बिल्डरों को गौतमबुद्ध यूनिवर्सिटी की ओर प्लॉट दिए जा सकते हैं। अगर वे जीबीयू की तरफ प्लॉट नहीं लेना चाहेंगे तो ग्रेटर नोएडा एक्सटेंशन में भी जमीन अधिग्रहीत कर बिल्डरों को दी जा सकती है।

          -Navbharat times

          Comment


          • Re : Noida Extension Buyers Unite Against Builders

            अल्फा, बीटा, गामा और डेल्टा के अधिग्रहण पर सवाल


            हाई कोर्ट और सुप्रीम कोर्ट के फैसले के बाद यह कयास लगाए जा रहे हैं कि क्या ग्रेटर नोएडा के पॉश सेक्टर अल्फा, बीटा, गामा और डेल्टा का जमीन अधिग्रहण भी रद्द होगा। इसका कारण यह है कि ग्रेटर नोएडा अथॉरिटी के गठन के बाद जितनी जमीन अधिग्रहीत की गई है, वह इमरजेंसी क्लॉज लगाकर ही की गई है।

            ग्रेटर नोएडा एरिया के सुनियोजित विकास के लिए 28 फरवरी 1991 को ग्रेटर नोएडा अथॉरिटी का गठन किया गया था। गठन के बाद अथॉरिटी 124 गांवों की जमीन अधिग्रहीत कर चुकी है। अथॉरिटी ने जितने गांवों की जमीन अधिग्रहीत की है, वह सभी इमरजेंसी क्लॉज लगाकर की है। किसी भी गांव के जमीन अधिग्रहण में धारा-5 ए के तहत लोगांे की आपत्तियां नहीं सुनी गइर्ं। शाहबेरी मामले में इलाहाबाद हाई कोर्ट ने यह तर्क देते हुए जमीन का अधिग्रहण रद्द कर दिया कि यहां अरजेंसी क्लॉज लगाने की कोई जरूरत नहीं थी और किसानों की जमीन लेने से पहले उनकी आपत्तियों को सुनने का मौका दिया जाना चाहिए था। सुप्रीम कोर्ट ने भी हाई कोर्ट के फैसले को सही ठहराते हुए अथॉरिटी की याचिका रद्द कर दी। अथॉरिटी ने सबसे पहले तुगलपुर गांव की जमीन अधिग्रहीत की थी। गांव के किसान नेता तेजा गुर्जर का कहना है कि सुप्रीम कोर्ट के निर्णय के बाद गांव वाले बेहद उत्साहित हैं और इमरजेंसी क्लॉज को आधार बनाकर ही हाई कोर्ट में याचिका दायर करने की तैयारी कर रहे हैं। बिसरख निवासी व किसान नेता मनवीर भाटी का भी कहना है कि बिसरख समेत करीब एक दर्जन गांवों के किसान हाई कोर्ट में जल्द याचिका दायर करेंगे।

            ऐसे में सवाल उठता है कि अगर सभी गांवांे के किसान अरजेंसी क्लॉज को आधार बनाकर कोर्ट चले जाएं तो क्या उनके हक में भी फैसला आ सकता है। नाम न छापने की शर्त पर एक अथॉरिटी अफसर ने बताया कि हाई कोर्ट और सुप्रीम कोर्ट ने यह टिप्पणी की है कि जब चोर और बदमाशों को भी अपना पक्ष रखने का मौका दिया जाता है तो फिर किसानांे की जमीन लेते वक्त उन्हें पक्ष रखने का मौका क्यों नहीं दिया गया। एरिया के किसान जमीन अधिग्रहण के विरोध में पहले भी कोर्ट में याचिका दायर कर चुके हैं। कोर्ट के समक्ष यह बात आई है कि अथॉरिटी ने इमरजेंसी क्लॉज लगाकर जमीन अधिग्रहीत की है। इसके बावजूद किसानों को राहत नहीं मिली। वर्तमान परिस्थितियों में कोर्ट क्या निर्णय देती है यह देखना दिलचस्प होगा।

            -Navbharat times

            Comment


            • Re : Noida Extension Buyers Unite Against Builders

              ग्रेनो की चिंगारी पहुंची ग्रेटर फरीदाबाद


              सुप्रीम कोर्ट ने ग्रेटर नोएडा में जमीन अधिग्रहण को रद्द कर किसानों को जमीनें लौटाने के आदेश दिए तो फरीदाबाद के किसान भी रंग में आ गए। उन्होंने भी ग्रेटर फरीदाबाद में हुए अधिग्रहण को रद्द करने की मांग की है। नहर पार ग्रेटर फरीदाबाद किसान संघर्ष समिति के किसानों का कहना है कि सुप्रीम कोर्ट का किसानों के हक में किया गया यह फैसला ऐतिहासिक है।

              गौरतलब है कि सुप्रीम कोर्ट ने ग्रेटर नोएडा के शाहबेरी में 156.093 हेक्टेरयर जमीन का अधिग्रहण रद्द कर इसे किसानों को लौटाने के आदेश दिए हैं। नोएडा अथॉरिटी पर 10 लाख रुपये का जुर्माना भी लगाया गया है। कोर्ट का कहना है कि ग्रेटर नोएडा इंडस्ट्रियल डिवेलपमेंट अथॉरिटी ने नियमों का उल्लघंन किया है और शाहबेरी में औद्योगिक कारणों का हवाला देकर किसानों से जो जमीन एक्वायर की थी , उसे बाद में बिल्डरों को बेच दिया गया। फरीदाबाद के किसानों ने सुप्रीम कोर्ट के इस फैसले का जबरदस्त स्वागत किया और फरीदाबाद में भी भूमि अधिग्रहण रद्द करने की मांग की। किसान संघर्ष समिति के कार्यकारी अध्यक्ष शिवदत्त वशिष्ठ का कहना है कि हरियाणा सरकार ने नहर पार किसानों की मर्जी के खिलाफ जमीन एक्वायर की। इस क्षेत्र की जमीन उपजाऊ है और यहां के किसानों के लिए काफी उपयोगी भी है , लेकिन सरकार ने बिल्डरों को जमीन एक्वायर करने दी है। खुद भी जमीन ले ली है। इससे किसानों का भारी नुकसान हुआ है। जो जमीन करोड़ों में जानी चाहिए थी , उसके लिए बहुत कम पैसे का भुगतान किया गया है। यहां पर भी जमीन का अधिग्रहण रद्द कर दिया जाना चाहिए।

              वशिष्ठ ने बताया कि पूरे हरियाणा केे किसान 9 जुलाई को जींद में एक सम्मेलन में इक्कठा होंगे। इसमें हरियाणा की सभी किसान यूनियनों के पदाधिकारियों को बुलाया गया है ताकि सभी किसानों के हक में मजबूती से आवाज उठा सकें।


              -Navbharat times

              Comment


              • Re : Noida Extension Buyers Unite Against Builders

                very good contribution

                Frito,

                I must say that you really provide useful information on the forum without any delay. I really appreciate your efforts for your valuable contribution to IREF. Keep up the good job.


                Originally posted by fritolay_ps View Post
                ग्रेनो की चिंगारी पहुंची ग्रेटर फरीदाबाद


                सुप्रीम कोर्ट ने ग्रेटर नोएडा में जमीन अधिग्रहण को रद्द कर किसानों को जमीनें लौटाने के आदेश दिए तो फरीदाबाद के किसान भी रंग में आ गए। उन्होंने भी ग्रेटर फरीदाबाद में हुए अधिग्रहण को रद्द करने की मांग की है। नहर पार ग्रेटर फरीदाबाद किसान संघर्ष समिति के किसानों का कहना है कि सुप्रीम कोर्ट का किसानों के हक में किया गया यह फैसला ऐतिहासिक है।

                गौरतलब है कि सुप्रीम कोर्ट ने ग्रेटर नोएडा के शाहबेरी में 156.093 हेक्टेरयर जमीन का अधिग्रहण रद्द कर इसे किसानों को लौटाने के आदेश दिए हैं। नोएडा अथॉरिटी पर 10 लाख रुपये का जुर्माना भी लगाया गया है। कोर्ट का कहना है कि ग्रेटर नोएडा इंडस्ट्रियल डिवेलपमेंट अथॉरिटी ने नियमों का उल्लघंन किया है और शाहबेरी में औद्योगिक कारणों का हवाला देकर किसानों से जो जमीन एक्वायर की थी , उसे बाद में बिल्डरों को बेच दिया गया। फरीदाबाद के किसानों ने सुप्रीम कोर्ट के इस फैसले का जबरदस्त स्वागत किया और फरीदाबाद में भी भूमि अधिग्रहण रद्द करने की मांग की। किसान संघर्ष समिति के कार्यकारी अध्यक्ष शिवदत्त वशिष्ठ का कहना है कि हरियाणा सरकार ने नहर पार किसानों की मर्जी के खिलाफ जमीन एक्वायर की। इस क्षेत्र की जमीन उपजाऊ है और यहां के किसानों के लिए काफी उपयोगी भी है , लेकिन सरकार ने बिल्डरों को जमीन एक्वायर करने दी है। खुद भी जमीन ले ली है। इससे किसानों का भारी नुकसान हुआ है। जो जमीन करोड़ों में जानी चाहिए थी , उसके लिए बहुत कम पैसे का भुगतान किया गया है। यहां पर भी जमीन का अधिग्रहण रद्द कर दिया जाना चाहिए।

                वशिष्ठ ने बताया कि पूरे हरियाणा केे किसान 9 जुलाई को जींद में एक सम्मेलन में इक्कठा होंगे। इसमें हरियाणा की सभी किसान यूनियनों के पदाधिकारियों को बुलाया गया है ताकि सभी किसानों के हक में मजबूती से आवाज उठा सकें।


                -Navbharat times

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                • Re : Noida Extension Buyers Unite Against Builders

                  Chain reaction in Greater Noida after Supreme Court ruling

                  day after the Supreme Court quashed the forcible acquisition of 156 hectares of land at Shahberi here, farmers took out a "victory march" and stopped work at the construction sites of 11 builders in eight villages of what is popularly called Noida Extension. The judgment has given a big boost to farmers from other villages in the area who on Thursday also decided to move court against the Greater Noida Industrial Development Authority.
                  Manveer Bhati, a farmer leader, said, "Ten bunches of petitions have been filed in the Allahabad high court by several Noida Extension villages. We have also obtained stay orders in some cases. Builders cannot go about building luxury apartments on farmland forcibly acquired from us till the court decides on the matter."

                  Hearing in some cases is likely to take place later this month.

                  At least 25 builders were planning to construct 2.5 lakh apartments in the area and bookings for 1 lakh units have already been made.

                  "About 2,000 acres of land from 11 villages has been acquired in Noida Extension and allotted to builders without the farmers' objections being paid heed to - something the Supreme Court has declared illegal in the Shahberi case. Acquisition of land in other Noida Extension villages has been challenged on the grounds first put forward by Shahberi farmers," said Bhati.

                  HT

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                  • Re : Noida Extension Buyers Unite Against Builders

                    Buyers may end up losers

                    In Greater Noida land wars, it is the buyer who is the ultimate victim. With Wednesday's judgment of the Supreme Court, hopes of buyers, who invested their hard-earned money in pursuit of dream houses in projects planned in village Shahberi, have been dashed with assurances of refund
                    (with substantial deduction in many cases) and relocation failing to impress them.

                    The end users rue there is no regulatory body, which can bail them out in times of such hopelessness. So, what can the authority do? "It is a matter between the builders and buyers. But as the local development authority, we have been trying to solve the crisis at various levels, including arranging talks with farmers. Officially, we can deal only with builders who we allotted land to," said a senior official of the Greater Noida Authority.
                    Builders have already blamed the authority for the crisis.

                    Manoj Gaud, president of Confederation of Real Estate Developers' Associations of India, (CREDAI), West Uttar Pradesh chapter, said, "At no stage were we informed that the land in Shahberi was disputed.

                    "The authority's brochure and lease agreements suggested nothing of this sort. Even when maps were cleared, we were not told about any pending cases."

                    He further said, "It is the responsibility of the authority to clear the mess." Builders have reportedly asked the authority to go for fresh allotment of land elsewhere or return their money. The authority has allotted 2,000 acres of land in Noida Extension for Rs 9,000 crore.

                    If builders stop payment installments, cash inflow will become a major issue and this may also hit the ongoing process of development in Greater Noida. At this stage, the authority has not gone beyond its stance of: "We're studying the judgment. We will keep working to solve the crisis in the interest of all stakeholders."

                    Solving the crisis will not be easy now.
                    In case of acquisition in more parts of Noida Extension being set aside, it will be extremely difficult for the authority to acquire land elsewhere due to ongoing farmers' agitation, besides mounting political and judicial pressure.

                    -HT

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                    • Re : Noida Extension Buyers Unite Against Builders

                      Developers demolish temporary structures, shift base elsewhere

                      Bulldozers were seen demolishing makeshift structures at Amrapali's Smart City project site in Shahberi village on Thursday. After the Supreme Court order to return the acquired land to farmers, builders have begun shutting shop. Workers were seen winding up site offices and leaving the village with their materials.


                      "Amrapali's project is spread over 40 acres. The builder had removed boards after the Allahabad High Court order itself. Only digging had started and we are now dismantling the structures and shifting to a nearby site," said Raj Kumar, a contractor.

                      "After removing the boundary walls, we will level the ground and hand over the site back to the authority, which will give possession to farmers," he said.

                      "We have shifted around 40 tractor trolley-load of goods to another site," said Amit Kumar and Monu of Bamheta village.

                      Around 200 meters away at another site of the Amrapali group, work was on as usual.

                      "This site is under Haibatpur and Itaidha villages. There is no stay or land quashing order with respect to this site. We are shifting materials from the Smart City project in Shahberi to this site," site in-charge Shailendra Kumar said.

                      -HT

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