Sort by :
Filter by :
- Fresh crisis brews in Noida
Fresh crisis brews in Noida
It has been just five days since the farmers in Noida agreed to suspend their agitation against land acquisition for three months, however, a fresh crisis has brewed in Noida. Farmers of eleven villages, whose land were acquired between 1976 and 1997, have decided to reject the agreement between the Kisan Sansh Samiti and the Noida Authority.
The issue that is in contention is the allotment of five per cent developed land out of the total land acquired by Authority. The farmers whose land was acquired before 1997 are in eligible for the five per cent developed land. “ When the land was acquired from us in 1976, the authority promised 17.5 per cent reservation to farmers in housing plot schemes, however out of the total 4000 farmers only 500 have been given a plot till date” says Rajesh Upadhyaya whose ancestral land was acquired from Barola village in 1976. The farmers of these 11 villages have started approaching the courts with their demands of better compensation and developed land . “Each village will be filing a collective court cases” added Upadhyaya.
Balvinder Kumar CEO and Chairman of Noida Authority says, “Till date out of 22,000 total plots, 4,000 plots have been allocated to the farmers, and the remaining 3,500 farmers who have been left will be allocated plots soon”. He added that the authority will soon come out with a scheme in this regard. The other demands that the farmers of these 11 villages are making is five per cent of the developed land and a better compensation package. “The rate offered to us in 1976 was Rs three per sqm after imposing the emergency clause. However, a high court order in 2009 revised this rate to Rs 28.12 per sqm for some villagers, we want that this rate to be offered to all the farmers of the 11 villages” says Anil Sharma who was one of the beneficiaries of the High Court order. In 1976 his father had sold 42,000 sqm of land in Nithari village.
The farmers might be advocating for their demands, however, the Authority is in no mood to relent on these factors. “We have decided that we will not increase the compensation nor will we give them five per cent developed land” informed Balvinder Kumar. He added that if the government now decides to increase the compensation it becomes very difficult to decide the grade package for the land. While the farmers of 11 villages have rejected the three month truce, the difference of opinion among the farmers has taken political turn. “The farmers who are rejecting the agreement made with the authority belong to a political party which does not want the agreement to sustain” alleges Mahesh Awana, spokesperson of Kisan Sansh Samiti.
On the other hand the farmers of the 11 villages who rejected the agreement between the Noida Authority and Kisan Sansh Samiti have now formed a new group and named it Kisan Bachao Sansh Samiti, they too claim to fight for the right of the farmers.
Tehelka - India's Independent Weekly News MagazineCommentQuote0Flag
- उद्यमियों ने उठाई आरक्षित श्रेणी के भूखंड की मांग
किसानों के लिए आरक्षित श्रेणी के भूखंड की योजना निकालते ही शहर के उद्यमिंयों ने भी इसके लिए मांग उठा दी है। नोएडा एंटरप्रेन्योर्स एसोसिएशन (एनईए) ने शुक्रवार को एक प्रेसवार्ता कर मांग पूरी न होने पर आंदोलन करने की चेतावनी दी।
एनईए अध्यक्ष विपिन मल्हन ने प्रेसवार्ता के दौरान कहा कि शहर की स्थापना उद्योगों को बढ़ावा देने के मकसद से की गई थी। यही वजह है कि शुरू से ही प्राधिकरण आरक्षित श्रेणी के तहत किसान और प्राधिकरण कर्मचारियों के साथ उद्यमिंयों को भी शहर में आवासीय भूखंड आवंटित करता है। प्राधिकरण ने इसके लिए वर्ष 2006 के बाद से कोई योजना नहीं निकाली है। काफी संख्या में उद्यमी अब भी इस लाभ से वंचित है, जबकि किसान और प्राधिकरण कर्मचारियों के लिए आरक्षित श्रेणी के अंतर्गत आवासीय भूखंड की योजना आती रही है। इससे उद्यमिंयों में काफी रोष है।
कुछ दिन पूर्व एनईए के प्रतिनिधिमंडल ने चेयरमैन से मुलाकात कर इस बाबत मांग रखी थी। उस वक्त उन्होंने शहर में जमीन की कमी का हवाला दिया था। साथ ही उनकी मांग पर विचार करने का आश्वासन दिया था। अब प्राधिकरण किसानों के लिए फिर आवासीय भूखंड की योजना ला रहा है। इससे साफ है कि प्राधिकरण उद्यमिंयों की मांग को अनदेखा कर रहा है, जिसे बर्दाश्त नहीं किया जाएगा। मामले में एनईए ने प्रदेश की मुख्यमंत्री को भी पत्र लिखकर नोएडा के उद्यमिंयों के लिए आरक्षित श्रेणी के आवासीय भूखंड लाने की मांग की है। साथ ही यह भी चेतावनी दी है कि अगर उनकी मांग पर जल्द ध्यान नहीं दिया गया तो नोएडा के सभी उद्यमी व्यापक आंदोलन शुरू करेंगे।
- Dainik JagranCommentQuote0Flag
- One more group representing as Have Nots!!
Groups representing as 'Exploited' and threatning bigger 'Aggression/Aandolan'
1. Farmers (New and Old even from pre independence era)
2. Landless Farm labourers
4. Building contractors
5. Contract Labourers
6. Kisan Netas (Big and Small and even 'Yuvraaj's' and 'Kisaan ke beta's')
7. jail Inmates (hoping for a new premises)
8. Brokers and middlemen of all types
10. Serial Investors
and finally the 'AAM aadmi' who live only to fulfil the last leg of the 'Roti Kapda and Makaan' dream!!
Its almost comical and theater of absurd if I wasn't one of the 'Mango people'!!
- Talks fail again, but Noida Extn pact within reach
Darpan Singh , Hindustan Times
Greater Noida, August 06, 2011
Talks fail again, but Noida Extnpact within reach - Hindustan Times
Greater Noida Industrial Development Authority (GNIDA) chief executive officer Rama Raman on Friday evening said farmers and officials were "very close" to rescuing the Noida Extension project, where the fate of 1 lakh houses is at stake. After a 12-hour marathon meeting between top
government officials, people's representatives and farmers on Thursday and subsequent talks which continued till late on Friday night in Noida, it has emerged that the authority has offered "a substantial hike" in the compensation paid to farmers, plus bigger developed land plots.
Since part of the benefits promised were not "officially part of a tentative draft agreement", talks have continued to break down.
Raman told Hindustan Times: “We have agreed on most counts. There are some disagreements that we hope to address soon.”
The CEO said a breakthrough is likely "in a day or two." The Allahabad high court has said it will hear Noida Extension petitions from August 17, which may decide the fate of more than 70,000 houses. The court has allowed the state government time till August 12 to work out an out-of-court settlement with farmers. Two court verdicts last month quashed forcible acquisition of about 750 hectares of land in two villages, leaving 26,500 home buyers in the lurch.
"When abadi is returned to farmers, the title deed is not transferred back. The property is leased back. Farmers want the title deed back. This is in violation of our policy. We're allowing freedom related to sale/purchase of the land as well as construction-related flexibilities. Those getting their abadi land back will be able to pay back the compensation they have taken from the authority in installments," the CEO said.
UP minister Jaiveer Singh, local MP Surinder Singh Nagar, district magistrate Hridesh Kumar, Greater Noida chairman Mohinder Singh, besides Raman held a 12-hour marathon meeting with representatives of Noida Extension villages in a sector 61 house in Noida on Thursday. The talks started at 11 and continued till 11.30pm. Ajay Pradhan (Roza Yakoobpur), Resh Pal Yadav (Patwari) Amod Kumar (Bisrakh), Ramesh Kumar (Haibatpur) and some others represented Noida Extension farmers.
Meanwhile, another group of farmers, led by Dushyant Nagar, Manveer Bhati and others, said they would not allow "a select few, who are getting personal benefits from the authority" to decide the fate of all Noida Extension villages. "We will hold a mahapanchayat on Sunday. No agreement will be legal without this meeting's approval," said farmer leader Dushyant Nagar.CommentQuote0Flag
- Work continues at sites, Patwari fumes
Kapil Datta, Hindustan Times
Noida, August 06, 2011
Work continues at sites, Patwari fumes - Hindustan Times
Farmers in Patwari are angry that despite a court order quashing land acquisition, some builders have not stopped construction work at sites in the village. The Allahabad high court on July 19 quashed forcible acquisition of 589 hectares of land in village Patwari, ordering the state government to return the land to farmers.
Farmers on Friday said Supertech was going ahead with construction and they would move court to get such activities stopped. Staff at the construction site claimed they could not stop work as the builder had commitments to buyers.
Sushil Yadav of Patwari said, “In spite of our repeated requests to the builder, work has not stopped. We will move court for a contempt of court action.”
GS Bisht, AGM (sales & marketing) and Ashish Tomar, senior marketing manager, at Supertech said, “We cannot stop work. We know an agreement would be reached between farmers and the authority soon."
Bisht said, “Technically there is no stay on construction activity. Land acquisition was quashed by court. But on July 26, the high court referred all Noida Extension cases to a higher bench. The court has also given option for an out-of-court settlement by August 12.”CommentQuote0Flag
- High compensation = high property prices
High compensation = high property prices
In response to farmers’ agitation in the last few years over faulty land acquisition and poor compensation—the Tata-Singur fiasco in West Bengal, Posco in Orissa or the recent farmers’ agitation in Noida—the ministry of rural development is planning to replace the archaic Land Acquisition Bill, 1894. It has come up with the draft of the National Land Acquisition and Rehabilitation and Resettlement Bill, 2011 and has placed it in the public domain till 31 August for comments. If passed, it will replace the existing bill.
But does the draft really address the problem of compensation—the main bone of contention—among others? Though the draft has come up with specific provisions, in the absence of standardization in land prices, they may not have much impact on the actual compensation that farmers get. Says Prodipta Sen, vice-president, marketing, retail and corporate affairs, Alpha Gcorp, a Delhi-based real estate firm, “Though the bill is a first step but the government has to bring in various checks and balances for fair valuation of property price. There is no standardisation on estimating the property value.”
Fixing compensation will be difficult...
Price mentioned on sale deed:
According to the draft bill, the value of a land being acquired will be either the value mentioned in its previous sale deed or the average price of 50% of the sale deeds registered for similar land in the same village or its vicinity during the preceding three years. The higher value will be given at the time of acquisition.
A sale deed usually mentions the prevalent circle rate, the minimum price at which property can be bought in a particular area, as well as the actual price at which land is sold. Typically, there is a huge difference between the circle rates and the actual price of land since circle rates are not revised quite often. For instance, circle rates in Gurgaon’s DLF Phase IV and V is Rs. 65,000 per sq. yd, while the prevailing market rate is around Rs. 1.2 lakh per sq. yd.
But the difference is not so huge in rural areas, where awareness among farmers about prevailing market rates is low. “Because the government machinery is not fast enough to regularly revise circle rates in rural and semi-urban areas, chances are that estimation may go wrong,” says Ashutosh Limaye, head research and REIS, Jones Lang LaSalle, India, real estate consultants.
Reaching market value:
The draft bill also says, “In case of urban areas, the award amount would be not less than twice that of the market value determined whereas in rural areas it would be not less than six times the original market value.” But the draft Bill is silent on how the government agency will reach the market value of any property.
Since the market values are mentioned on the sale deed, which itself may not be a final measure as discussed above, the whole exercise may not be fruitful. Says Pankaj Bajaj, president, Confederation of Real Estate Developers Association of India (Credai), Delhi-NCR, “Any transactions done at a higher cost in the vicinity in an area may affect the estimation. Market values entered in sale deeds are often not the actual prevailing rates in an area. Remember the recent farmers’ agitation was not about getting the land back but was for the right kind of compensation. Farmers were able to see the mismatch between the rate of compensation and the rate at which the land was priced and apartments were sold.”
Lack of documentation:
A more serious issue is non-availability of documents with farmers. Says a Delhi-based developer, who did not want to be named, “Often it is seen that farmers’ land is not registered with any government agency. He holds the land because he has inherited it from his forefathers. There are various kinds of land aggregators and consolidators who try and entice such farmers with cash to sell their land. Easy cash without paperwork lures them into such deals.”
The aggregators then register the land so acquired at a higher price and re-sell it to a private company or even the government at a profit. The benefit in this case doesn’t reach the farmers.
...but it will go up
Though reaching a fair compensation will be a challenge, there are certain fixed factors, proposed by the draft Bill, that will make it better in any case.
The draft Bill proposes that solatium and the value of assets standing on the land should also be added to the overall compensation value. Solatium is a monetary compensation given to alleviate grief and suffering resulting from the loss of property.
The draft Bill proposes the solatium to be 100% of the total compensation, which is higher than the existing solatium in various states. For example, the solatium in case of Noida Extension was around 30% of the total compensation; it will go up to 100% if the Bill comes through.
Also, the Bill has proposed an annuity compensation plan along with the lump sum payment, which will ensure regular income for the farmers for about 20 years. Moreover, farmers will also get a piece of developed land in exchange.
What’s in store for homebuyers?
You as a homebuyer will need out to shell out more when buying a property in such areas. Better compensation for farmers would mean more cost to the government or the builder coming up with a project on the land. Finally, this cost would get passed on to the homebuyers. However, the Bill would work for homebuyers in terms of clear title deeds.
“Since the overall compensation will go up with the implementation of the new Bill, the cost of land will increase. This will put pressure on new acquirers, who will buy land from the government,” says Limaye. Says Sachin Sandhir, managing director, Royal Institution of Chartered Surveyors, India, an independent body on property valuation, “Though in principle the draft Bill is good and addresses the public benefit but on the flip side will lead to an escalation in property rates. How will government agencies reach a market value for the land will be the point of concern?”
However, since it is just a draft and still open to comments, it remains to be seen what shape it takes finally.CommentQuote0Flag
- I am interested to buy a villa in Noida- Greater Noida Expressway. The builder informed me that the 20 acre land he has is a free hold land and it does not require approval of Noida Authority. Can you please advise the risks involved in going for such a villa.CommentQuote0Flag
- Builder is cheating you there is no such thing as freehold in Noida, that could be a farm land..................think 1000 times before investingCommentQuote0Flag