Innovation in Volume-1, Issue-1 (January-June, 2020)

Economy & Policy Research

www.matjournals.com https://doi.org/10.5281/zenodo.3774857

Land Pooling / Readjustment (LP/R) –The Voice and Vision of People

Prof. D. Suryachandra Rao1*, Dr. K. Bhanu Prakash2, Mr. P. Siva Reddy3
1
Professor & Project Director, ICSSR IMPRESS Major Research Project, Business Management, Krishna
University, Machilipatnam, Andhra Pradesh, India
2
Professor & CFO, MN Infra Pvt. Ltd., Tadepalligudem, West Godavari (Dt), Andhra Pradesh, India
3
Assistant Professor, School of Management Studies, Lakireddy Bali Reddy College of Engineering
(Autonomous), Mylavaram, Andhra Pradesh, India

*Corresponding Author: profdsrao@gmail.com

ABSTRACT INTRODUCTION
Land, no one is made and inherited originally of Land Pooling / Readjustment (LP/R) - A
the whole species and emerged as one of the Conceptual Focus
most coveted capital assets. The term ‘Land
Pooling / Readjustment (LP/R)’ is at first The Global Experiences reveal that the
conceived by George Washington in 1791 to ‘Legislative Origins of Land Pooling’ were traced
build the New Capital City, Washington D.C. It in 1902 in Germany with the intent of improving
is also termed as Urban Land Readjustment the efficiency of farm land. The First Urban Land
(ULR) Land Readjustment (LR) / Land Pooling Readjustment was done in Japan after the Great
(LP) / Land Re-Groupment (LRG) / Land Re- Kanto Earth Quake of 1923 to rebuild the Tokyo
Ordering (LRO) / Land Consolidation (LC) / and Yokohama. In Nepal, the concept of LP was at
Land Resettlement connotes that a systematic first adapted in 1976 to build a road in Bokhara. In
(re) development of urban areas focusing public South Korea from 1934 until 1984, the techniques
amenities, disaster rehabilitation, eco-systems, of LRA were applied in 397 Projects with a Total
and overall sustainable development. Area of 43,580 ha to cope with the problems
The Amaravati Sustainable Capital City created by rapid urbanization. Besides the afore
Development Program (ASCCDP) is one of the cited, the techniques and tools of Land
classical examples and novel processes of Land Readjustment were applied in France, Finland, the
Readjustment or Pooling in India. Amongst Netherlands, Sweden, India, Indonesia, Israel,
Spatial Planning, Guided Land Development Palestine, Bhutan, Taiwan, and Thailand. The Land
(GLD), Land Sharing (LS), Community Land Readjustment is emerged as an innovative,
Trust (CLT), Transfer of Development Rights effective, all-purposive inclusive urban
(TDR) ,the ‘Dynamic Plot Allocation (DPA)’ is development tool to acquire urban land, facilitate
the most acclaimed and recognized technique urban periphery, promoting urban housing,
for the (re)development of urban fringe and providing urban amenities on a sustainable manner.
fabric. Keeping in view this, the paper casts light In India, at first, the Land Pooling Policy
on the real time classics of LP/R, the socio- was initiated in 1915 by the Bombay Precedency
economic impact and incidence of LPS besides for Bombay Town Planning and it became the basis
modus operandi and modus vivendi of DPA in for Gujarat Town Planning and Urban
Amaravati Sustainable Capital City Development Plan, 1976. During the 20th Century,
Development Project (ASCCDP). Despite the the Land Pooling Policies were extensively used in
mixed success, the LP/R emerged as an effective Maharashtra (MMRDA) and Delhi Development
People Public Private Participatory (PPPP) Authority (DDA) to address the urban
Approach in (re) developing rural areas, infrastructure and expediting the development of
providing the best solutions for solving the Urban Areas.
problems of urban housing, infrastructure, The then Govt. of Andhra initiated the
without external funds and offering scientific innovative and inclusive Land Pooling Scheme
solutions for future inclusive sustainability. The (LPS) under APCRDA Act, 2014, and AP Capital
essence of LP is creating an indelible positive, City LPS Rules, 2015,with the intent of making
wellbeing and wellness impression in the minds ‘The People’s Capital Amaravati’. The LPS came
of the urban common man on the street, the into existence from 01st January, 2015, and in the
professionals and intellectuals, and the residents span of 60 days the Govt., of Andhra Pradesh
and visitors. persuaded 25,000 farmers and pooling up 38,581
Keywords-- DPA, Land polling, People, acres of land and also dissuaded the ailments of
Readjustment, Vision ‘Land Acquisition’ which has never been
accomplished anywhere in the world.

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 Innovation in Volume-1, Issue-1 (January-June, 2020)
Economy & Policy Research

www.matjournals.com https://doi.org/10.5281/zenodo.3774857

Land Pooling / Readjustment (LP/R) - The Real Land Readjustment evolved as a ‘Land
Time Classics Planning, Management and Financing Tool’ in
Columbia in order to capture, share and mobilizing
The Japanese adopted ‘Land Readjustment land value, create resources for the establishment of
(LR)’, a planning technique, developed for urban better cities with cost optimisation to finance urban
transformation that caters the needs of Japanese development [6]. The equitable sharing of land
and focuses on sustainability and community value, voluntary participation of stakeholders and
planning [1]. (Hein Carola, 2010) . After Great cost-benefit analysis of LPP, time frame, and socio-
Kanto Earthquake (1923), the Capital City of economic perspectives are mooting points for the
Japan, Tokyo, adapted, combined and implemented successful implementation LP Projects in
the distinctive patterns of LR, and made Tokyo as Columbia.
a livable, lovable urban histories and structures The Land Readjustment as an effective
with inspiring features of sustainability and comprehensive urban development tool has the
community planning. The collapse of the ‘Bubble capability of land assembly, a self-financing, cross-
Economy (1990s)’, the LR has been playing very subsidy mechanism reasonably planned and
important role in developing urban fringe and implemented for the upgradation of slums and /or
fabric in Japan. The Nagakute Nanbu LR, Shin- small urban plots in Jakarta [7]. The LR involves
Nagata Ekikita in Kobe City and Akihabara Station in-situ development and voluntary contribution of
Area Development, Ginza (A Traditional private assets by the affected households for the
Townsmen Area), Marunouchi, Kanda Misaki-chô provision of infrastructure.
are some of the classical real time scenarios of The real time experiences, the reasons for
LP/R adopted by the Govt., for Thy People aimed success of LPS in Gujarat, and issues while
at creating more functional layout of the land to implementing LP as a self-financing mechanism for
meet social housing and accommodating future urban development are explored in detail IDFC
needs [2]. Paper [2018) [8]. The agri and aqua concerns are
The Land Pooling Projects in Nepal emphasized for LPS-Machilipatnam Port and
presents a vivid picture of cases that are successful Industrial Corridor Project [9]. The orbit of MUDA
in implementation of LR in Khatmandu Valley and (Machilipatnam Urban Area Development
Nepal. TheLP/R was at first initiated in Nepal, Authority) spreading over 30000 acres in 29
Khatmandu Valleyin 1988 and after successful villages. After smelling sweet success in the
pooling of Gongabu, Lubhoo,,Kamal Binayak. Amaravati Capital Region, the LPS have been used
Liwali, Sintitar, Sainbu,Dallu, Nayabazar, to lure the farmers for the Port and MIC Project.
Chabahil, Sinamangal, and ChikuPhantKirtipur The Amaravati Voluntary LPS emerged as
(I)till-to-date11 LPPs have been completed in an acceptable alternative, viable and inclusive
Khatmanduand 228.63 acres of land was pooled alternative to Land Acquisition and Resettlement
during 1988-2008 [3]. and Reconstruction (LA&RR) Act, 2013. The LPS
The LP technique has been widely is a flexible and tailored contract for land owners
accepted and approved all over the Nepal. Some of ensuring the objectives of land owners as well as
the prominent LPPs in pipe line at outside the public authority. This is based on People,
Khatmandu Valley are: Public, Private, Participation (4P) Libertarian
(i) Ambapur, (ii) Krishna Pur (iii) Lahan (iv) Approach considering the ‘Voice of 30,572
Sadarline (v) Water park (vi) Bairbana and (vii) Farmers’, which is an ideal of democratic policy
Kamalamai etc., [10].
Angola adapted LR in BairroFátima and
Bairro Camussamba, Municipal Areas of Huambo, THE OBJECTIVES & METHODOLOGY
aimed at facilitating the (re) development of Real
Estate and (re) draw the boundaries of rural land in Land is one of the most coveted assets and
order to develop urban fringe and periphery LP/R Method adopted by the Govt. Of Andhra
keeping in view the explosion of urban population Pradesh is recognized by the world over and
and expansion of urban periphery [4]. created a history in making ‘The Peoples’ Capital -
The ‘Comprehensive Model of LR’ was Amaravati’ within 60 days. The proposed
adopted in Egypt to regulate the urban growth in ‘Dynamic Plot Allocation (DPA) Model’
peri-urban areas in order to provide a sustainable encouraged by the agrarian land owners to solicit
urban environment byapplying LR as a land policy land and secure a stake in the future capital. The
instrument [5]. The Egyptian Approach in dealing objectives of the study are:
with informal areas are viz., i) Preventative  to focus modusoperandi and modus Vivendi of
(stopping / limiting the growth of informal LPS at local level;
settlements); and ii) Interventionist (Govt.,
intervention to improve / remove informal areas).

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 Innovation in Volume-1, Issue-1 (January-June, 2020)
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 to evaluate the socio-economic impact and Readjustment (LR) for regularization of informal
incidence of LP/R prior and post on settlements in Nepal lack de jure but feels secure
agricultural community; and because of de facto [11]. However, there are a few
 to examine the LP Models and suggesting the studies focusing on ‘Dynamic Plot Allocation
most suitable strategy for Lessors, Lessees, (DPA), and Socio-Economic Impact and Incidence
and Agricultural Landless Labourers. of LPS’Hence, the study focuses on Land Pooling
(LP) / Readjustment and Dynamic Plot Allocation
THE NEED FOR THE STUDY (DPA) in comprehension and Impact Assessment in
composition.
The ‘Spatial Planning Tool’ for upgrading The manuscripts, articles, working papers,
of Jakarta’s informal settlements ‘Kampungs’, i.e., unpublished theses, study group reports and
Urban Villages, and various Land Development opinion survey form the basis for drawing
Tools (LDT) viz., Guided Land Development analytical insights and providing operational
(GLD), Land Sharing (LS), Community Land Trust solutions.
(CLT), Transfer of Development Rights and Land

Table 1: Gannavaram Airport Land Pooling Scheme (LPS) –The Opinion Survey.
S. No. Name of the Village No. of Farmers Land Pooled (in acres)
1. Ajjampudi 345 110.00
2. Allapuram 348 106.13
3. Buddhavaram 1054 353.01
4. China Avutapalli 26 143.50
5. Kesarapalli 82 125.05
Total 1855 837.69
Source: Office of the Dy. Collector, CRDA, Gannavaram.

Land Pooling / Readjustment (LP/R) - The projects. The small holders are losing out and they
Promises and Perils are on the edge and verge.

LP / R evolved and emerged as a very Land Pooling / Readjustment (LP/R) - The

elegant and economic instrument to realize UDP Futuristic Vision
through (PPPP) in which property rights are
combined for mutual benefits. The making of a Despite mixed success, the LP/R gaining
land as a primary mode of exchange instead of ground for both people and government. It’s a win-
money would also reduce the exchequer’s burden. win situation for land lords, tenants, and the
The fiscal health and grievances restrict local government. The infrastructure, open spaces, costs
governments to provide high quality Infrastructure and benefits, public amenities, social housing play
as a Service (IaaS), LP/R offers a solution keeping an important role in successful completion of LP
in view real time scenarios from Gujarat’s Gir, Projects. The level of use and success of LP / R
DDA, MMRDA experiences. The LP/R proved as depends on continuous assessment, critical
an alternative LDT to alleviate peri-urban land evaluation & consistent MEL&D focusing on
development limitations in Ethiopia. To sum up, dynamics, dimensions and directions of Land
LR is a successful tool and technique at times of Management & Land Administration. The
natural disasters, wars, and expansion of peri-urban environmental scanning, conversion of agriculture
areas. land into urban, cultural heritage, policy
Some of the serious concerns in intervention, sharing of benefits, the provision of
implementing LP/R are: (i) Human displacement, land to landless and the poor are also considered
dislocation and disintegration are critical concerns before implementation of LPS.
not just loss of place & material assets, but also, The application of one standard i.e., ‘One
loss of social ties, identity and meaning. (ii) Prima Size Fits All’ differs from medium and small size
facie, women suffer from loss of land, employment, land parcels, under difference economic and social
impoverishment, decline in income and destitution. conditions. Hence, it is suggested that categorize
(iii) The use of corrupt practices in the sanction of cities and develop suitable planning standards that
financial compensation and the indifferent attitude are appropriate to context- country specific. The
of local administrative personnel were also potentiality, possibility, participation and
observed during LPP. Finally, the ecological preference of urban land, identification of existing
imbalance, and environmental degradation are also condition of parcels and land ownership status,
considered especially in construction of dams and redesigning of the area, fair distribution of costs
and benefits, the Govt., intervention, preservation

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 Innovation in Volume-1, Issue-1 (January-June, 2020)
Economy & Policy Research

www.matjournals.com https://doi.org/10.5281/zenodo.3774857

of land titles, participation of land owners and lease 5. Rania Hieder Ahmad (2019), “Land
holders and impartial procedures, social housing Readjustment as an Approach to Achieve
production and infrastructural facilities play a Sustainability in
pivotal role in LP. Regulating Urban Growth in Peri-Urban
Areas”, Cairo University thesis, Available at:
CONCLUSION http://erepository.cu.edu.eg/index.php/cuthese
s/article/view/8408
In dictum, LP/R emerged as an effective 6. Ricardo Andrés DazaHoyos (2015), “Testing
People Public Private Participatory (PPPP) Land Readjustment in Colombia: The
Approach in (re) developing rural areas, providing Equitable Share between Stakeholder,
the best solutions for solving the problems of urban Rotterdam”, The Netherlands, Available at:
housing, infrastructure, without external funds and http://hdl.handle.net/2105/33813
offering scientific solutions for future inclusive 7. Andri Suprianta (2011), “The Feasibility
sustainability. The essence of LP is creating an Study of Land Readjustment for Kampung
indelible positive, wellbeing and wellness Upgrading in Jakarta”, The Netherlands,
impression in the minds of the urban common man Available at:
on the street, the professionals and intellectuals, https://webapps.itc.utwente.nl/librarywww/pa
and the residents and visitors. pers_2011/msc/la/supriatna.pdf
8. The IDFC Paper (March 2010), “Land
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