Punjab Basic Urban Services Project
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RESETTLEMENT FRAMEWORK, FULL RESETTLEMENT PLAN Supplementary Appendix to the Report and Recommendation of the President to the Board of Directors on the SOUTHERN PUNJAB BASIC URBAN SERVICES PROJECT in PAKISTAN Punjab/Local Government and Rural Development Department This report was prepared by the Borrower and is not an ADB document. December 2003 LAND ACQUISITION AND RESETTLEMENT PLAN 1. The Project aims to improve living conditions and quality of life of low income communities in 21 towns of 6 districts in Southern Punjab (see attached site map) where (i) safe drinking water is scarce or unsafe; (ii) sewerage system is inadequate or non-existent and wastewater treatment facilities are absent; and (iii) solid waste collection and disposal is insufficient. The population of majority of the towns ranged from 20,000 to 25,000. The Project will include the following sub-components: (i) sewage system improvement and sewage treatment; (ii) water supply; (iii) solid waste management; (iv) low-income area link roads; and (v) relocation of slaughterhouses. In each Project town, there will be one or two landfill sites for the orderly disposal of municipal solid waste and 1 to 3 wastewater treatment plants which are so far totally absent in all Project towns. The total land requirement for the planned infrastructure facilities, tenure of land, cost of private lands of different categories, number of houses and their average value and the total value of land and houses are shown in Table 1. Table 1 : Land Requirements and Acquisition Cost rren ment level for Wastewater Treatment Plant Landfill Site Slaughterhouses Total Land Required Government Land Private Land Land under Annual Crops Land under orchards Replacement value of agricultural or ba land Replacement value of land under orchards Total replacement cost of private land Number of houses Compensation at replace houses Total Land Acquisition and Resettlement Cost Rs million Rs Town Area in hectare (ha) Rs million per ha million Bahawalpur 262 36 - 298 - 298 298 - 0.5 - 147.20 5 5.00 152.20 Ahmadpur East - 6 - 6 - 6 6 - 0.7 - 4.80 - - 4.80 Hasilpur S - 5 - 5 5 - - - - - 0 - - 0.00 Khairpur Tam. S 14 2 - 15 15 - - - - - 0 - - 0.00 Yazman S 17 2 0.4 19 19 - - - - - 0 - - 0.00 Dera Ghazi Khan 98 15 - 113 - 113 113 - 0.1 - 13.90 4 4.00 17.90 Taunsa S 22 3 - 25 25 - - - - - 0 - - 0.00 Jahanian 13 2 - 14 2 13 8 5 1.0 1.7 16.0 1 1.00 17.00 Kabirwala 32 4 0.4 37 - 37 36 1 1.7 3.5 65.1 4 4.00 69.10 Khanewal N 52 8 0.4 60 8 52 52 - - - 0 - - 0.00 Mian Channu S 32 4 0.4 37 37 - - - - - 0 - - 0.00 Multan 380 36 4.0 421 - 421 401 20 0.7 1.5 327.00 10 10.00 337.00 Jalalpur Pirw. S 20 2 - 23 23 - - - - - 0 - - 0.00 Qadirpur Ran 8 1 0.4 10 - 10 10 - 0.6 - 6.00 4 4.00 10.00 Shujabad 24 3 0.4 28 4 23 23 - 0.7 - 17.40 3 3.00 20.40 Alipur 14 2 - 15 - 15 15 - 0.6 - 9.50 - - 9.50 Jatoi 20 3 0.4 23 - 23 23 - 0.6 - 14.50 4 4.00 18.50 Kot Addu N 57 7 - 64 - 64 64 - - - 0 - - 0.00 Jampur N 30 4 0.4 34 - 34 34 - - - 0 - - 0.00 Rajanpur 35 4 - 39 5 34 34 - 0.5 - 16.6 - - 16.60 Rojhan 7 1 0.4 8 - 8 8 - 0.2 - 1.40 - - 1.40 Total 1136 150 8 1294 144 1150 1124 26 - - 639.4 35 35 674.4 S = All or some land requirement for the infrastructure can be met with state land identified by the TMAs. N = These TMAs are still selecting appropriate sites, and no final decision has been made yet. A. Resettlement Framework 2. The Project area is fairly homogeneous in social and cultural terms. There is no vast difference in economic activities of the people in 21 Towns. In view of the similar socio- economic conditions, all 21 towns have been considered as one cluster and one resettlement plan has been prepared. 1. Scope of land acquisition and resettlement 3. Land will be acquired for construction of wastewater treatment plants, landfill sites, and the slaughterhouses. This includes 1,136 ha for wastewater treatment plants in 19 towns; 150 ha for landfill sites for solid waste management in 21 towns; 8 ha of land for slaughterhouses in 10 towns. The total land required is 1,294 ha (Table 2). Table 2: Total Land Requirement for the Project Project Components Number of TMAs Land Required (ha) Wastewater Treatment Plants 18 1,136 Landfill Sites 21 150 Slaughterhouses 10 8 Total Land Required 1,294 4. Site identification was done by all TMAs. Two TMAs (Multan and Kabirwala ) have indicated that they will conduct more surveys to identify alternative sites to minimise the loss of assets and resettlement needs. 5. Land will be purchased from landowners with their consent and willingness at the current open market prices. Based on the field surveys undertaken during the preparation of the Project, it was found that there will be no involuntary land acquisition and no involuntary resettlement. 6. As shown in Table 1, several TMAs do not own sufficient land to fulfil the Project requirements, therefore the TMA has to acquire the shortfall from the existing landowners. 7. The land acquisition will result in the loss of 1,124 ha of agricultural land and 26 ha of land with mango and orange orchards. 8. A total of 35 houses will be acquired and 257 persons will be displaced from homes in eight towns. Details of houses, number of APs and estimated value of houses are in Table 3. 9. Houses in rural areas are relatively large in size consisting four rooms. Two rooms are used of living and are usually made of baked bricks with roof consisting of wood beam and wood materials. Two rooms are used for animals; usually these rooms are made of mud and adobe with thatched roof material. The replacement value of various types of houses (masonary/semi masonary) ranges from Rs. 0.8 million to 1.2 million in the rural areas located in the vicinity of the Project towns. Therefore, an average replacement value of Rs. 1 million has been used. Table 3: Number of Houses, Affected Persons due to Land Acquisition and Replacement Value of Houses Towns Number of Number of affected Estimated value of houses persons* houses in million Rs. Bahawalpur 5 35 5.0 Dera Ghazi Khan 4 30 4.0 Kabirwala 4 30 4.0 Jahanian 1 7 1.0 Multan 10 73 10.0 Qadirpur Ran 4 25 4.0 Shujabad 3 23 3.0 Jatoi 4 34 4.0 Total 35 257 35.0 * based on average household size for the concerned town. 10. Loss of livelihood is likely to be temporary and transient for landowners and for tenants and agricultural labour1. Landowners are expected to buy land or invest in other assets. Tenants and agricultural labour could be employed in construction works of the project. 11. Primary responsibility for land acquisition and resettlement lies within TMAs. TMAs will require assistance and support from the Local Government and Rural Development Department (LGRD, the executing agency – the EA ), Government of Punjab (GoPb) to acquire land and prepare and implement resettlement plan. 12. Under the National Resettlement Policy, the agency implementing the project will appoint a Resettlement Project Officer (RPO) who will work closely with the TMA and the Social Units of the Provincial EPA. The EA has appointed the RPO in the Project coordination office (PCO). 2. Socioeconomic Information 13. Land and houses will be purchased in the open market with the consent and willingness of their owners at the current market prices paid at the time of transaction. This has been agreed by the EA and the TMA. 14. A total 35 houses are located in lands identified by eight TMAs. The number of APs for these houses is estimated to be 257. The total number of landowners and tenants in land acquisition cannot be known without: (i) proper demarcation of land by TMAs, (ii) measurement of land by the land revenue department, (iii) preparation of list of landowners of the land acquisition by the land revenue department. 15. Preparation of list of landowners for designated land area requires consultation of different types of land revenue records (cadastral maps, records of rights, surveys of cultivation, etc., etc.). Land records may not be up to date with respect to size of landholdings of current landowners and inheritance. Some of these landholdings are not divided and some have been divided mutually by the heirs but these divisions are not registered in the records of rights. In 1 There are no affected persons who work solely as laborers. Where the term "laborers" is used, this in fact applies to tenant farmers who are earning ancillary income through laboring. view of this, the final list of the affected land owners for land acquisition can only be prepared at the time of final design, and once all areas have been finalised and demarcated by the TMAs. 16. Landowners are willing to sell their land and houses at the current market prices. The landowners and homeowners will be paid for their assets at the current market prices. The likely impact of land acquisition is transition of assets for landowners and homeowners to a different location of their own choice.