RP1659 Public Disclosure Authorized Republic of Lebanon Council for Development and Reconstruction GREATER BEIRUT WATER SUPPLY AUGMENTATION PROJECT Environmental AND Social impact Assessment RESETTLEMENT ACTION PLAN Public Disclosure Authorized Public Disclosure Authorized May 2014 Public Disclosure Authorized Table of Contents Page ABBREVIATIONS AND ACRONYMS ..................................................................... ix EXECUTIVE SUMMARY ........................................................................................ x INTRODUCTION ................................................................................................. x PROJECT DESCRIPTION ...................................................................................... x SOCIAL BASELINE CONDITIONS ......................................................................... xi PROJECT IMPACTS ........................................................................................... xiii EXISTING LEGAL AND POLICY FRAMEWORK ........................................................ xvi COMPENSATION ENTITLEMENTS ....................................................................... xvii IMPLEMENTATION STRUCTURE ......................................................................... xxii IMPLEMENTATION PROGRAMME ....................................................................... xxiv RESETTLEMENT COST AND BUDGET ................................................................. xxiv 1 INTRODUCTION ........................................................................................... 1 1.1 Basis for Land Acquisition and Resettlement ................................................. 1 1.2 Report Objectives ..................................................................................... 3 1.3 Report Structure ....................................................................................... 3 1.4 Completion of Cadastral Records ................................................................. 4 2 PROJECT DESCRIPTION ............................................................................... 5 2.1 Introduction ............................................................................................. 5 2.2 Project Scope and Background .................................................................... 5 2.3 GBWSAP Description ................................................................................. 5 2.4 Site Characteristics ................................................................................... 8 2.4.1 Landscape and Topography .................................................................. 8 2.4.2 Archaeology, Historic and Cultural Heritage ............................................ 9 2.5 Administrative Divisions ........................................................................... 12 2.6 Land Utilisation ....................................................................................... 15 3 SOCIAL BASELINE CONDITIONS ................................................................ 19 3.1 Introduction and Methodology of Socio-economic Survey ............................. 19 3.2 Residential Project Affected Persons (PAPs) ................................................ 19 3.2.1 Household Size ................................................................................. 19 3.2.2 Age and Sex structure ....................................................................... 20 3.2.3 Nationalities ..................................................................................... 21 3.2.4 War Refugees ................................................................................... 22 Page i of xxv 3.2.5 Education and Health ........................................................................ 22 3.2.6 Economic Activity and Income ............................................................ 23 3.2.7 Key Social Indicators ......................................................................... 24 3.3 Non-Residential PAPs ............................................................................... 26 3.3.1 Landowners ..................................................................................... 26 3.3.2 Survey Approach and Methodology ..................................................... 27 3.3.3 Landownership Distribution ................................................................ 28 3.3.4 Landowners Places of Residence ......................................................... 28 3.3.5 Landownership and Livelihood ............................................................ 29 3.3.6 Lands Occupancy .............................................................................. 29 3.3.7 Landowners Opinions about the Project ............................................... 30 3.4 Vulnerable Groups................................................................................... 30 3.4.1 Women and Children ......................................................................... 30 3.4.2 Lebanese Houses Tenants with no Legal Rights ..................................... 31 3.4.3 Un-contractual Lebanese Labourers ..................................................... 31 3.4.4 Foreign Property Occupants ............................................................... 31 3.4.5 Foreign Farm Labourers ..................................................................... 31 3.4.6 Summary of Vulnerable Groups .......................................................... 32 4 PROJECT IMPACTS ..................................................................................... 34 4.1 Introduction ........................................................................................... 34 4.2 Quantifying Impacts ................................................................................ 34 4.2.1 Number and Areas of Affected Plots .................................................... 34 4.2.2 Loss of Productive Land ..................................................................... 36 4.2.3 Property Take / Built-up Structures Demolition ..................................... 37 4.2.4 Loss of Field Crops ............................................................................ 39 4.2.5 Number of Trees to be cut ................................................................. 40 4.2.6 Other Affected Lands Attachments ...................................................... 41 4.3 Impacts over Project-Affected-Persons ...................................................... 41 4.3.1 Residential Resettlement ................................................................... 42 4.3.2 Loss of livelihood .............................................................................. 43 4.3.3 Impact on Foreign Workers ................................................................ 44 4.3.4 Land value fluctuation ....................................................................... 46 4.4 Summary of Impacts ............................................................................... 46 5 EXISTING LEGAL AND POLICY FRAMEWORK .............................................. 48 Page ii of xxv 5.1 Introduction ........................................................................................... 48 5.2 The 1930 Real Estate Law and Amendments .............................................. 48 5.3 Pre and Post 1991 Tenancies .................................................................... 49 5.4 The 1991 Expropriation Law ..................................................................... 49 5.5 Laws related to usage of natural resources ................................................. 50 5.6 World Bank Safeguards Policies ................................................................ 50 5.6.1 General ........................................................................................... 50 5.6.2 Key Principles ................................................................................... 51 5.6.3 Eligibility for Benefits ......................................................................... 52 5.6.4 Replacement Costs............................................................................ 52 5.7 World Bank Procedures for Land Acquisition and Resettlement ...................... 53 5.8 Policy Provisions Specific to the Project ...................................................... 55 5.8.1 Establishing an eligibility cut-off date .................................................. 55 5.8.2 Compensation for land at replacement cost .......................................... 56 5.8.3 Compensation for structures and other assets at replacement cost.......... 56 5.8.4 Transitional assistance for displaced households ................................... 56 5.8.5 Transitional assistance for displaced businesses .................................... 56 5.8.6 Assistance to squatters or others lacking title or legal rights ................... 57 5.8.7 Assistance to shareholders or labours .................................................. 57 5.8.8 Assistance to affected members of vulnerable groups ............................ 57 5.8.9 Restoration of public or community facilities and services ...................... 57 5.9 Discrepancies between Lebanese Law and World Bank Policy ........................ 58 6 COMPENSATION ENTITLEMENTS ............................................................... 62 6.1 Policy and Principles of Compensation Entitlement ...................................... 62 6.2 Compensation Rates ...............................................................................