lecture on capacity creation for land acquisition and resettlement
DESCRIPTION
LECTURE ON CAPACITY CREATION FOR LAND ACQUISITION AND RESETTLEMENT ISSUES RELEVENT TO LINEAR PROJECTS AYSE KUDAT SOCIAL ASSESSMENT 2003. BTC TURKEY. BOTAŞ acquired land using the Law of Expropriation of 2000 and acquired large number of plots. PAST EXPERIENCE FAILED. - PowerPoint PPT PresentationTRANSCRIPT
LECTURE ON CAPACITY CREATION FOR LAND
ACQUISITION AND RESETTLEMENT
ISSUES RELEVENT TO LINEAR PROJECTS
AYSE KUDATSOCIAL ASSESSMENT
2003
BTC TURKEY
0100200300400500600700800900
1000
Faz I(Bilecik-
Bozhuyuk)
Faz II(Sakarya-Bilecik)
KayseriBağlantı
Niğde-Aksaray
Kırşehir-Yozgat
number of plots
BOTAŞ acquired land using the Law of Expropriation of 2000 and acquired large number of plots
MOST PLOTS WERE ACQUIRED THROUGH THE COURT PROCESS
0102030405060708090
100
Faz I(Bilecik-
Bozhuyuk)
Faz II(Sakarya-
Bilecik)
KayseriBağlantı
Niğde-Aksaray
Kırşehir-Yozgat
0102030405060708090
100
Faz I(Bilecik-
Bozhuyuk)
Faz II(Sakarya-
Bilecik)
KayseriBağlantı
Niğde-Aksaray
Kırşehir-Yozgat
PAST EXPERIENCE FAILED
Percentage of plots in dispute
0102030405060708090
100
Faz I(Bilecik-
Bozhuyuk)
Faz II(Sakarya-
Bilecik)
KayseriBağlanti
Niğde-Aksaray
Kırşehir-Yozgat
Do we want to be in this situation?
Months/years it took for the disputes to settleAreas/cities it was expedited to reach settlement
Disputes are settled on average 4-5 months depending on the regions.
Disputes are not settled in any region/city in time that the law requires!!!Expropriation IS A LENGHTY PROCESS
Things get worse and project fails to start on time when original property owners cannot
be found
Our studies haveindicated that
the owners that liveoutside the village
are usually hard to find
Price disputes after expropriation
There only are 7 cases who have gone to court of appeals out of 1028 property owners
Do we know why?
Common problem of infrastructure projects
Expropriation and Resettlement
UNEQUAL TREATMENT CAUSE FRUSTRATION
Resettlement plan ensures equal distribution of income and mitigation benefits.
Although infrastructure projects like water, energy, etc. yield to enormous benefits for the majority they also cause some communities to lose their lands, houses, livelihoods and rights.
During the last ten years the pressure on the international financial institutions on infrastructure projects have increased.
Therefore these institutions are increasingly look for better RAPs which ensure fair and equal treatment of people who lost their lands, homes or jobs.
In the case of indemnity (in the cash form), people enjoy spending it carelessly for the short term, and suffer in the medium term
when there are no alternatives and no money left.
That’s why sustainability concept plays a more important rule.Many Action Plans started to combine compensation payments with
sustainable projects for the effected communities.
$
Reimbursementof lost Income
is the most Important
factor in a Resettlement
ActionPlan
RELATED WORLD BANK RULEOD. 4.30 AND THE NEW OP 4.12: RESETTLEMENT ACTION PLAN
Resettlement rule applies to the projectswhere people involuntarily lose their
lands, homes or other real estate.
Resettlement Action Plan
is not only an compensation
plan
BTC-TURKEYRAP MOSTLY
COMPOSED OFCASH
COMPENSATION!!THERE IS A
REASONBEHIND!!!
RAP is a must for the financial institutions. If the actions proposed in the RAP are not realized by the project company, financial institutions stop lending or cancel the lending contract.
Rap is not a joke!!!!!!!
RAP is NOT only an annex to a project document!!!
It’s a formal document which regulates the actions to be taken to in balancing the income and lives of the adversely impacted communities.
RESETTLEMENT TERM MAY BE MISLEADING. MITIGATING THE ECONOMIC AND PHYSICAL IMPACTS ARE MORE IMPORTANT THAN JUST
RESETTLEMENT
Physical impacts arise when the project location has to demolish homes or workplaces, ruin the lands
Economic impacts arise due to expropriation requirements of a project which in turn decreases the incomes or assets of the
households.
RESETTLEMENTISSUES
Landlessness Joblessness Homelessness Marginalization Food security and loss of agricultural income Illness/Mortality Loss of Common Property Resources Social Disruption
Risks Associated with Resettlement
Adigeni
Akhaltsikhe
Borjom
i
Gardabani*
Tetritskaro
Tsalka
Land size within 44 meters corridor
Land that is directly impacted from the project
Total Land size
0
100
200
300
400
500
600
Plo
t siz
e (h
a)
Cities
Private Plots (ha)
Source: GIS Survey, BTC Georgia, 2002.
Many households in the Georgia portion of BTC lose all or majority of their lands…
Land size within 32 meters corridor
8 m corridor28 m corridor
Size of affected plotTotal household land ownership0
20000
40000
60000
80000
100000
120000
140000
160000
180000
aver
age
size
of l
and
(sq.
m.)
Province
Household Land Ownership and Affected Land
Source: GIS Survey, BTC Georgia, 2002.
…although households in Turkey lost very few of their lands.
0.00 25.00 50.00 75.00 100.00
# of Affected Plot by 44 meter Corridor
0
25
50
75
# of
Affe
cted
Plo
ts
In Gardabani city, Georgia 51% of the households lost at least half of their total land holdings.
Source: GIS Survey, BTC Georgia, 2002.
Source: GIS Survey, BTC Georgia, 2002.
25.00 50.00 75.00 100.00var00001
0
100
200
300
Coun
tBTC PROJECT IMPACTS OF 44m. CORRIDOR RELATIVE TO
THE TOTAL SIZE OF AFFECTED PLOTS
# of
Aff
ecte
d Pl
ots
% of Plot Affected By 44 meter Corridor
In Georgia overall 27% of the households lost at least half of their total land holdings.
Interestingly, in BTC / Turkey very few households lost more than half of their land holdings.
Source: RAP, Survey Data, 2002.
Source: RAP Survey, 2002
Source: RAP Survey, 2002
1.00.90
.80.70
.60.50
.40.30
.20.10
0.00
140
120
100
80
60
40
20
0
Std. Dev = .15Mean = .17N = 666.00
# of
Affe
cted
Plo
ts
% of Plot Affected by 28 meter Corridor
TYPOLOGY OF LANDS NEEDED FOR BTC PROJECT AND SELECT PROCESSES INVOLVED IN LAND
ACQUISITION
THE CASE OF TURKEY
Land, Resource and Assets OwnershipCase of Turkey
Private Owners Public Owners
Registered Not RegisteredLocal Authority
State Authority
Private User
Tenant FarmersUsers of common property Resources
Squatters on Public & Private Lands
Land, Resource and Assets OwnershipCase of Turkey
Grazing Lands
Othercommon areas
Treasury Lands
Forest Lands
Pastures
Private Owners Public Owners
Title deed registered
Title deed and land registration system not available
Local AuthorityState Authority
Private User
Tenant Farmers
Users of common property Resources
Squatters on Public & Private Lands
Private Land, Resource and Assets Ownership
Private Owners
Title deed registered
Title deed and land registration system not available
Clean deed with joint owners
Clean deed with one owner
Some owners in the community
All owners in the community
Deed in the name of a deceased person
Joint rights are not demarcated
Joint rights are demarcated
All heirs in the community
Some heirs in the community
Land used for 20 continuous years
Users outside the community have claims
All users of land are in the community
Land used for less than 20 years (displaced populations)
Owners of land in displaced communities
Private Land, Resource and Assets Ownership
Private User
Tenant Farmers Users of common property Resources
Squatters on Public & Private Lands
With formal arrangement
Informal tenant arrangement
Tenant with infrastructure investment on land
Squatters on Public lands
Squatters on private lands
Public Land, Resource and Assets OwnershipCase of Turkey
Grazing LandsOther common areas Treasury LandsForest Lands Pastures
Public Owners
Local Authority State Authority
Public Land, Resource and Assets OwnershipCase of Turkey
Grazing Lands
Other common areas
Treasury Lands
ForestLands
Pastures
Public Owners
Local Authority State Authority
Water resources
Irrigation network
Public Land, Resource and Assets OwnershipCase of Turkey
Grazing Lands
Other common areas Treasury
LandsForestLands
Pastures
Public Owners
Local Authority State Authority
Water resources
Irrigation network
Riverbanks
Village common lands
Village specific network
Inter village networks
Lakes and other fresh water resources
2B
Under use by private persons
Demarcated for the useof individual households
Forest lands collectively used
Vacant treasury lands
Lands used by squatters
Landlessness Joblessness Homelessness Marginalization Food security and loss of agricultural income Illness/Mortality Loss of Common Property Resources Social Disruption
Risks Associated with Resettlement
Many resettlement projects leave people unemployed
For example around the Ilısu Dam 40% of the households were wage earners and they would have
lost their jobs if the dam was built
If BP didn’t implement a development project to create employment for its Indonesia infrastructure project, affected people would have no other opportunities.
Landlessness Joblessness Homelessness Marginalization Food security and loss of agricultural income Illness/Mortality Loss of Common Property Resources Social Disruption
Risks Associated with Resettlement
Villages not evacuated Evacuated Villages Total
Directly Impacted
Indirectly Impacted
Directly Impacted
Indirectly Impacted
1. 1990 forecast (a)
13,531 34,952 5,811 8,600 62,894
2. 1990 forecast (b)
13,531 34,952 12,468 13,152 74,103
Ilisu dam would have left people homeless. Someof the villages have already been evacuated.
In Indonesia, on the other hand, people wereprovided with new homes.
Landlessness Joblessness Homelessness Marginalization Food security and loss of agricultural income Illness/Mortality Loss of Common Property Resources Social Disruption
Risks Associated with Resettlement
Due to the issue of misuse of the cash compensations most multinational institutions propose sustainable
development projects as part of the resettlement action plans.
For example, in Georgia, informal groups of young family members may try to force elderly to take their
cash compensation. Same incidents occurred in Azerbaijan.
In Turkey, number of elderly affected is very small. Informalgroups is not a potential issue.
Banking system is more developed. The cash
compensation may be kept in the bank and earn interest.
But overall BTC – Turkeyfocused only on cash compensation not in
sustainable developmentprojects.
Landlessness Joblessness Homelessness Marginalization Food security and loss of agricultural income Illness/Mortality Loss of Common Property Resources Social Disruption
Risks Associated with Resettlement
Rural INCOMES in Georgiaare very low! Therefore the
project will have a huge adverseimpact on the livelihoods
of the households that are directly
affected.
In Georgia:• Average land size holding is very low (0.2 - 0.3 ha)• Average compensation is: $2,000• Average annual household income is lower than $1500 • Banking system is not developed. It is not realistic to expect that impacted households will survive on US$2,000 for 3-4 years
In Indonesia, most of the population work in agriculture and fisheries. Due to resettlement, affected population will lose their
agricultural income. They will partially lose fisheries income due to the protected area. If BP hasn’t provided employment, these
communities would have suffered.
BTC Project puts a ban on fishing around the Ceyhan Terminal …
We do not know the impacts yet.
BTC project puts limitations on the use of the land close to the pipeline in three countries. This decrease the land
value and income from land. BTC RAP does notcover the issue clearly.
Landlessness Joblessness Homelessness Marginalization Food security and loss of agricultural income Illness/Mortality Loss of Common Property Resources Social Disruption
Risks Associated with Resettlement
Health related mitigation efforts have started 12 months before the project initiated in Indonesia, a geography
with swamps and tropic climate.
HEALTH ISSUES
One of the proposed resettlement locations was a swamp. Therefore RAP had to analyze the health
situation in detail.
Landlessness Joblessness Homelessness Marginalization Food security and loss of agricultural income Illness/Mortality Loss of Common Property Resources Social Disruption
Risks Associated with Resettlement
Ilisi dam project did not propose to compensate for lost the common property such as water
Caves used as storage, stable, or even homes by the poor would go underwater and would not be accounted for by the government.
COMMON PROPERTY RESOURCES
Landlessness Joblessness Homelessness Marginalization Food security and loss of agricultural income Illness/Mortality Loss of Common Property Resources Social Disruption
Risks Associated with Resettlement
Involuntary resettlement divides the communities during migration and social relations within families
breakdown.
SOCIAL DISRUPTION
YOUTH DEPRESSION
AND SUICIDES
Migrated communities with lost economic power, status feel alienation and face problems in integrating to the new social environment.Even if they don’t move to new communities, lossof assets change their social being.
For Example, if the Ilisu dam was built, it would cause a migration from the region to various parts of Turkey. Civil society organizations have particularly
opposed to this aspect of the project.
HOW TOMITIGATE
RISKS?
There are basic approaches to mitigate the resettlement risks:
Compensation of Land – Provide similar cultivatable land to people who lose all their land
This strategy is a must for certain communities in Georgia
Providing employment to people who lost jobs
This was a main concern for the ILISU Dam
There are basic approaches to mitigate the resettlement risks:
Many RAPs give importance to training activities in developing new livelihoods for the affected groups. In
Georgia and Azerbaijan portion of BTC providing agricultural technical assistance is a crucial activity.
Education and training in rural areas can be difficult.
There are basic approaches to mitigate the resettlement risks:
BTC has paid special attention since the project requireddemolishing some housing.
Providing housing to the homeless
Tangguh RAP
Many RAPs includes actions to increase agricultural yields with training and equipment
Food security and agricultural income issues
BTC can also prepare a similar project to help increase the agricultural and livestock yields.
Compensation for loss of the public resources
In many projects the loss of forests or pastures are compensated by providing livelihood development projects. For
instance both in Chad-Cameroon pipeline and Tangguh proposed these alternatives.
BTC Turkey,• Provided funds for forest development• In addition part of the compensation was given to Ministry of
Forestry, which in turn had to spend 1/3 of the funds in forestry development
Despite these efforts, BTC – Turkey portion lacks efforts to provide
sustainable livelihood projects for the affected people.
Forestry development projects with other donors may be one of many
effective alternatives
Therefore in BTC, we have included a development fund to the RAP
Principles
RAP is designed to address in order to provide answers to the
previously raised issues
RAP Main Features
Affected population and how they are effected
Compensation plan
Prompt and effective compensation at full replacement cost for losses of assets attributable directly to the project
Budget
Implementation timetable
Institutional responsibility
Participatory planning elements
Resolution of complaints
Monitoring / Evaluation
Legal framework
First Principle----Adequate Legal Framework
Expropriation law resolves the main problems of the BTC project
There are some constraints to the execution of the law benefiting the affected community.
Legal Framework
Land, Resource and Assets OwnershipCase of Turkey
Private Owners Public Owners
Registered Not RegisteredLocal Authority State Authority
Private User
Tenant Farmers Users of common property Resources
Squatters on Public & Private Lands
Gaps between the local laws and the World Bank policies in Compensation
Potential Actual
Typology of Affected Lands and the Discrepancybetween local and international entitlement policies
Users of Grazing Lands
userscommon areas
Users of Treasury Lands
Users of Forest Lands
User ofPastures
Private Owners Public Owners
Title deed registered
Title deed and land registration system not available
Local Authority State Authority
Private User
Tenant Farmers
Users of common property Resources
Squatters on Public & Private Lands
Gaps between the local laws and international policies of entitlements
Private Land, Resource and Assets Ownership
Private User
Tenant Farmers Users of common property Resources
Squatters on Public & Private Lands
With formal arrangement
Informal tenant arrangement
Tenant with infrastructure investment on land
Squatters on Public lands
Squatters on private lands
Gaps between the local laws and the World Bank policies in Compensation
Potential Actual
RAP Main Features
Affected population and how they are effected
Compensation plan
Prompt and effective compensation at full replacement cost for losses of assets attributable directly to the project
Budget
Implementation timetable
Corporate responsibility
Participatory planning elements
Resolution of complaints
Monitoring / Evaluation
Legal framework
Second principle---Affected population and
how they are effected
Affected population is spread over a large area
• Pipeline length : 1070 km• Affected number of cities : 10• Affected number of villages : 298• Affected parcels : 10066 * • Expropriated land area : 2996 ha• Forestry land : 270 ha
BTC / Turkey snapshot
Accurate census information is crucial
Identification of property owners Initiation of required
administrative procedures Preparation of socio-economic
research Establishment of monitoring and
evaluation system
Source: BTC Turkey RAP, Chapter 1
İller Toplam
Köy Sayısı
Toplam KöyNüfusu2000
ToplamKöy Nüfusu
İllerdeki KentAlanı
ToplamKentNüfusu 2000
Toplam KentNüfusu1997
Etkilenen Yerleşim Yerleri
DolaysızEtkilenen Nüfus 2000
DolaysızetkilenenNüfus1997
Ardahan 243 94,031 98,534 6 39,725 34,779 28 30,554 29,386 Kars 385 182,871 182,495 8 142,145 138,546 24 13,226 12,444 Erzurum 1,052 376,838 374,390 19 560,551 515,704 66 56,009 61,315 Erzincan 560 144,635 123,287 9 172,206 156,548 37 35,628 29,738 Gümüşhane 336 109,383 93,125 6 77,570 64,672 5 1,068 1,070
Sivas 1,267 333,287 317,177 17 421,804 390,468 46 22,634 22,190 Kayseri 486 328,078 299,021 17 732,354 679,906 29 12,472 13,683 K.Maraş 529 466,377 469,265 10 536,007 555,976 32 63,107 61,736
O smaniye 170 146,788 144,212 7 311,994 297,335 13 10,089 9,884 Adana 547 451,625 418,515 14 1,397,853 1,270,640 13 16,036 13,992
TOTAL 5,575 2,633,913 2,520,021 113 4,392,209 4,104,574 293 260,823 255,438
Source: BTC, and State Institute of Statistics 2002
BTC / Turkey affected population
BTC / Turkey: Identification of impacts
Resettlement has to identify all population that have the possibility of loosing their property, income and wealth due to the project.
Identification steps can include:
Thematic maps showing the land quality, flora/fauna and infrastructure.
Census
Inventory of affected immovables
Socio-economic survey
Main features of the compensation
Consultative and participatory planning
0
100
200
300
400
Are
a (H
a)
AD
AN
A
AR
DA
HA
N
ER
ZIN
CA
N
ER
ZU
RU
M
GU
MU
SHA
NE
K.M
AR
AS
KA
RS
KA
YSE
RI
OSM
AN
IYE
SIVA
S
8m. 28m.
Affected private parcels - 8m ve 28m corridor
% Of Affected Districts In Ardahan District
33%
67%
DAMAL
HANAK
MERKEZ
POSOF
Not AffectedDistricts
% Of Affected Districts In K.Maras District
20%
80%
ANDIRIN
GÖKSUN
Not AffectedDistricts
% Of Affected Districts In Erzurum District
58%
42%
ASKALE
AŞKALE
HORASAN
ILICA
KÖPRÜKÖY
MERKEZ
PASİNLER
ŞENKAYA
Not AffectedDistricts
Pipeline goes through limited number of towns in the affected cities and that limits the effects of the project at the city level
Private Lands
Kahramanmaraş ProvinceAndırın DistrictGeben Village
IPT1 Area
IPT1 Camp Site
Examples of permanent and transitionary impacts
Most of the affected parcels are parcels created by cadastre
Newly created parcels (rivers, roads, cadastral roads, etc)
Land
Housing and other buildings
Trees , private forests, etc.
Institutions
Natural resources
Immovables owned by public; school, cemetery, etc.
Cultural assets
Infrastructure
Inventory of immovables
Lessons learned from the socio-economic survey about
the affected population of BTC / Turkey Project
What are the effects of socio-economic surveys?
Calculates the ratios of effects
To calculate the loss and the compensation on community level
To inform the community and collect information from them
To document the needs of the community systematically.
Analyze/profile the affected community and determine the risk factors.
Analyze the income and living standards of the community.
Ratio of yearly income loss over total income due to the project
Ratio of agricultural income over yearly income loss
Adana 0.23 1.03
Osmaniye 0.41 1.36
Kars 0.18 0.61
Ardahan 0.52 1.18
Kahramanmaraş 0.27 1.33
Kayseri 0.20 0.72
Erzurum 1.14 2.37
Erzincan 0.33 0.81
Gümüşhane 0.20 0.57
Sivas 0.27 0.58
Total 0.47 1.17
BTC / Turkey has determined the problems and resolutions by the
conducted survey
Georgia ?
Generic results of the survey
The impact of the project on income and wealth is modest
Results of the socio-economic survey
The amount of land that will be used permanent and transitionary in the project is small when compared to the total property
ownership of the community The amount of the agricultural income loss is also small when
compared to total income
8 m corridor28 m corridor
Size of affected plotTotal household land ownership0
20000
40000
60000
80000
100000
120000
140000
160000
180000
aver
age
size
of l
and
(sq.
m.)
Province
Household Land Ownership and Affected Land
Only a small portion of the total land ownership will be expropriated by the project
Current use of the affected plot by landowners
0%10%20%30%40%50%60%70%80%90%
100%
Province
Perc
ent o
f hou
seho
lds
Self cultivate
Rent orsharecrop
Not undercultivation
Most of the plot owners self cultivate
Therefore plots cultivated by tenants do not exceed 1/5 of the total plots
Income Levels and Household Asset Ownership
020406080
100120140160180200
Color T
V
Satellit
e dish
Car, m
inibu
s, tru
ck
Tractor
Honey
comb
Assets
mon
thly
inco
me,
US
D
Household hasthe asset
Householddoes not havethe asset
BTC / Turkey
Georgia ?
In Georgia, some of the government land is rented for 50 years.
And this may require a longer term compensation plan to be provided to
these people.
0
1020
3040
5060
70
8090
100
Nobody leases land Harvest is sharedequally between
owner andsharecropper
Sharecroppers payfixed fee per decare
perc
ent o
f hou
seho
lds
Different forms of tenant arrangements exist
0
10
20
30
40
50
60
70
80
90
100
Other leasearrangements
50/50 harvestsharing
Sharecroppers payfixed fee per acre
perc
ent o
f sha
recr
oppe
r hou
seho
lds
…but in most cases land is rented for cash
0
200
400
600
800
1000
1200
1400
usd/
mon
th
Adana
Osman
iye Kars
Ardaha
n
Kahram
anmara
s
Kayse
ri
Erzurum
Erzinc
anSiva
sTotal
Tota
l lan
d-ba
sed
inco
me
Tota
l hou
seho
ld in
com
e*
* Based on expenditures
Total Income and Land-based Income
Land-based income is a large part of total income
Consumption of Self-produce as Part of Total Income
0
5
10
15
20
25
30
Provinces
perc
ent o
f tot
al e
xpen
ses
Subsistence income is also very high but not compared to other countries
Monthly Household Consumption of Self-produce (USD)
0
40
80
120
160
200
Provinces
US
D/m
onth
Both in absolute dollar terms
…and in relativeterms
Most of the affected land has private ownership excluding the small plots
68 percent of the property owners have titles. In addition, 24 percent of the owners have customary title (zilyet) to the land. The rest are either in the process of receiving the title or do not intend to ever complete the paperwork
Formal title
No formal title
Customary ownership
Do not have title for other reasons*
Most of the property owners have titles
…but still a lot remaining without the titles
*Other reasons include forgetting, lack of cadastre work, and ongoing paperwork
Adana
Ardahan
Erzincan
Erzurum
Güm
üshane
K.Maras
Kars
Kayseri
Osm
aniye
Sivas0
2
4
6
8
10
12
Perc
enta
ge o
f Peo
ple
Percentage of Project Affected Population
% of Deeded Ownership
% of Customary Ownership(zillet)
In Sıvas, Erzurum and Erzincanmost of the plots have titles
But not everybody has the title registration
There are complaints about the mistakes in the titles and the other complaints are;
•Some claim that land consolidation was done incorrectly
•Some have not registered their inheritance
•Problems land registration records complicate expropriation procedures
Average Number of Plot Owners
012345678
Provinces
num
ber o
f ow
ners
Average number of owners accordingto deedAverage number of owners accordingto respondent
Property owners lack information of the others who are also registered to their property titles.
This may be problematic
POSOF(ARDAHAN-TURKEY)
TOTAL 618 PARCELS AFFECTED BY BTC PROJECT
REGISTERED 53 PARCELS
UNREGISTERED 565 PARCELS (CUSTOMARY
OWNERSHIP)
SI NGLE OWNER (383 PARCELS)2 OWNERS (82 PARCELS)3 OWNERS (33 PARCELS)4+ OWNERS (67 PARCELS)
ONLY 1 WOMAN AMONG OWNERS
ONLY 2 WOMEN AMONG OWNERS
SI NGLE OWNER(20 PARCELS)2+ OWNERS (24PARCELS)FOREST PARCELS(4 PARCELS)PASTURE PARCELS(3 PARCELS)
Woman are worse of in
cases where the owners
have customary title of the land
Female Ownership of Affected Plots by province
0
1020
30
40
5060
70
8090
100
Provinces
perc
ent o
f plo
ts w
ith a
t lea
se o
ne
fem
ale
owne
r
GIS inputs show that in Ardahan only 10% of the affected plots has female property owners where as in Osmaniye 70% of the affected plots has at least one female owner
87 percent customary ownership
510 plots identified using GIS inputs.
18% answered40% no answer33% could not be found9% still in search
0
20
40
60
80
100
120
140
US
D
Province
Estimated annual income from trees on affected plot (USD)
Only a few percent of the affected plots have trees on them but their contribution to income is a lot
Do not derive
income from trees
Derive income
from trees
Communities near the forests
Communities away from the forest
Communities which are directly affected that are living in the forest or near it.
100% benefit from the forest resources
0
10
20
30
40
50
60
Firewoodcollection
Animal grazing Mushrooms andspice for self-consumption
Working forwages
perc
ent o
f hou
seho
lds
clos
e to
a fo
rest
Affected
Not affected
Negative effects of the pipeline has been observed.
Community resource loss
A relatively large percent of owners-users are informed of the project but few have specific information on the size of the land affected and of the legal framework that provides protection to them.
Few people are informed!!
In fact, as late as May 2002, over 95 percent of the people did not know that the expropriation law had been changed.
A substantial proportion of the affected communities are forest communities and residents are concerned of adverse impacts
Absentee land owners
It is not easy to locate these owners although the new law requires for it.
POPULATION LIVING OUTSIDE THE VILLAGE CAUSE PROBLEMS
o BOTAS’s new report shows the number of property owners living outside the village as 4,600+
o Still there will be a lot of unidentified people remaining.
o Can we afford disputes just because of this reason?
20% of the property owners out side of the village do not want to give representation
37% do not have relatives living in the village
30% of the community has more than one plot affected
In Georgia community resource loss is also huge
Rented Land Not-rented Land
Rented to Municipality
Pasture Arable Land
Long term rental
Short term rental
Customary Forest Pasture Arable Land
Rented to individual
Common area
Projects in progress in order to prevent information loss
Rented to individuals
Solutions to the complaints of tenants
Solutions to the users of forests and pastures from the RAP fund
RAP fund
RAP Main Features
Affected population and how they are effected
Compensation plan
Prompt and effective compensation at full replacement cost for losses of assets attributable directly to the project
Budget
Implementation timetable
Corporate responsibility
Participatory planning elements
Resolution of complaints
Monitoring / Evaluation
Legal framework
Route Selection, Site Investigation and Land Acquisition
Identification of the land owners along the route considering 500 m. corridor (22m. Cor. -250m. + 250m.)
Identification of the route axis of 28m. and connection of IP points to national GPS Network
Preparation of the construction corridor to maps and expropriation maps
Cadastral Survey and Title Deed Registers
Definition of specified corridor (100m.) through environmental and social consideration
Further narrowing the corridor to 28m.
Registering to the public owned areas on behalf of the treasury and transferring the treasury registrations to Botas
Application for expropriation of forest areas and pastures
Surveying assets (Tree, Building, Wall, Well etc.) Along the construction corridor
Obtaining the list of the owners of the areas which will be expropriated
Announcing the expropriation and securing provisional rights to permanent land
Starting the compensation process
Valuation of the land
Process of Private Land AcquisitionTurkish Case
All assets on plots identified and inventory prepared
Valuation commission established, each plot is visited, all agencies contacted as specified by the Law to provide information relevant for land valuation
Land owners contacted to attend negotiations
Agreement on land transition reached
Addresses of all owners for each plot obtained
Land owner certifies disagreement
Land owners non-responsive
Negotiation commission established
No agreement possible
Road to acquisition open
Land owners attend negotiations
All Steps for plot and ownership identification completed
Land owner refuses to certify disagreement
New letter sent to owner
Court
Steps involved in Disputed Land Acquisition
Establish commission at the county level
Show actual land to the valuation commission
Establish and document land value in accordance with Law
Go to court
Send documents to the defendant (landowner)
First Court Date Settlement arrived
Inspectors visit land
Commission prepares report
Second court date
Second commission valuation
Opposition from administration
Third court date
2nd commission report
Court Decision
Court Process
Inform Directorate of Land Announce decision in local paper
Wait for opposition to decision
Opposition to decision
Resolve in 180 days
No opposition to decision
Deposit money for landand transfer deed
Steps in Land Acquisition When Deed is in the Name of a Deceased Person
Confirmation through communities that the owner is deceased
Gendarmerie confirmation of heirs addresses
Contacting heirs asking them to register their inheritance
In case of failure seek Court authorization for inheritance determination
Obtaining necessary documentation from registration office and village elderly committee
Submitting to the court necessary documentation
Court issues legal inheritance documentation recognizing the claims of heirs
Court date set and heirs are called to court
Land acquisition proceeds according to applicable law (see Chart on “Time Necessary for Acquisition – Public Acquisition Law No 2942 (D. 4650)”)
Land acquired
Requesting birth registration documents to identify heirs
Informal investigation of heirs’ addresses
If addresses cannot be found, public notices are sent out
If there is success, invitations are sent for negotiations
Estimated Process completion minimum 9 months
Land Acquisition with joint owners of Registered land
Commission evaluates land / assets and determines a value
A formal letter is sent to each owner, inviting them for negotiation
Negotiations held
Specific shares of individuals are known Specific shares of individuals are not known
Land deed available but jointly owned
No agreement Agreement
Some owners agreeAll owners disagree Determination of shares and representative(s) by court, according to civil law
Court
Share of agreeable owner meets the needs
Share of disagreeing owner is needed
Road to acquisition of land open
Time Necessary for Acquisition – Public Acquisition Law No 2942 (D. 4650)
Process Involved in Non-negotiated Cases
Court
1st Court Session
Invitation for negotiation30 days
1st Inspection by the Court Appointed Valuation Commission
10 days
2nd Court Session30 days
Valuation Report15 days
2nd Inspection by the Court Appointed Valuation Commission
15 days
3rd Court Session
15 days 15 days
Appeals to the decision of this session can be made only to the High Court (Yargitay)
Value of Land Deposited in the Bank
10 daysCourt Decision
Road to Land Acquired Open
15 daysIf necessary, additional time for
bank deposit15 daysDeed transfer made
Estimated Process Completion Minimum 150 days
Owners certifies disagreement Owners does not certifies disagreement
Authority Informs Owner of Decision in by writing
Authority Prepares Files
Disagrees Agreement
Agreement
Disagrees
Valuation Report
15 days