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Total Number of Pages: 2 B.Arch

AR013

10th Semester Regular / Back Examination 2016-17

REAL ESTATE MANAGEMENT
BRANCH: B. ARCH
Time: 3 Hours
Max Marks: 70
Q.CODE: Z101
Answer Question No.1 which is compulsory and any five from the rest.
The figures in the right hand margin indicate marks.

Q1 Answer the following questions: (2 x 10)

a) Define carpet area.
According to the RERA, carpet area is defined as ‘the net
usable floor area of an apartment, excluding the area covered
by the external walls, areas under services shafts, exclusive
balcony or verandah area and exclusive open terrace area, but
includes the area covered by the internal partition walls of the
apartment’.
b) Discuss eco sensitive area planning.
Environmentally sensitive areas (ESAs) are landscape elements or
places which are vital to the long-term maintenance of biological
diversity, soil, water or other natural resources both on the site and
in a regional context. They include wildlife habitat areas, steep
slopes, wetlands, and prime agricultural lands. When ESAs are
interconnected, they could form greenway corridors consisting of
networks of linked landscape elements that provide ecological,
recreational, and cultural benefits to a community. By implication,
the planning process which communities use in protecting ESAs
could serve as a template for developing greenway corridors.

Many communities faced with the pressures of balancing economic

development with environmental protection recognize that
uncontrolled development may lead to an irreversible loss of ESAs.
Communities, therefore, develop local comprehensive plans that
identify the geographical distribution of ESAs, and specify land-use
strategies and regulations for protecting them. However, this
traditional form of identifying and protecting ESAs inhibits the
potential for connecting them into a greenway corridor for many
reasons: (1) the rationale for identifying and protecting ESAs is
based on an exclusionary process that designates areas not
appropriate for development; (2) the procedures for assessing ESAs
are based predominantly on their geographical distribution, with
little consideration of their functioning or the flow of nutrients,
species, and energy between the landscape elements; (3) the
identification and protection of ESAs focus on individual landscape
elements such as flood plains and steep slopes, resulting in habitat
fragmentation. Fragmentation is perpetuated further by the
implementation of land-use controls such as conventional zoning,
which focuses predominantly on protecting individual landscape
elements rather than integrating them with adjacent landscape
elements and land uses. Moreover, communities vary in their
capacity to develop and implement appropriate land-use controls
that would minimize further fragmentation.

This paper documents a pilot study that demonstrates the

application of a modified abiotic-biotic-cultural (ABC) strategy for
assessing ESAs and connecting them into greenway corridors in
Wallon County, Georgia. The ABC method permits assessment of
the structure (descriptive) and function (relational) characteristics
of the landscape for relative ecological values, which become the
basis for designing greenways that serve specific ecological
functions. Application of the method reveals that assessing ESAs
and the interconnected landscape elements provides a vehicle for
developing greenway corridors that serve primarily as a conduit for
the movement of animals and secondarily as areas for the
protection of water quality. To provide for the sustained
management of the proposed greenway corridors, procedural
guidelines are prescribed for integrating the resultant greenway
plan into Walton County's comprehensive plan.

c) What do you mean by Real Estate Management ?

Property management is the operation, control, maintenance, and oversight of real
estate and physical property. This can include residential, commercial, and land real
estate. Management indicates the need of real estate to be cared for and monitored,
with accountability for and attention its useful life and condition considered. This is
much akin to the role of management in any business.
Property management is also the management of personal property, equipment,
tooling, and physical capital assets that are acquired and used to build, repair, and
maintain end item deliverables. Property management involves the processes,
systems, and manpower required to manage the life cycle of all acquired property as
defined above including acquisition, control, accountability, responsibility,
maintenance, utilization, and disposition.
An owner of a single-family home, condominium, or multi-family building may engage
the services of a professional property management company. The company will then
 advertise the rental property, handle tenant inquiries, screen applicants, select suitable
candidates, draw up a lease agreement, conduct a move in inspection, move the
tenant(s) into the property and collect rental income. The company will then coordinate
any maintenance issues, supply the owner(s) with financial statements and any
relevant information regarding the property, etc.

` d) What is the aim of regulating FAR in urban areas ?

Maximum floor area ratio (FAR) regulation is widely imposed in cities to
mitigate negative population externalities (e.g. congestion). This paper
presents determination of optimal FAR regulation in a two-zone city with a
growing population. Results show the following. 1) Maximum FAR regulation
alone is generally insufficient. It should be accompanied by minimum FAR
regulation in one zone. 2) Optimal regulation at a particular time depends on
expected changes in zonal populations over the longest replacement time
among newly built buildings at that time. 3) Zonal optimal FAR is expected to
vary with time, which might even necessitate replacement of maximum FAR
with minimum FAR, and vice versa.

e) Land speculation needs to be curbed. Why ?

Speculation is the purchase of an asset (a commodity, goods, or real estate) with the
hope that it will become more valuable in the near future. In finance, speculation is
also the practice of engaging in risky financial transactions in an attempt to profit
from short term fluctuations in the market value of a tradable financial instrument—
rather than attempting to profit from the underlying financial attributes embodied in the
instrument such as value addition, return on investment, or dividends.
Many speculators pay little attention to the fundamental value of a security and instead
focus purely on price movements. Speculation can in principle involve any tradable
good or financial instrument. Speculators are particularly common in the markets
for stocks, bonds, commodity futures, currencies, fine art, collectibles, real estate,
and derivatives.
Speculators play one of four primary roles in financial markets, along with hedgers,
who engage in transactions to offset some other pre-existing risk, arbitrageurs who
seek to profit from situations where fungible instruments trade at different prices in
different market segments, and investors who seek profit through long-term ownership
of an instrument's underlying attributes.
An anti-speculation tax policy works by establishing a tax to discourage
speculative investors, or “house flippers,” from buying and rapidly reselling
properties. In many communities like Richmond, large investors have been
buying up groups of homes and either holding them as corporate landlords or
selling them for a quick profit.126 When these speculative investors do this,
it inflates demand above the interest in that market that normally drives
demand, forcing families to compete and pay higher prices, increasing rents
and evictions.127 This can make it more difficult for moderate-income
families to buy or rent a home.

f) Define “Apartment building”.

An apartment (American English), or flat (British English, Indian English), is a
self-contained housing unit (a type of residential real estate) that occupies only
part of a building, generally on a single storey. There are many names for
these overall buildings, see below. The housing tenure of apartments also
varies considerably, from large-scale public housing, to owner
occupancy within what is legally a condominium (strata title or commonhold),
to tenants renting from a private landlord (see leasehold estate).
 g) What is premium FSI ?
Premium FSI is an additional FSI granted over and above the allowable FSI.

Cmda has classified buildings into three categories.

1. Ordinary Buildings
2. Special Building
3. Multi Storied Buildings.
Normally allowable FSI are 1.50 times for Ordinary and Special Building
and 2.0 to 2.50 times for Multi-Storied Buildings.

CMDA may allow premium FSI over and above the normally allowable FSI
subject to a maximum of 1 (one) relating the same to the road width
parameters as follows:-

1. 18 metres and above 40%

2. 12 metres – below 18 metres 30%
3. 9 metres – below 12 metres 20%
The Premium FSI shall be allowed in specific areas as may be notified, subject
to Guidelines and on collection of charge at the rates as may be prescribed by
the Authority with the approval of the Government. The amount collected
towards the award of Premium FSI shall be remitted into Government account
to be allotted separately for this purpose for utilising it for infrastructure
development in that area as may be decided by the Government.

h) What are the advantages of free hold over lease hold land tenure ?

What is freehold?
Freehold is the complete ownership of a piece of land and that which is built upon
it – the owner ‘holds’ it ‘freely’. When buying a freehold property you are
completely in charge of the building, what happens to it, how it’s used and it is
your responsibility for any repairs or upkeep. This is in comparison to leasehold,
where you own the property, but the land the property on is being ‘leased’ from the
leaseholder.

When buying a freehold property, you are buying the entirety of the land, and the
property on it. However, this doesn’t mean you will be exempt if you are working
on a project that requires planning permission.

The advantages of a freehold

Freeholds are usually houses. The advantage of a freehold property is that you
have complete control over it, and are not subject to any further payments, like
ground rents, service charges or admin fees, which can be the case with leasehold
properties. When you buy a freehold property, you can know exactly what you’re
paying, there is no relationship with any other owner, and you know you will not be
subject to any charges in the future. There will be no limitations on what you can
do with your home (smoking, pets, building work) as there may be with a leasehold
property. There is also no time limit to worry about – with a leasehold there can be
a countdown to a possibly expensive renewal, or a fear of decreasing value as the
lease runs out, whereas buying freehold is permanent.

The disadvantages of a freehold

Freeholds are often more expensive, as you own the land as well as the property.
They also usually refer to houses rather than flats, so trying to find a flat available
for freehold purchase can be difficult. If you prefer communal living, such as being
in an apartment complex with a gym or a concierge, a freehold is probably not for
you.

Share of freehold/commonhold
In some cases with flats, you get a ‘share of freehold’ – this offers the advantage
of buying permanently – there is no lease that can end and revert back to the
freeholder. However, owning a portion of the freehold doesn’t mean the lease is
void. It really means you have two responsibilities. You will have more say in the
upkeep of the building and land, but if you have a share of freehold in a group of
flats, you may find yourself at odds with the neighbouring leaseholders when it
comes to arranging repairs work and paying for it.

Commonhold is a share of freehold, but usually means that the other leaseholders
in the building are also freeholders. Together, you hold the freehold for the building
and can decide together about maintenance costs or repairs.

Flying freehold and creeping freehold

These two terms refer to parts of the property that are owned by one party, but
appear to infringe on another freeholder. So this could be a balcony that extends
over another property (flying), or a cellar that extends beneath it (creeping). In
some cases these types of freehold can be problematic, as even if there is a clear
freeholder, the part of the property will have an effect on others, and could cause
contention.

What is feuhold?
Scotland has a different system to the rest of the UK. They abolished Feudal
Tenure in 2004, which meant that long term leases turned into freehold. There are
very few leasehold properties in Scotland.

How to buy freehold

Buying a freehold property often seems easier, as you know exactly what
you’re getting, there will not be anything to do further down the line (like
renewing a lease) and you can be entirely responsible for your own
property and what you do there. Ensure when you look at properties
(particularly new builds or flats) you know that you are purchasing the
freehold for the property. Check any boundaries and discuss any flying
freehold issues with your conveyancing solicitor. If you are buying a share
of the freehold, ask what repairs have been made, what the relationship is
like with the other freeholders and how any decisions are reached with
regards to the property.
 Whether buying leasehold or freehold, make sure you thoroughly research
the property and any fees that might be attached to the property. Always
hire an experienced Chartered Surveyor to thoroughly assess the property
and check any changes, updates or issues that may arise with the building
or surrounding land.
i) Define smart city.

he first question is what is meant by a ‘smart city’. The answer is, there is no
universally accepted definition of a smart city. It means different things to
different people. The conceptualisation of Smart City, therefore, varies from city
to city and country to country, depending on the level of development,
willingness to change and reform, resources and aspirations of the city residents.
A smart city would have a different connotation in India than, say, Europe. Even
in India, there is no one way of defining a smart city.

Some definitional boundaries are required to guide cities in the Mission. In the
imagination of any city dweller in India, the picture of a smart city contains a wish
list of infrastructure and services that describes his or her level of aspiration. To
provide for the aspirations and needs of the citizens, urban planners ideally aim
at developing the entire urban eco-system, which is represented by the four
pillars of comprehensive development-institutional, physical, social and
economic infrastructure. This can be a long term goal and cities can work
towards developing such comprehensive infrastructure incrementally, adding on
layers of ‘smartness’.

a) What is TDR ?

Transferable Development Rights or TDR can be considered as an

important raw material in the real estate industry as it allows the (2)
developer to build over and above the permiss ible Floor Space Index
(8)
(FSI) under the prevalent rules of the respective locations. On the
back of growing urbanization and lack of availability of space, TDR
assumes a greater importance especially in the suburban areas of the
cities. (5)

When the Government undertakes compulsory acquisition of

individual land parcels for creating infrastructural projects, it is (5)
required to compensate the land owners. The compensation provided
by the Government is usually lower than the market rate, and hence
they introduced the concept of Transferable Development Rights.
These rights are obtained in the form of certificates, which the owner
can use for himself or can trade in the market for cash.

Based on the stage of development, a city is classified into various

zones like fully developed, moderately developed and sparsely
developed. The Transferable Development Rights are usually
transferred from the fully developed zones to other zones and not
 vice-versa. For example, in the case of a city like Mumbai, the TDR
which is generated in the island city (i.e. southern part) will be
utilized for development in the suburban areas (i.e. northern part).
The underlying principle of such utilization is also to facilitate
development of the underdeveloped areas.

Q2
b) Briefly explain “Garden city movement”.
The garden city movement is a method of urban planning that was initiated in 1898 by Sir Ebenezer
Howard in the United Kingdom. Garden cities were intended to be planned, self-contained
communities surrounded by "greenbelts", containing proportionate areas of residences, industry and
agriculture.

Edward Bellamy's novel Looking Backward and Henry George's work Progress and
Poverty inspired Ebenezer Howard to publish his book To-morrow: a Peaceful Path to Real
Reform in 1898 (reissued in 1902 as Garden Cities of To-morrow).

Ideally his garden city would accommodate 32,000 people on a site of 6,000 acres (2,400 ha),
planned on a concentric pattern with open spaces, public parks and six radial boulevards, 120 ft (37
m) wide, extending from the centre. The garden city would be self-sufficient and when it reached full
population, another garden city would be developed nearby. Howard envisaged a cluster of several
garden cities as satellites of a central city of 50,000 people, linked by road and rail.

The second edition of his book, Garden Cities of To-morrow was successful and this provided
Howard with the support needed to realise his vision. The overcrowding and deterioration of cities
was one of the troubling issues of the time. Howard’s garden city concept combined the town and
country in order to provide the working class an alternative to working on farms or ‘crowded,
unhealthy cities’.

In order to build a garden city Howard needed to find finance to buy land. To do this he founded the
Garden Cities Association (later known as the Town and Country Planning Association or TCPA),
which created First Garden City, Ltd. in 1899 to create the garden city of Letchworth.

The donors would collect interest on their investment if the garden city generated profits through
rents. Howard tried to include working class cooperative organisations but could not win their
financial support. Because he had to rely only on the wealthy investors he had to make concessions
to his plan, including eliminating the cooperative ownership scheme with no landlords, short-term rent
increases, and hiring architects who did not agree with his rigid design plans.

In 1904, Raymond Unwin, architect and town planner, along with his partner Barry Parker, won the
competition run to plan Letchworth, an area 34 miles outside London. Unwin and Parker planned the
town in the centre of the Letchworth estate with Howard’s large agricultural greenbelt surrounding the
town. They shared Howard’s notion that the working class deserved better and more affordable
housing. However, the architects ignored Howard’s symmetric design, instead replacing it with a
more ‘organic’ design.

Letchworth slowly attracted more residents because it was able to attract manufacturers through low
taxes, low rents and more space. Despite Howard’s efforts, the home prices in this garden city could
not remain affordable for blue-collar workers to live in. The population was made up mostly skilled
middle class workers. Ten years later the First Garden City became profitable and started paying
dividends to its investors. Although many viewed Letchworth as a success, it did not immediately
inspire government investment into the next line of garden cities.
A very good book with a great deal of detail of all aspects of the development of Letchworth and a
comprehensive bibliography of other books on the subject is "Letchworth The First Garden City by
Mervyn Miller".

In 1919 Howard bought land at Welwyn to house the second garden city. The purchase was at
auction, with money Howard borrowed from friends. The Welwyn Garden City Corporation was
formed to oversee the construction.

Even until the end of the 1930s, Letchworth Garden City and Welwyn Garden City, both in the
County of Hertfordshire, England. remained as the only existing garden cities. The movement
succeeded in emphasising the need for urban planning policies that eventually led to the New Town
movement.

Frederic James Osborn, a colleague of Howard, was successor at the Garden City Association.

After WWII the concept was again implemented when the New Towns Act initiated the development
of many new communities based on Howard's egalitarian ideas.

c) What is land use planning ? Discuss what is competing and conflicting

land use.

Land-use planning is the process of regulating the use of land in an effort to promote
more desirable social and environmental outcomes as well as a more efficient use of
resources. Goals of land use planning may include environmental conservation,
restraint of urban sprawl, minimization of transport costs, prevention of land use
conflicts, and a reduction in exposure to pollutants. By and large, the uses of land
determine the diverse socioeconomic activities that occur in a specific area, the
patterns of human behavior they produce, and their impact on the environment.
In urban planning, land use planning seeks to order and regulate land use in an
efficient and ethical way, thus preventing land use conflicts. Governments use land
use planning to manage the development of land within their jurisdictions. In doing so,
the governmental unit can plan for the needs of the community while safeguarding
natural resources. To this end, it is the systematic assessment of land and water
potential, alternatives for land use, and economic and social conditions in order to
select and adopt the best land use options.[1] Often one element of a comprehensive
plan, a land use plan provides a vision for the future possibilities of development in
neighborhoods, districts, cities, or any defined planning area.
In the United States, the terms land use planning, regional planning, urban planning,
and urban design are often used interchangeably, and will depend on the state,
county, and/or project in question. Despite confusing nomenclature, the essential
function of land use planning remains the same whatever term is applied.
The Canadian Institute of Planners offers a definition that land use planning means the
scientific, aesthetic, and orderly disposition of land, resources, facilities and services
with a view to securing the physical, economic and social efficiency, health and well-
being of urban and rural communities.[2] The American Planning Association states that
the goal of land use planning is to further the welfare of people and their communities
by creating convenient, equitable, healthful, efficient, and attractive environments for
present and future generations.[3]
er common in places between the urban and rural areas and may cause the premature
removal of land from agricultural use.[3] Urban owners often complain that the odour or
noise were not apparent at the time when the house was purchased. Producers argue
that these differences occurred because of the weather conditions, and do not mean
that they had changed what they were doing. Most farms have, in fact, in some ways
reduced their odour. Moreover, spraying may cause a lot of noise, disturbing the
nearby residents. As farmers often work at night-time or early in the morning, residents
complain that the noise is disturbing their sleep.[4]
Another major concern in such areas is the traffic. Heavy farming materials as well as
materials for home construction are heavy and bulky, and therefore move somewhat
slowly and cause traffic congestions. Crime in such fringes,
particularly trespassing and vandalism, are also common, and affect both landowners
and the producers.[4]

Rural[edit]
Such conflicts are, however, not restricted to urban areas. For example, car repairing
workshops and cargo container storages located near the residential suburbs can
trigger land-use conflicts by raising the risk of fire and polluting the nearby
environment. For example, oil from the car repairing workshops can cause water
pollution.[1]

Solutions[edit]
There are a number of possible methods to ease, avoid or eradicate land-use conflicts.
The most common ones are listed below:[5]

d) Urban planning
Urban planning is the planning of land uses. This helps to separate lands uses
that do not complement each other. For example, a green belt may be used to
separate residential areas from factories.

e) Redevelopment
Redeveloping old urban areas by planning the land uses carefully so that land
is used in a better way than before. This will improve the quality of the
environment of that area.

f) Restriction of land use

Sometimes, unauthorized changes in the land use of a particular area would
be outlawed. In other words, the land use of a particular area must remain the
one set by the government. Again using Hong Kong as an example, flats may
not be used for commercial, industrial or other purposes. This prevents any ill
effects a change in land use may cause. However, some places allow one land
user to develop whereas denying such a right to others, causing wealth
distribution problems to arise.[4]

g) Development of new towns

New towns are towns in which the urban planning is better than that of old
urban areas. In these towns, all factories are grouped into a certain place
which is away from the residential blocks, often with green belts, so the
pollution has a smaller chance of affecting the residents. Consequently, people
would have both a good living environment and an ideal working environment.
Again using Hong Kong as an example, only 1% of the land use in Sha Tin is
mixed.

h) Reclamation
Reclamation helps solve land-use conflicts indirectly by easing the demand for
land and lowering the land price.

i) Tort law
Q3
j) Land Pooling Technique as a tool for master plan implementation.
Discuss.

and pooling/Readjustment is a technique for promoting efficient, sustainable and

equitable land development in the urban fringes. In Land pooling, the land parcels
owned by individuals or a group of owners legally consolidated by the transfer of
ownership rights to the designated land pooling agency which transfer the
ownership of the part of the land back to the land owners for undertaking
development for such areas The concept of land readjustment has been used in
various countries of the world for at least two hundred years. Land readjustment
works best when implemented in small to medium-size areas. LAND
POOLING/READJUSTMENT IMPORTANCE OF LAND POOLING • Land is
scarce in most Indian cities, especially metros. • However, there are various parts
of cities that are not efficiently developed and land usage is also not optimum.
Apart from this, there are parts of cities that are not properly connected to the
other parts. • Through a land pooling policy, these areas are redeveloped so that
more housing is created to accommodate the ever- increasing urban population.
k) 4. ADVANTAGES & DISADVANTAGES OF LAND POOLING • ADVANTAGES
• All the land, except whatever is needed for infrastructure development and
social amenities, remains with the original owner. The development agency plays
a limited role in ensuring planned urban growth. • The increment in land value
resulting from the development accrues to the original owner whenever the land is
sold and developed for urban use. Thus the benefit of development goes to the
original owner instead of the development agency. • The original owner is not
displaced in the process of land development and continues to enjoy access to
the land resource. Thus the negative impact of the process of urbanization on
farmers (original owners) is minimized. • DISADVANTAGES • This method is time
consuming, since the procedure prescribed for preparation and implementation of
such land pooling or readjustment schemes is unduly complicated and
cumbersome. • Betterment charges are assessed at the beginning of the land
pooling or readjustment scheme preparation. Due to the inordinate delays in
finalizing schemes, the betterment charges levied on finalization of the scheme do
not meet the cost of the infrastructure provided.
l) 5. LAND POOLING POLICY- DELHI
m) 6. For last six decades, Delhi’s population has grown 10 folds to
calculate 1.7 crore & According to the reports 60 lakh more people will add to the
existing figures till 2021. This needs additional land, covering 50,000–60,000
acres, as well as strong financial guarantee from government. As a matter of fact
direct acquisition of land is not possible due to continuously increasing price as
well as land owners always complaint for less compensation. In order to make
way for this difficult situation, government has brought up land pooling policies to
boost faster development. Land pooling policy, approved by the authority
removes the bottleneck of the land acquisition of DDA at government fixes prices
LAND POOLING POLICY- DELHI
n) 7. LAND POOLED BY DDA There are two basic types of Land Pooling which
have been announced so far: • 20 hectares and above where 60% of land would
be returned to the land owner • 02 and 20 hectares, where about 48% of land
pooled would be returned to the land owner
o) 8. BENEFITS OF LAND POOLING POLICY End of Land Acquisition Policy-
One of the most significant factor why LPP is necessary is because it would end
the decades old land acquisition system. What this will do is prevent the ever
increasing price of lands due to acquisition policy. The transparency is far below
standard and the compensations are unfair to the farmers. Freedom to Public-
Private sector– DDA would only work as a caretaker/facilitator to this policy that
would give the public private sector a chance to boom its relationship and hence
enhance the development. No interference would give the private sectors ample
freedom to develop infra within the rules set by the law. Development in NCR-
There is a 10 fold increase in population of Delhi in the past half century, which
has increased the use of land. Due to its expansion Delhi needs to sort out a plan
to make use of its neighboring villages’ land. These land of villages like
Dwarka,Narela, Bawana etc would get a standard way of development.
p) 9. Ample Employment opportunities- During the tenure of the development of
LLP, it would provide home to more than 10 million households. This would vastly
increase employment opportunities for every class of people who are related to
the construction sector. It would help in the economic boom as well since there
are many chances the foreign investments would be playing a key role in
providing infra. Revenues though tax- It would be a very profitable venture for
both the government as well as the owner of the land. The owner gets an
opportunity to recover incurred cost and land as well. LPP would make for an
accurate land registration system which would significantly increase public
revenues from property taxes. Revoke struggling real estate market– The Land
Pooling Policy would give real estate market a chance to re-establish itself. Land
market is down, which is a hindrance to a nation. LPP would bring people back to
real estate. Adding to these benefits, many of the most developed cities has stick
to the LPP mode of development and it has shown tremendous results. In India
too, the states such as Gujarat, Andhra Pradesh etc have been pioneers to LPP.
BENEFITS OF LAND POOLING POLICY
q) 10. TOWN PLANNING SCHEMES
r) 11. TOWN PLANNING SCHEMES Town Planning scheme (TPS) is also
similar as Land pooling and Re-adjustment method. Through this method, the
public planning agency or development authority temporarily pool together a
group of landowners for the purpose of planning, under the aegis of the state-
level town or urban planning act. There is no acquisition or transfer of ownership
involved, issues pertaining towards compensation are avoided. A master plan of
the area is prepared, laying out the roads and plots for social amenities. The
remaining land is reconstituted into final plots for the original owners. The size of
the final plot is in proportion to the size of the original plot, and its location is as
close as possible to the original plot. A betterment charge based on the cost of
the infrastructure proposed to be provided is levied on the landowners.
Infrastructure is then provided utilizing these funds.
s) 12. AHMEDABAD Ahmedabad is the city in Gujarat, which is the third Most
urbanized State with 37.35 % of Urban Population as against 27.78% of India,
with 167 Urban Local Bodies Ahmedabad is 7th largest Urban Agglomeration in
India, and third Fastest Growing Cities in the World Ahmedabad that is a livable,
environmentally sustainable and efficient city for all its citizens; a city with robust
social and physical infrastructure and a distinct identity; a globally preferred
investment destination
t) 13. PLANNING PROCESS The Ahmedabad concept of development is in 2
tiers: Macro Level planning (City Level) Micro Level planning (Area Level)
u) 14. OBJECTIVES AND STATERGIESEnsure harmonious development
Enhance accessibility Protect the vulnerable Accommodate and direct
growth Protect Heritage assets Promote economic development Improve
and protect environment Provide social amenities Draft Town Planning
Scheme Sanction of Draft Town Planning Scheme by State Govt. Preliminary
Scheme (Contains Physical Planning) Final Scheme (Contains Fiscal Planning)
PROCEDURE OF TOWN PLANNING SCHEME:
v) 15. THE CONCEPT – TOWN PLANNING SCHEME Town Planning Scheme
may be prepared for any land which is: In the course of development Likely to
be used for residential or commercial or industrial or for building purposes
Already built upon Land developed by: Appropriating portion of the land from
the original land  Providing regular shaped plots with proper access Town
planning schemes includes: Laying out or relaying out of land Lay-out of new
streets or roads, bridges and underpass Reservation of land for roads, open
spaces, gardens, recreation grounds, schools, markets, green-belts, dairies,
transport facilities, public purposes of all kinds Laying of Water Supply,
Drainage and Lighting Preservation of historical or national interest or natural
beauty, and of buildings actually used for religious purposes
 w) 16. Walled city- to conserve Heritage Central Business District- to create
distinct identity of the city  Transit Corridor and High Density Zone- Land-use
Transport Integration  R-AH Zone- to promote Affordable Housing Prime
Agriculture Zone- to conserve Double Cropped Land Logistics and Knowledge
Zones- for Special requirements AIM OF TPS
x) 17. PHYSICAL PLANNING OF THE TPS Delineation of Town Planning
Scheme Area Original Plot Remarking Each survey no. is given a separate
original plot no. (OP no.) Value of the OP is assessed on the basis of recent sales
transactions Superimposing DP Road Network Roads proposed in the
Sanctioned DP are over layed
y) 18. Preparation of Neighbourhood level Road Network Town Planning
Scheme Roads proposed in accordance with the adjoining Town Planning
Scheme Road Network. Demarcation of Public Purpose Plots Reconstitution
of Final Plots
z) 19. FISCAL PLANNING Original Plot Value Original Plot Value has been
derived from last 5 years Sales records from the Date of Declaration of Intention
Semi Final Value Semi Final Value is a value of Final Plot allotted on respective
Original Plot Final Plot Value
aa) 20. INFRASTRUCTURE THROUGH TOWN PLANNING SCHEME
Regional Level Infrastructure:  76 km. long and 60 mts. wide Sardar Patel Ring
Road City Level Infrastructure Land for  Socially and Economically Weaker
Section People  Water Supply  Sewerage  Recreational  Social
Infrastructure etc.  City Level Road Network Neighbourhood Level Infrastructure
 Water Supply Network  Sewerage Network  Neighbourhood level
Recreational  Neighbourhood level Road Network  Neighbourhood level
Lighting  Land for Civic Center and Neighbor Center (for Public Utility Services)
 Land for Educational Purposes
bb) 21. RELEVANCE OF TOWN PLANNING SCHEME IN AHMEDABAD
 Promotes planned development. Equal opportunity to everyone to play the
role of a land developer Self Financing Mechanism was introduced Flexible
Mechanism for Planning and Resource Mobilization Increases the build ability of
the Plots All Plots having Accessibility and Services Hierarchical Road
Networks within City and better linkages with Region  Improved Environment
(for air quality from 4th to 43rd polluting city in India) Preservation of Heritage
and elements of Nature Beauty Owners/ farmers are benefitted with service
plots which results in better livelihood
cc) 22. THE END…

What is watershed management and how it has affected the

productivity of agriculture in India ?
atershed development programmes are being implemented with a broad
objective to improve socio-economic conditions of the resource-poor and
disadvantaged sections of rural population through conservation, regeneration and
judicious use of all natural resources, keeping in view of rural development. So, this
study assesses the impact of watershed development programmes on agricultural
production, yield, cropping pattern and cropping intensity, livestock population, milk
production and feed and fodder. For this, two districts were selected from two
watershed development programmes on the basis of maximum completed projects and
maximum covered area. Two micro watersheds were randomly selected from each
district. 30 beneficiary and 30 non-beneficiary households were selected through
random sampling from each micro watershed. Average and percentage methods were
used for analysing the results. The study found that impact of DDP and IWDP
watershed development programmes had been positive on agricultural yield, cropping
pattern and benefit-cost ratios in watershed area (WSA), while impact had been weak
on cropping intensity. The study also found that watershed development programmes
had positive impact on the population of livestock in WSA of Bhiwani and Rohtak
districts, but it had weak impact in Hisar and Kaithal districts. The impact of DDP on
 total milk production and green fodder was positive in both of Bhiwani and Hisar
districts but weak impact on IWDP programme. Both programmes had positive impact
on employment generated in per acre mandays from agriculture. DDP had positive
impact on employment generated from livestock.

Q4 a) What are the objectives of National Land Utilization Policy. (

5
The goal of the National Land Utilisation Policy is to achieve improvement of livelihood, food and water )
security, and best possible realization of various developmental targets so as to ensure sustainable
development of India.
To ensure optimal utilisation of the limited land resources in India for achieving sustainable development,
addressing social, economic and environmental considerations and to provide a framework for the States
to formulate their respective land utilisation policies incorporating statespecific concerns and priorities. The
specific objectives are given below. Objectives related to social concerns

1. Protection of agricultural lands from land use conversions so as to ensure food security and to
meet consumption needs of a growing population and to meet livelihood needs of the dependent
population.
2. To identify and protect lands that are required to promote and support social development,
particularly of tribal communities and poor section of society for their livelihood.
3. To preserve historic and cultural heritage by protecting, places/sites of religious, archaeological,
scenic and tourist importance. Objectives related to environmental concerns
4. To preserve and conserve lands under important environmental functions such as those declared
as National Parks, Wild Life Sanctuaries, Reserved Forests, Eco Sensitive Zones, etc. and guide
land uses around such preserved and conserved areas so as not to have land use conflicts or
negative environmental impacts.
5. To preserve the areas of natural environment and its resources that provide ecosystem services.
Objectives related to developmental/ economic concerns
6. To promote properly guided and coordinated development in a sustainable manner of all
developmental sectors including agriculture, urban, industrial, infrastructure and mining so as to
minimise land use conflicts or negative environmental impacts. Objectives related to enforcement
and implementation of the policy 7. To suggest a general implementation framework for
implementing land utilisation policy by all concerned at different levels, viz. national, state, regional
and local, and undertaking capacity building
 b) What is land tenure? What are different types of tenure policy available

in India.
Land tenure refers to the way in which land is held by an individual from the Government. It shows
the relationships between the land holder and the State. The absolute ownership of land rests with
the Government. Government gives proprietary rights to individuals or communities.
There were three main types of land tenures in India on the eve of Indian independence ―
landlord tenure or Zamindari System, independent single tenure or Ryotwari System and the joint
village or village community or Mahalwari community.

i. Zamindari: This system was introduced by Lord Cornwallis in Bengal in 1973. Under this
system, the lands of a village or few villages was held by one person or few joint owners
who were responsible for payment of land revenue to the Government. There used to be
number of intermediaries between the Zamindars and the actual tillers of the soil. The
system took were various forms such as Zamindari, Jagirdari, Inamdari, etc. In many cases
revenue collectors were raised to the status of land owners. This system was introduced in
many parts of the country. In this system, tillers of the soil were exploited by way of
exhorbitant rents. There were no incentives for them to improve the land or to use better
cultivation practices. There were many other social evils of the system. It is said that the
British introduced Zamindari system to achieve two objectives. First, it helped in regular
collection of land revenue from a few persons i.e. Zamindars. Secondly, it created a class
of people who would remain loyal to the British ruler in the country.
ii. Mahalwari: Under this system, the village lands were held jointly by the village communities,
the members of which were jointly and severally responsible for the payment of land
revenue. Land revenue was fixed for the whole village and the village headman (Lumberdar)
collected it for which he received ‘Panchatra’ i.e. 5 per cent as commission.
iii. Rayatwari: It was introduced by Sir Thomas Munro first in Madras state and then in Bombay
State. In this system, there was a direct relationship between Government and the tenant
or Rayat i.e. individual land holder. Every registered holder was recognised as its proprietor
and he could sell or transfer the land. He was assured of permanent tenure as long as he
paid the land revenue. The land holder was also allowed to sublet his land. It was a better
system as compared to Zamindari or Mahalwari and similar other forms of tenure.

a) What are impact of unclear property rights on the socio-economic status of Indian
families.
“The assumption that land without clear ownership is uninhabited is a colonial
legacy,” said Arvind Khare, Executive Director of RRI. “There are communities
Q5 living almost everywhere, and in many cases, they have been living there long
before governments came in the picture. It is illogical to not consult these
communities on investments involving their traditional lands. It is even more
illogical to believe that these communities are against development – in fact, they
want development and can indeed be the drive behind development.”

The TMP Systems report also established broad patterns of conflict. One pattern
showed that more than three quarters of all conflicts examined occur at the start of
a project or when the project expands. Instead of involving local communities at
the inception of a project that involves their land, governments and corporations
often reach out to them after the plans have been drawn up, begetting conflict that
could have been averted.

These conflicts impact emerging market investors in sectors as diverse as mining,

agriculture and hydropower, as well as cross-cutting investors like sovereign
wealth funds and banks; commodities-driven corporations as they plan their
investments in mines, mills and acreage; and insurers who guarantee the
performance of those assets through various kinds of coverage.

“Property rights and records in many emerging markets are unclear to the point
that ownership of land can be granted by governments and accepted by investors
without the knowledge or consent of the people who live or depend on that land,”
said Dr. Chris Anderson, principal of Yirri Global LLC and a board Member of the
Open Contracting Partnership. He warned companies against exacerbating the
risks on such projects. “Far from being an ‘externality,’ land conflicts with local
communities can be a real threat to stable returns, in fact, to the whole enterprise
and investment, and warrant early proactive attention rather than passively hoping
that these issues will ‘get cleared up’ over time,” he said.

Dr. Anderson, who was formerly with the global mining corporation Rio Tinto, is a
part of the Interlaken Group, a cross-sector collaboration including international
companies such as Unilever, Nestle, Coca-Cola, and Olam. The Group was
formed to help companies implement advice from the UN’s Food and Agriculture
Organization on respecting land and forest rights. It has just released a new set of
practical guidelines for companies and their investors to integrate this advice in
their projects.

Recognition of community rights on such lands through laws like India’s landmark
Forest Rights Act would transform rural livelihoods as well as advance long-term
development. The Central Government has recently directed Bihar, West Bengal,
Himachal Pradesh, Karnataka, Kerala, Uttarakhand, Telangana, Uttar Pradesh
and Jharkhand to implement the Act. This move came in the wake of Prime
Minister Narendra Modi’s directions to the Ministry of Tribal Affairs earlier this year
to implement the Act in a “campaign mode” and rapidly give land rights to tribals.
An earlier RRI analysis noted that the Act’s implementation was vital for the
survival and livelihoods of around 150 million of the country’s poorest and most
marginalised citizens. Major examples of conflict arising from lack of formal
community rights on customarily used rural and forest lands include Vedanta
Aluminum Ltd., which was unable to develop an open cast bauxite mine in
Niyamgiri due to fierce opposition by the local Dongria Kondh tribe, and POSCO’s
ill-fated steel plant in Jagatsinghtpur.

“Industrial or infrastructural development fails to lead to equitable economic growth

when it excludes the economic rights of local inhabitants,” concluded Khare. “The
two are inherently tied, and true economic development must empower and enrich
everyone involved. Only by securing the legal rights of India’s tribals and local
communities on land and forests can we ensure that they will share in the
prosperity the Government is trying to achieve for India

b) What are the characteristic of efficient land market.

Once land is traded as a commodity, a land market is considered to exist. A wellfunctioning land market
could be defined as one whose system of governing the land market is: a) Efficient, i.e. encourages quick
development and transaction of land; b) Equitable, i.e. provides reasonable access to all income groups;
c) Environmentally sound, i.e. protects its sustainable use for the good of both current and future users
and d) Compatible- integrated with other laws and regulations governing land, such as, planning, taxation
and provision of public infrastructure and services. A poorly functioning land market leads to several ills
including, land speculation, creation of slums and squatter settlements, environmental deterioration, and
an inefficient urban development pattern which increases the cost of doing business in the city and
adversely affects the urban economy. i) Land as Profitable Asset Since land is valuable, it is a profitable
asset for the owner. To own land or real estate property provides lifetime satisfaction to most people and
it is often seen that through acquisition of land or space people consolidate themselves in the urban
economy. Land ownership provides societal status in many societies and moreover land is an important
vehicle of transfer of wealth through inheritance. For all these reasons, to own land or a real estate
property is not only an economic necessity but a psycho-social necessity as well for many. Besides the
owners’ personal preferences, the market forces and the societal needs also influence the land. While a
land owner may like to keep his land vacant or underutilised for personal reasons or even for speculative
purposes, it may not be desirable considering the market efficiency and the societal needs. Thus, there is
often a clash of interests, that of the owner, the market and the government. Theoretically, market value
of a piece of land is determined by factors such as location, site conditions and the use potential. The
value of the land, in turn, dictates its most potential use and there is a close economic relationship
between the value and the use the land should have. If the land is not put to its potential use, the urban
economy suffers and thereby, one may say, the society suffers. Assigning appropriate use to a piece of
land commensurate with its value is a critical input because such a decision involves great financial
stakes, and once a use is put on the land, it is not easily reversed. This is one of the major reasons which
explains the existence of large pockets of land, owned by private and public agencies as well, which
continue with the original uneconomic uses even in rapidly growing cities. ii) Urban Land Market
Operation The land market operation in any society portrays the interplay of a number of interest groups.
The forces which govern the market transactions and the use of urban lands always heighten the conflict
between efficiency and equity. The latter requires socialisation of the ownership and wider distribution of
the tenure but, invariably, at the cost of efficiency in use.

a) Define condominium. Discuss the advantages of condominium.

condominium is one of a group of housing units where the homeowners own their
individual unit space, and all the dwellings share ownership of common use areas.

The individual units normally share walls, but that isn't a requirement. The main
difference between condos and regular single homes is that there is no individual
ownership of a plot of land. All the land in the condominium project is owned in
common by all the homeowners.

The Benefits
There are many good reasons for owning a condominium. One of the most common
is their continued popularity over time, which means that when you're ready
to retire or move, selling your condo will perhaps be easier than selling a single home.

Another benefit is the exterior and structural maintenance aspect of condo ownership.
As the owner, you need not deal with landscaping, mowing grass, exterior
maintenance, or other repair issues related to the exterior of the units and the
common areas. Retirees like this and vacation owners love it. Investors like this
aspect as well, as they aren't relying on tenants for exterior maintenance.

You may choose to buy a condo in a vacation area that you often visit. You could then
take advantage of certain tax breaks for property ownership and you wouldn't have to
rent hotel rooms during your frequent visits.

Insurance and some utilities can be less expensive as well. The condo owner
needs only ensure the interior of their unit, not the exterior and structure overall.

The Drawbacks

All of these benefits come at a cost, and that's the condominium association fee
component. There will be a monthly or quarterly fee paid into the condo association to
take care of all common costs, insurance, taxes, maintenance, repairs, some utilities,
and so on.

The expenses and the dues that fund them can change and almost always increase
over time with inflation. You as an owner get a vote at association meetings, but it is
just one vote. If the rules say a majority vote can raise monthly owner dues, then
you'll have to pay them or you'll find a lien on your unit.

Periodically, you'll also find rules that allow assessments for major repairs, such as a
new roof or parking and sidewalk work in the project. There can also be assessments
divided among owners to redo the pool or renovate the clubhouse. In buying a unit
you will have agreed to abide by the rules and pay your share of valid assessments.

Rules and Limitations

There can be very strict condo association rules and restrictions. Drive into any
condominium project and pay attention to the exterior of the units. They all look the
same with respect to paint colors and exterior construction and design materials, and
they always will.

You will find strict rules in the association covenants and restrictions that mandate no
changing and little individuality when it comes to the exterior look of the units. You
may discover that you can't even hang a holiday wreath on your door, and you'll likely
turn up a rule about no wind chimes. It's all about maintaining a consistent look for the
entire project. You may also find limitations on what type of furniture or other items
you can have on an outdoor patio.
 There can even be rules about how much you can individualize the interior of your
unit. These are justified by statements that the units must be in a condition to be
easily sold in the marketplace.

If you paint your interior bright orange and your cabinets bright green, this could lead
to problems. If you're a hermit, they may not know until you leave, but just be aware
that the restrictions apply to both exteriors and interiors in many condominium
projects.

Overall, choosing a condo versus single-family homeownership is a personal

decision, with very individual reasons for each person or family.

b) Discuss the pillars of smart cities.

1. NETWORK CONNECTIVITY
Connectivity is a fundamental element for smart cities. With a robust network of
connected applications and devices through an IoT-enabled infrastructure, local
authorities are turning concrete cities into AI and sensors, converging physical and
virtual worlds. Governments can now tap into real-time city functions, from traffic
control, public transport, surveillance cameras, sensor systems to air quality
monitor and so on, to solve urban problems.
For instance, the Cities of Tomorrow project in Singapore tackles the key areas
such as urban ecosystems, energy and resource efficiency with intelligent systems
powered by data analytics and predictive diagnosis. As part of its Smart Nation
initiatives, the country’s city planners have been introducing various sustainability
solutions to transform non-greenfield neighbourhoods.
Here’s an example of Yuhua Estate in Singapore:

Q6
For connected cities to become a reality, governments must build an ecosystem of
innovators to foster collaboration amongst multiple stakeholders, including network
operators – to enable wider broadband coverage, increase the speed of data
transmissions, and businesses as well as individuals – to improve city planning
based on its own characteristics.

2. EFFECTIVE MOBILITY
The blueprint of smart cities project aims to build a connected infrastructure with
sensor-enabled physical assets that can generate data for traffic flows
optimization. Then came the arrival of NFC-enabled universal travel accounts, e-
hailing services, computer-aided transportation, and smart parking.
Recent trends in smart mobility revolution also reveal a steadily increased interest
in autonomous technology, with the biggest investment opportunities in the
following areas:
 Driverless cars
 Electric mobility – Renewable energy storage
 Cloud, AI and Big data
 Drones
 Shared mobility
 Mobility as a service
 Intelligent transport systems
The outlook of smart mobility is indeed a bold vision, which requires strategic
partnerships between government and business, both in terms of regulatory and
technological frameworks. The future is exciting as more and more governments
are embracing cooperation, connectivity, and data-sharing as the building blocks
for more efficient city traffic, with a leading example from the Netherlands (source).
At the same time, citizens and visitors must be encouraged and educated to adapt
to the concept of efficient mobility. For example, to adjust their own commuting
behaviour based on real-time traffic reports.
More efforts in reducing privately-owned vehicles could potentially solve urban
problems as well, such as car-free zones restriction, pedestrian and bicycle lanes
installation.

3. CYBER RESILIENCE
Connected cities are a trade-off between efficiency and data privacy. To support
the transmission, analysis and storage of big data – the veins of the city, a
sophisticated cyber resilience strategy must be inextricably tied to all technological
developments.
“IoT will force us to reinvent how we do cyber security.” – Menny Barzilay, Cyber
Security Strategist, former CISO, Israeli Defense Force
Hackers are broadening smart cities attacks, as evident in Atlanta’s cyberattack
case – whereas major government network was brought down for days and
somewhat 8000 people had been affected. Such incidents pose tremendous
threats to the future deployment of billions of connected devices that underpin
smart city infrastructure. This is where advanced technologies such as artificial
intelligence and blockchain can make a difference.

Read more: 4 Key Areas Shaping the Future of Cyber Security

IT professionals from both public and private sectors need to partner up to

advance cyber and information capabilities ahead of cyber-attacks. One of the
pioneers in the security space, Kaspersky, made headline back in 2015 with its
participation in the global non-profit initiative Securing Smart Cities.
The role of cyber resilience policy is to ensure a state of readiness for
organizations and government, limit the damage as and when attacks happen.
Simultaneously, forensic preparedness also allows authorities to analyze past
incidents and prevent future attacks.
A resilient smart city framework is illustrated below:
Source: Creating cyber secure smart cities, PwC.
Investment in cyber security plays a significant role in boosting development,
without compromising on data privacy and security, for any smart city project to
succeed.

4. CITIZEN ENGAGEMENT
A social fabric remains the core of smart cities. The way forward for smart cities
development is to be community-driven, rather than mere focus on technology
investment.
Urban planning must focus on the root cause of problems to design better services
that yield tangible results. Which means technology alone is not the change agent.
Citizens are the main catalyst that accelerates smart city initiatives. Citizen-
government dialogues are fundamental to the execution strategies, especially to
elevate real-time feedback to map intelligent technologies with human behaviour.
Understand that social change is intertwined with educational and cultural aspects,
the best approach is to ensure digital mindsets and literacy amongst citizens as
well as visitors. Local leaders can introduce the smart city concept with an open
portal for individual contribution. After all, the success of a smart city can only be
determined by the degree of citizen involvement in creating a livable city.

With various projects booming across the planet, the future of smart cities is
happening right now. From IoT advancement, 5G revolution, autonomous mobility,
renewable energy installation to AI-powered healthcare, public services and
advanced data analytics, cities are changing, and people are changing with them.
Q7
Discuss in detail about the legislative and fiscal tools implemented by government to
combat land speculation.

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Q Write short answer on any TWO:
8
a) Briefly discuss the interrelated plans used for the implementation of the urban development
planning system.
he basis for integrating energy aspects in planning processes is a thorough understanding of the existing
urban planning process in a given city. Such a process should include all phases (see graphic below),
steps, stakeholders and their related activities/responsibilities as well as instruments and tools used in
planning urban development projects.
In most cases the main planning instrument of a city such as the zoning plan or land use plan needs to be
adapted when new projects are being developed. However, it is important to not only show the final,
official steps when adapting the zoning plan. The process map should depict all phases including the early
planning steps, feasibility and master plans, the permitting process and final implementation. It should also
show some decision points or paths during this process for instance criteria for special procedural steps or
competitions. It might also be helpful to develop two process maps: one for the procedure of new
development areas and one for transformation areas.
The principal phases of an urban planning process are:
1. Preparatory / exploration phase
2. Feasibility / planning phase
3. Formal planning / zoning phase
4. Design and implementation phase
5. Operational phase
The following figure shows an example of a “typical” simplified urban planning process for a new
development area.

b) How building regulation is used as a tool to regulate land use in urban area ?

Zoning is a planning control tool for regulating the built environment and creating functional real estate markets.
It does so by dividing land that comprises the statutory area of a local authority into sections, permitting
particular land uses on specific sites to shape the layout of towns and cities and enable various types of
development. Zoning has a relatively short history as a tool for land-use planning. It determines the location,
size, and use of buildings and decides the density of city blocks (City of New York 2015a).

Why is zoning necessary?

The purpose of zoning is to allow local and national authorities to regulate and control land and property
markets to ensure complementary uses. Zoning can also provide the opportunity to stimulate or slow down
development in specific areas.

The planning and zoning process functions differently around the world and is controlled by different levels of
authority. Most commonly, a local authority such as a municipality or a county controls zoning (as in Australia or
the United States) whereas in other cases zoning is implemented at the state or national level (as in France or
Germany). Sometimes zoning is governed by a combination of the two approaches. Beyond these immediate
controls, additional regulations that affect zoning are often used, such as planning scheme overlays in Australia
or impact assessments in Germany.

c) Briefly discuss “Negotiated Land Acquisition Act”

Land acquisition is the power of the union or a state government in India to acquire private land for the
purpose of industrialisation, development of infrastructural facilities or urbanisation of the private land, and
to compensate the affected land owners for their rehabilitation and resettlement.[1]
Laws that govern land acquisition in include the Indian Tramways Act, 1886, the Damodar Valley
Corporation Act, 1948, the National Highways Act, 1956, the Coal Bearing Areas Acquisition and
Development Act, 1957, the Petroleum and Minerals Pipelines (Acquisition of Right of User of Land) Act,
1962, The Land Ports Authority of India Act, 2010, the Metro Railways (Construction of Works) Act, 1978,
the Railways Act, 1989[2][3] and the Right to Fair Compensation and Transparency in Land Acquisition,
Rehabilitation and Resettlement Act, 2013 (LARR) and which came into force from 1 January 2014.[4] Until
2013, the Land Acquisition Act of 1894 governed land acquisition in India. On 31 December 2013, the
President of India promulgated an ordinance with an official mandate to "meet the twin objectives of farmer
welfare; along with expeditiously meeting the strategic and developmental needs of the country". An
amendment bill was then introduced in Parliament to endorse the Ordinance. Lok Sabha passed the bill,
which awaits passage by the Rajya Sabha. On 30 May 2015, President of India promulgated the
amendment ordinance for third time.[5][6][7][8][9] Union Government of India has also made and notified
the Right to Fair Compensation and Transparency in Land Acquisition, Rehabilitation and Resettlement
(Social Impact Assessment and Consent) Rules, 2014 under the Act to regulate the procedure.[10] The land
acquisition in Jammu and Kashmir is governed by the Jammu and Kashmir Land Acquisition Act, 1934.[1

d) How demonitisation has affected the real estate market of India.

. The collected data analyzed and interpreted by the researcher through various statistical tools. This
study find out that the demonetization greatly affect the real estate in Bengaluru. 7.6 percentage fall in
the market price due to demonetization, 10% drop in supply of new owner properties for sale, post
demonetization and also between 5 to 10 percentages of buyers have shifted from "buying" to now
"renting". Introduction Real estate is "property consisting of land and the buildings on it, along with its
natural resources such as crops, minerals or water; immovable property of this nature; an interest
vested in this (also) an item of real property, (more generally) buildings or housing in general".

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