LAND Acquisition – Execution and Distribution of 45000 Sites
ASHRAYA SCHEME
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In 1992, I was nominated as the Chairman of the Task Force Committee with my experience in executing more than 5000 sites for employees of BEML SOCIETY. Then, Chief Minister Bangarappa passed a government order for all the 224 MLA's to distribute free sites to their respective constituencies. A thousand (1000) sites on government land were to be distributed to the poor section of society. Out of 224 MLAs, I was the only non-MLA who had the experience of executing sites from inception. It was a big task for Uttarahalli constituency, with four Hobli considering
1. Uttarahalli Hobli
2. Kengeri Hobli
3. Yesvanthpur Hobli &
4. Begur Hobli
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Totally 540 villages, Municipalities, Corporations and wards covering an area of 240 km². I was handling the Ashraya Task Force Committee with the problems given by party workers, opposition party leaders, farmers who had been in possession for more than 15 years, land grabbed by landlords, politicians obstructing not to go to government land, and on the other side, the forest department obstructing not to go to government land that belonged to the revenue department. There were politicians who had grabbed government land, and non-cooperation by the government officials. I faced all kinds of problems, being a non-MLA, but still managed to achieve 30,000 site distributions to the poor community in 1992. Uttarahalli is one of the biggest constitutions in India and the biggest constituency in Karnataka.
While doing this work, I was a new person to the constituency, but I overcame all the hectic problems, harassment, handling officials, politicians, party workers, and land grabbers. The farmers who were in possession for 15 years were also dealt with. For this case study, Please watch the Video below.
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Basaveshwara Nagar First Stage
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Sites are located in the first stage of Basaveshwara Nagar, sane guruvarahalli which was formed in 1980 before my entry to the BEML Society. The layout is situated next to Rajajinagar on Eighth Main Road, a prime location where the site is allotted at four rupees per square foot. A total of 750 sites were allotted and registered. When I joined the society, there was pending work on electricity and road asphalting, which I completed as my first task. Additionally, I started a Ganapathy Temple in the layout. which is now well-known for Lord Venkateswara, Lord Shiva, Lord Ganapathy, Navagraha in one place. I also initiated the OM Sakthi Temple in the first phase of Basaveshwara Nagar. The per square foot rate now exceeds Rs.20,000 and our employees became millionaires.
Basaveshwara Nagar Second Stage
This stage is in sane guruvarahalli. Approximately seven acres. Is located next to the first stage of Basaveshwara Nagar and Gruhalakshmi layout. This layout was not developed due to litigation in the court and a stay in the High Court. The landlord was non-cooperative and did not allow to develop the land. The issue had persisted for five years. I convinced and compromised with the landlord to settle the matter and started the layout. As a president supervised the civil work, water line, bore wells, asphalting of road and electricity. These are all self execution done by the society. More than 140 sites been allotted to members, and Todays rate is Rs.20000 per square feet.
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Rajarajeshwari Nagar - Third stage, Fourth stage, Fifth stage and 5th A stage
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Rajarajeshwari Nagar - Third stage, fourth stage, fifth stage and 5th A stages are located in Halagevaderahalli, Kengeri Hobli, Bangalore South Taluk of Mysore Road. The land is full of hillocks, making it unsuitable for residential sites. On behalf of BEML Society the government acquired the land for the third stage, but High Court stay from the landlords stopped further proceedings. After I stepping into the society, I went to all the landlords' houses convinced and compromised. The problem was solved, and the stay was vacated. Then I proceeded to made an award, Land position taken as per land acquisition ACT. Which the government of Karnataka also supported. I initiated plan approval from Bangalore Development Authority by paying 9% supervision fee for self-execution of civil work. In this layout, executed all the civil work, including water line, sewerage line, water tank, borewell, complete water system and electricity. This was the first time in Karnataka that an opportunity was given to execute, self-execution of a full township civil work, Water line, Sewerage line, Electrical system, including erecting polls, laying of wires and erecting transformers. only getting power from the electricity board by paying 20% supervision charges. The layout also included a water tank, a 30-shopping complex, stormwater drain, inception of a school, a power receiving station, a bus depot, a man-made lake, asphalting of roads, and a beautiful club for members and children, all at the rate of Rs.13 per square feet in 1988.
I distributed more than 1800 sites in 1987. In 1987, started acquiring 85 acres of land for the fourth stage formation to allocate remaining members from scratch. Acquired the land with all government proceedings plan approval, executed all work and allocated sites to members at the rate of Rs.18 per square feet in 1989-90, registering more than 1300 sites. Again, in 1990, 175 acres were acquired through acquisition proceedings with the help of the government of Karnataka. The plan was approved by the Bangalore Development Authority, and more than 2300 sites were allocated at the rate of Rs.25 per square feet in 1992. Also, In 1991, acquired 5 acres for the 5th A stage, comprising approximately 80 sites.
Above the third stage, fourth stage, fifth stage and 5th A stage a total of 5555 sites formed the township called Rajarajeshwari Nagar. All work in all the stages is self execution. This is the record in Karnataka State.
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Whitefield in Sixth stage
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Due to a lot of demand and requests from the employee members, I acquired 75 acres in Thubarahalli village in the Whitefield area. During the acquisition proceedings,We faced a lot of problems with the landlords, who did not allow us to enter the land and created many obstacles. Some landlords went to court, and some were very powerful in that area. There was no hope or scope to form the layout in that area. I executed 4(1) notification and 6(1) notification, making an award and taking position, plan approved by the Bangalore Development Authority which was a very tough task. In this layout, All work civil work, Waterline, Sewarage line, Asphalting, Water tank, Electricity was self-execution, and the rate per square feet was Rs.85 with a total of 1250 sites registered. At present the rate per square feet is about Rs.20,000.
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7th Stage layout formed of Mysore Road behind
R V Engineering College
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More than 75 acres of land were purchased, and this was not an acquisition proceeding. The land was converted, and the plan was approved by the local authority. All work was self-execution, and more than 1075 sites were formed and registered. Present rate is Rs.7000 per Sq.ft.
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8th and 9th Stage Layout S.Medahalli &
Handenahalli of Sarjapura Road
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8th stage layout formed of Hosur and Bangalore Highway called Sarjapura Medahalli Anekal taluka. 150 acres were directly purchased from the landlord. Here also, all civil work, including water line, sewerage line, construction of tank, asphalting of road and execution of electricity was self-executed. In total, 2656 sites were formed, plan approved by BMRDA with a rate of 46 rupees per square foot in 2004.
In 2005, 75 acres of land were purchased in Handenahalli, Anekal Taluk of Hosur - Bangalore Highway Road. Here also all the civil work Including Water line, Sewerage line, Construction of Tank, Asphalting of Road and execution of electricity was self executed.1256 sites were formed. Plan approved by BMRDA.Today's rate was Rs.2500 per square feet.
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10th Stage
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The 10th stage was formed in 2010 in Rajarajeshwari Nagar, located in Channasandra village and Pattnagere village. Comprising approximately 25 acres of land, situated on an 80 feet Road, south of Channasandra-Kengeri Road and 80 feet Road West of Tiruchi Swamiji Road connecting Mysore Road. Here also, all civil works including water Line, sewerage line, construction of water tank, asphalting of road, Execution of electricity was self-executed. and a total of 455 sites were formed at the rate of Rs.450 per square foot in 2013-14. present selling rate on Main Road is Rs.20,000 and Rs.15,000 per square feet inside the layout.
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Private Layouts:
Kengeri Satellite Town
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Kengeri Satellite Town, Land was purchased in 2005 located in Kengeri village, in Kengeri hobli, Bangalore South Taluk. The total extent is 30 acres. There was a lot of litigation.
2010 started privately, Litigation is very very critical among partners of those lands. BDA acquired 3 acres of land for road without notification, This is one more problem. Property sold made agreement to more than 4 persons, I Have taken that land as a challenge for solving the problems. I succeeded in solving the problems. Finally I made all the self execution of the the work, civil work, water line, sewerage line, electricity and Asphalting of road. Approximately 600 sites at the cost Rs.125 was sold. Now selling at the rate of Rs.7000 per square feet.
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Airport Meadows
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This land was located near International airport. This land is purchased in 2005. Just 3 KM's from International Airport. The village called Hegganahalli the Airport called Kempegowda International Airport. Totally 45 acres of land with full of coconut trees and other plantations and also with water facilities. I made farm lands without disturbing the nature. Formed layout in between the trees, planting more than 20 fruit plants for each block maintaining all the trees and plants. This is a wonderful layout making concrete road with gated community, Lot of demand. I purchased as agricultural land and I made it converted. This is for documentation purpose only, because agriculture land cannot be transferred or alinated. For each plot minimum of 10,000 Square feet and maximum of 40,000 Square feet sizes. (approximate 806 sites.) And the site Rs.100 per square feet Now present selling rate in 2023 is Rs.3500 per Square feet.
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Tavarekere layout
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This layout and land is located in Magadi Road and adjacent to Kempe gowda BDA layout. Village called Muddayana Palya all together. Total extent 17.5 acres Layout. This layout is approved by BMRDA authority. Here the civil work, water line, sewerage line, asphalting, compound, water tank, Every thing is self execution. Sites sold to Rs.250 to Rs.450 per square feet. Nearly 300 sites is formed and sold. At present, the market value is Rs.2525 per square feet.
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SANTHOSH GARDEN - RR Nagar
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This Layout started in 2010. This is on Channasandra Village Uttarahalli-Kengeri Road opposite to Rajarajeshwari Nagar 10th stage on 80 feet road. Total extent 25 acres privately purchased. In that area, I developed farmlands because the land was full of coconut trees, Coco plants, little coffee seem to be like a plantation inside the city. I never removed a single tree. I projected all trees and formation of road according to the space available in between the trees and farmland. minimum of 10,000 square feet and maximum 40,000 square feet plots formed. rate per square feet inside is Rs.100 per Sq.Feet. and backside is Rs.125 per Sq.Feet. This is not a approved layout not converted, This is totally a farm land, after selling. I only made conversion of this land. Today the rate per square feet is Rs.20,000 on Main Road Rs.15,000 on back side. Total hundred farm sites in 25 acres. This is equally 500 sites farmed in Santhosh garden.
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BEEKNAHALLI - CHIKMAGALUR
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Chikamagaluru in that place the village called beeknahalli. The land is purchased in 2012. Land is located in Bikanahalli village of Chikkamagaluru - Kadur Road near Adi chunchanagiri College. Purchased 7 acres land formed 120 sites. Plan approved by Chikka Mangalore development Authority.
Civil work, water line, sewerage line, electricity, asphalting of road all work is self execution. Sites sold at the rate of Rs.250 per square feet. At present 2023 the market rate is 2000 Rs. to Rs.2500 rupees per Square feet.
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UPPALLI IN CHIKMAGALUR TOWN:
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One More layout in chikmagalur started in uppalli in Chikamagalore town. This area coming under Chikmagaluru municipality, township Authority. This layout started in 2015.
Total extent of land is 10 acres plan approved by Chikmagaluru development Authority, approximate 200 sites are formed. All civil work, water line, sewerage line, electricity, asphalting of road, sewerage plant. All work is completed by self execution. Sites sold at Rs.450 per square feet. Now the market value rate is 2000 Rs to 2500 Rs per square feet.
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BEST APARTMENT
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Not only forming the layout also i constructed one Best Apartment in Rajarajeshwari Nagar. In extent of 1 acre land this land is on 60 feet Road on west a beautiful hillock, on the east connected to Shiva Temple and Shanmukha Temple on Shrungagiri hillock. Pursuing his zeal and commitment to the cars by Dr.Arunachalam conceived the idea of presenting an unique apartment complex to the society and built Best Apartment and exclusive building comprising.
60 flats on the portion of the hillock by levelling its rocky surface Dr.Arunachalam has bestowed his personal attention to this project to overcome lacunae left by other expert builders in the field. constructed with Vasthu for all 60 flats ie. main door entry on East or north, Kitchen situated in south-east, Master bedroom fixed in south-west. More than 50 feet long space opposite to the other Flats. 25 2-BHK flats and 25 3-BHK Flats and 10 single room flats.
This apartment is constructed on rock. Kept windows, avoiding visibility from window to window, or window to balcony. Total privacy to individual flats, no visibility of opposite doors or neighbour doors apart from single row, construction to ensure ample light and cross ventilation. The Bridge was also been constructed to connect to the apartment to the adjoining hillock to facilitate the residents to easily access Shiva Temple and Shunmuka Temple on shrungagiri hillock. On East side, To compromise vasthu apartment is connected to the shrungagiri hillock.
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