How green was my valley

Farmers in areas abutting Greater Chennai Corporation (GCC) in Kancheepuram district are in a bind as they have not received lucrative offers for their arable land despite their willingness to sell. 

Increasing input cost, continuing drought conditions and reduced crop yields have resulted in many wanting to sell their acreage and enjoy their last days. 

D Srinivasan, a farmer in Thandalam says, “We know that when the city continues to expand, increasing pressure will result in our land becoming useless as yields will drop due to groundwater contamination. So, I feel it will be better to sell it when the price is right.” 

Reiterating this farmer’s views, S Puroshothaman of Aambakkam village says things are difficult. “We do not find affordable agricultural labour. Earlier, agricultural labourers would be satisfied with a maximum daily wage of  Rs 70; but nowadays they demand over Rs 100 and when we work out the cost, farming is totally a loss- making operation,” he says.

While Srinivasan raised sugarcane on his 7 acre plot, Puroshothaman cultivated paddy on 10 acres. As both crops are water- intensive, the present drought conditions have exacerbated their livelihood. “This is why we feel it will be better for us to sell our land,” they add. 

Harvest issues: Though Purushothaman planned to cultivate cane, he gave up the attempt when he realised that he would have to register his acreage with a sugar mill and then await cutting order for cane when it was ready for harvest. “I was told that cutting orders were based on seniority (based on who register first). I realised that when my turn eventually came around, it would be peak summer and the cane would soon dry and I would finally be paid an amount which would not  be equal to the money I invested.”

But if farmers are eager and willing to sell, real estate buyers are not ready to buy. Real estate dealer K Palani of Vellore, who has numerous layouts to his credit in both Vellore and Kancheepuram district said, “The present norms fixed by the state government, where we have to get approval of the department of Town and Country Planning (T&CP) for all the land we purchase for real estate layouts, has made it totally unprofitable.” 

No cakewalk for realtors: Agreeing that this was the right time to buy land as the drought would make many farmers sell, to keep the wolf from the door, Palani added,  “Earlier, T&CP approval was necessary only for land purchased in urban areas whereas in rural areas, approval from the local panchayat was enough. As if this was not enough, T&CP is known for its delays which could be as long as a year if not more, for approval despite kickbacks.” 

“Earlier we would plan 20 plots each measuring 30 x 50 on an acre. Now, with the government demanding that we provide drains, overhead tank, parks and roads we can plan only 12 to14 plots which results in profits being affected,” Palani says.  “And no real estate person will be willing to reduce his profit as it comes in instalments and not in a lump sum” he added. 

Real estate dealer D Saravanan of Kancheepuram points to the cascading effect. “What the government does not realise is that estate dealers provide work for nearly 500 people when a project is on. This includes masons, workers, plumbers, electricians and those involved in iron work including binding iron bars. Earlier the government’s blanket ban and demonetisation affected the trade. Now it is the T&CP order which affects us,” he adds. 

“The government also loses revenue as earlier nearly 25 land registrations were the norm in all the 578 registrar offices, but today this number has nearly halved,” Palani says.   

For converting agricultural land for non agriculture purposes, the owner has to apply to the relevant authority with copies of prescribed documents like rights, tenancy and crops (RTC), mutation extract, original sale deed showing land ownership or partition deed for getting the same through inheritance, latest tax receipt and certified survey map.  RTC has details of total extent of land, names of present and previous owners, soil type, crops, mortgages if any, and other details. Mutation extract refers to the mode of property acquisition. RTC, mutation extracts and certified survey map can be had from the revenue inspector. Land conversion is confirmed only when the deputy/assistant commissioner issues a conversion order authorising jurisdiction. The order mentions if the land is converted for residential, commercial, industrial, public or semi-public use. In addition to the conversion order, a conversion certificate from the tahsildar confirming the conversion order and the conditions contained, has to be obtained. The entire process could take more than a year.

Jan to June 2014: Rs 400 to 550/sqft 

July to Dec 2014: Rs 500 to 650/sqft 

Jan to June 2015: Rs 450 to 550/sqft 

July to Dec 2015: Rs 525 to 650/sqft 

Jan to June 2016: Rs 400 to 500/sqft

July to Dec 2016: Rs 350 to 450/sqft 

March 2017: Rs 450 to 650/sqft