“ Land as an economic variable is exceedingly hard
to get at. The fact that land is open and above board, physical and
concrete, and legally divided into neat, carefully described parcels or lots
does not help one determine the supply of land.”- Schultz
Peri
urban areas signal the outward movement of the edges of cities. Land
resources in the peri-urban areas undergo rapid changes due to multiple
land uses, rapid population
densification, frequent land transactions and incipient rises in land values.
Land is a multifunctional and multidimensional physical resource at the heart
of complex processes that define territories and regions ( Anseeuw & Alden,
2010). There is rapid changes in the land resources in the peri-urban
areas, it further leads to land use changes. Over the years the influence of
the city has spread to the peri urban zones. In course of time IT parks, industries
are set up in the peripheral areas of the city. Therefore peri
urban areas emerged as the engine of economic
growth. There is dynamic changes in the peripheral location with the
establishment of IT parks and subsequent developments and creation of external economies.
As
cities spread and expand further into the countryside, they always absorb
farmland and villages. As a result, the extent of land
transactions increase in the peri urban areas because supply of land at CBD is
limited. Land Market is centered in the
peripheral areas of the city .It include mainly residential commercial and
industrial land transactions. In general, peri-urban areas experience
unprecedented levels of land transactions to prospective buyers and developers
for various land use purposes (Chirisa, 2010a; Chirisa, 2010b). There is a
rapid growth of real estate activities in the peri urban land market though
there is a general neglect of the peri-urban areas by the responsible
authorities, lack of appropriate administrative policies, as well as the nature
of the peri-urban spaces themselves. The unprecedented growth of fringes bring
dynamic changes and frequent land transactions. The peripheral land markets
surrounded the CBD invites buyers and
sellers for various residential, industrial and commercial transactions. The
prevalence of land transactions in the periphery of cities and its
complexities are always a debatable research topic.
The World Bank’s World Development Report, Reshaping
Economic Geography (2008) emphasizes that the policy problem of achieving
greater economic density remains fundamental for areas at all stages of
urbanization. And it identifies the main market failures related to urbanization policies associated with land markets and to improve functioning of (rural and urban) land markets
and the provision of (rural and urban) social services. In peri-urban areas
(PUAs) the interface between urban and rural areas, common and interlinked
characteristics exists, transition leads to land markets expanding and land
becoming increasingly commoditized. As a
result, land transactions in peri-urban areas become more frequent, and
pressure increases to sub-divide land into smaller parcels in order to increase
supply and financial returns. Authorities in peri-urban areas tend to be thinly
spread and unable to carry out land governance and administration functions
effectively in line with the transitional nature of those areas (Siechiping et
al. 2015, Wehrmann and Antonio 2015). This undermines the capacity of the land
administration and land management
practices in the peri-urban areas.
Enforcement
of contracts and economic transactions are at the core of well-functioning
market economies. As emphasized by North, winner of the 1993 Nobel Prize in
Economics, “the inability of societies to develop effective, low-cost
enforcement of contracts is the most important source of both historical
stagnation and contemporary underdevelopment in the Third World”. Cross-country
empirical research shows where the
social and legal institutions that support land and real estate transactions
are weak, as in Africa, Latin America, and South Asia, the most urgent urban
land policy issue may be to establish institutions (rule of law) that
facilitate economic transactions and lower transaction costs. The critical
question at this context is what happens to the land rights and land
tenure relations as the local peri-urban communities themselves become part of
the city; as their farm lands are turned into urban built-up properties and as
the area become residence to large number of urbanities both formally and
informally? The peri urban land market research seeks
to reveal the nature of land markets located in the fringe areas of
the metropolitan cities like Bengaluru where IT industries are located in the
peripheral areas of the city. There is more demand for land resources at the
city center, the supply of land is limited.
Studies
on peri urban land transaction at global level and in India estimates
the extent of land transactions, demand and supply relationship ,effects of land
markets . Peri-urban areas, where there is a rising demand of land for
non-agricultural or urban land uses ,there is competition for land resources
for agricultural and non agricultural purposes
. The unprecedented growth of urban population causes an
exceptionally rapid increase in the demand for urban land. The rising demand
for urban land therefore tends to be met primarily by converting peri-urban
agricultural land at the periphery of the existing built-up area. Peri
urban villages of major metropolitan cities of India
are subject to frequent land transaction in the
past two decades , this drives up the land prices and the land markets are
thriving in the peripheral locations. There is mounting competition for
peri-urban land located adjacent to towns and cities by people of diverse
backgrounds. As a result of these pressures and rapid socio-economic change,
space in the peri-urban area is becoming scarce and conflicts over land rights
are also becoming very noticeable.
The
peri urban edge is the most active frontier of urban development. In the last
decade the urbanization of these rural fringes has
proceeded with high momentum due to the growth of IT corridors in major cities
like Bengaluru. This uncertain dynamic
of peri urban is explained in the context of contested land in the major cities
of India.
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