MBA 617STAKE HOLDER & COST BENEFIT ANALYSIS OF AP GREEN FIELD CAPITAL DEVELOPMENT PROJECT

Submitted By:G V S Rama Krishna

Saibal Gupta

Shiva Kumar R

Winston James

ContentsFocus3Factual Context of Project:4Maps of the project:4Current status of the project:5Current economy:6Andhra Pradesh Capital Development Land Pooling and Land Acquisistion6Capital for World Class Capital:9Stakeholders11Qualitative Cost Benefit Analysis:13Socio- Cultural:14Environmental:15Economic:15Conclusion:17References:19

FocusAfter Bifurcation, the Residual Andhra Pradesh has contemplated an ambitious capital development project. As a part of this, it has come up with an inclusive Land Pooling process approach rather than the conventional Land acquisition. Moreover, this Capital development has a complex of stake holders right from the farmer, Parting his Land, to the Center for Livable cities, Singapore who accepted to provide master plan for free to this project.While the initiative is novel in many aspects and beneficial, the main focus of this Course Project is to understand the spectrum of stake holders present in this ambitious Green Field Capital Project and present our understanding of the real beneficiaries of the project. This project also aims to highlight the costs to be incurred for this project from the following three perspectives Social, Economic & Environmental.However, the quantitative rigor required for Stake Holder and Cost benefit analysis, in their stricter sense, is not present this report as it is not a field study project based on primary data. Nevertheless, it serves as a starting point for a reader looking to comprehend this issue on a qualitative level. The data used for this project is from the secondary resources like the main stream media and the umpteen number of regional news media including sixteen Telugu news channels. This data is coupled with the past living experiences of the report writers in the proposed Capital Region. The flow of this report is like this: It starts with the factual context of this issue followed by the overview of livelihoods of people in the region. Then it goes on to explain the nuances of Land pooling vis--vis before proceeding further to the stake holder analysis and their costs and benefits.

Factual Context of Project:

During bifurcation of Andhra Pradesh and Telangana, AP has lost Hyderabad as its capital and it is determined to construct a world class capital to the state. After a series of surveys and discussions, the AP government has decided to construct a new Greenfield capital at Thullur in Guntur District near Krishna River. The availability of physical and social infrastructure were seen as the major influencers in selecting the capital region on the banks of river Krishna.The capital region would span across more than 32,000 acres1 and the land needed would be collected by the land pooling process from the farmers.The soil in the villages around Thullur, is one of the most fertile and has multiple crops across the seasons. Owing to the proximity to the river, they would remain fertile for the next few decades. There exists a rich diversity of crops. Around 120 different types of crops are grown in these lands1. The climatic conditions of the region are quite stable and rainfall is also not scarce.The villages marked for the capital region include two kinds of villages one with irrigated multi-crop land (within 5 km from the river) and the others (mostly rainfed land). The whole economy of these villages is agricultural economy. It was estimated to be around Rs. 10002 crores every year. Also the people living in these villages earn a secure livelihood from agriculture. This includes, land owners, share croppers, tenant farmers and agricultural workers. Also, a large no. of labour force has migrated to be residents who majorly work in these lands. Maps of the project:The new capital is proposed to come up in the Vijayawada, Guntur, Tenali and Mangalagiri (VGTM) region. The proposed layout includes the following salient features: The capital region between Vijayawada and Guntur will include two ring roads a Regional Expressway and an Outer Regional Expressway and several radial roads including Capital City Bypass and Vijayawada Bypass connecting various towns to the core capital region. Highways will connect the region to Vishakapattanam, Chennai, Hyderabad, Raipur, Kakinada, Kurnool and Bangalore. A dedicated railway freight corridor will connect to New Delhi via Hyderabad.

Courtesy: The Indian express, dated April 1

Current status of the project:As per the latest news that was published in newspapers, a layout for Andhra Pradeshs new capital region is ready, that has been prepared by Singapore. After few modifications that were sought by the AP govt., it would be published. The modified plan is expected in six to eight weeks. For now, they have phase-I of the master plan - The Capital Region Plan, spanning 7,325sq km. The core capital will have the secretariat, Raj Bhawan, legislative assembly, and high court. The government is hopeful of funds from the Centre to build roads, civic infrastructure, quarters for ministers and government officers and staff.The Capital Region Plan forms the larger framework upon which the Capital City Plan and Seed Development Plan will be made. These plans are set to be delivered after July3.Current economy:

It is estimated that the Current economy of the proposed capital region is a strong1000 crore2. The mainstay of these villages was agriculture and petty commodity production where they grow vegetables, fruits like guava and bananas, paddy, sugarcane, cotton and in a few cases flowers. In the more fertile villages, vegetables are the most important corps. Abundant supply of water is an added advantage. In certain areas, groundwater is available at about 50 feet2. During monsoon, groundwater is available at about 30 feet. Earnings can be as high as Rs 1.5 lakhs per annum2 (in the case of those growing vegetables) in these regions.

Andhra Pradesh Capital Development Land Pooling and Land AcquisistionLand acquisition is the process by which the central or state government takes ownership of land which belongs to its citizenry for various developmental activities such as building industrial parks, mining purposes, erecting dams, defence projects, infrastructure projects and similar economic activities. But this activity has seldom been without protest and mostly against the wishes of the land owners. Be it the Narmada valley dam project, the Tata Singur project or the coal mining expansion at Korba, these projects have been marred by agitations by the local folk often involving violent clashes between the state and the localities. The compensation provided to the affected people is often inadequate for their sustenance. Also, as these projects generally involve the rural population which comprise mainly of farmers, landless labours and daily wage earners from the backward classes, they are often deprived of their very source of living as they are unable to find similar occupations due to loss of land in their rural area and lack of skills to engage in any job activity in urban landscape where the standard of living is still higher.The proposed capital development of the residual state of Andhra Pradesh after its bifurcation with Telangana, to be called as Amaravati, is to be located on the banks of river Krishna between Vijaywada and Guntur. This plan requires about 30000 acres of land in the first phase of development which also happens to be the most fertile land in the country for multi crop agriculture. For this purpose the State has sought to implement the largest land pooling process in the country in lieu of which the State government proposes to come to an agreement with the local population whereby each family which has legal document of their land (patta), who provide 1 acre (4840 square yards) of land will get 1000 square yards of developed land in the capital region along with 300 acres of residential land for the farmers who presently own the most fertile lands (jareebu) in the region whereas 1000 square yards of residential land along with 200 acres of commercial land to the farmers with comparatively less fertile lands (dry land). The families owning assigned lands (land assigned by the government to the landless poor) which falls under the jareebu category would draw 800 square yards of residential area along with 200 square yards of commercial land whereas land belonging to the dry land category would get 800 square yards of land in the residential area along with 100 square yards of commercial land in return for every acre of land.This land re-adjustment procedure is based solely on the grounds of financial speculation that the developed land in the capital region being offered (in future) will be of far greater economic worth than the present market value of the land that they own. But the ground reality is often different than the rosy pictures which are painted by the state officials who rarely consult the affected parties before coming up with their proposals. Even in this case, the local people were not involved in the consultation process while coming up with the compensation package. While observing the unfolding of events from different vantage points, one can look at the farmers from the economic aspect solely and find how this development may cripple their financial resources. Their land did not support only their present generation, but also their ancestors and would have provided economic security to their descendants too. But the present compensation package, whereby they would draw an annual compensation of Rs. 50000/- for the plots which are most fertile (alluvial soil jareebu) with annual increase of Rs 5000 and Rs. 30000/- for the comparatively lesser fertile plots (dry lands) with an annual increase of Rs 3000 for 10 years, is a gross miscalculation on the parts of the officials involved as this is hardly enough to sustain a family till they are provided their promised share of land in the capital region. Even then, a family would not be in any position to carry on with their livelihood in the absence of agriculture, which has been the sole occupation which these native people are skilled in. In such a scenario, the family would be left with not many options other than selling of the plots in the capital region and migrating to other places. This would amount to onetime payment with no further guarantee of earning livelihood. Yearly income at present vary widely - for some peasants at around Rs.70000 per acre per annum while some others who own plots on the most fertile soil and engage in multi crop agriculture earn upwards of Rs 500000 per acre per annum.[4] Still other farmers who practise horticulture can earn even higher. Digging just 20 feet is enough to tap the groundwater in this region.[5] So it doesnt make economic sense for these farmers to part with their land. Similar or rather worse is the case, if we look at the landless labours. These people would not be part of any financial benefits package and would be deprived of the agriculture based jobs on other farmers plots which they were depended on. This part of the population which is often overlooked ultimately results in their migrating to the slums in the urban settings. Although the present government has promised to provide this marginalized section of society with infrastructural development jobs under the NREGA scheme in the capital development plan, it is anyones guess as to how many of them would actually land up with jobs as the development activities would be carried out through the Public Private Partnership (PPP) route. Also the major developers would be from foreign countries like Japan, China and Singapore.The state government plans to acquire the entire land through the land pooling process though if this scheme doesnt materialize the government would acquire the land forcibly by using the Land Acquisition Act. Also, as the local people were not kept in the loop while formulating the compensation packages nor the roadmap for the process of land acquisition and all its clauses, the picture is slowly getting revealed as to how this land pooling scheme is not the win-win situation as being portrayed by the government and certain sections of the media. As of date consent for 32469 acres of land has been obtained from the local people as the preliminary step of the land pooling process. But while collecting the first payment of the demand drafts being distributed by the government for abandoning farming (deadline of 1stMay,2015), people found out in return they needed to sign on various documents at 44 different places with clauses which mentioned that they needed to forego their rights of going to court in case of any disputes. Also once the land in the capital region is handed over to the farmers in the proposed pooling share, subsequent development of the land would be the farmers sole responsibility and the government would not provide any assistance of any sort. It is because of this that many farmers have refused to collect their payments as they believe the government is arm twisting them to deprive them of their rights over their land.Benefits promisedThe compensation package in addition to the benefits mentioned above, also includes some other benefits to make the pooling system appear attractive and gain popularity amongst the locals. Some of the important points mentioned are as follows [7] Providing Land Pooling ownership certificate without the payment of registration fees as also the registration fees for agreements made during the course of land pooling Onetime fee waiver of agricultural loan of up to Rs 150000 per family To provide housing for the homeless people in the region Interest free loan of up to Rs. 2500000 to families for self-employment. To provide educational and medical facilities for the local people residing as on 8th December, 2014 To build old age homes To increase the limit of working days under NREGA till 365 days every year. Impart skill development training to the farmers, agricultural labourers and the landless labourers along with stipend.Capital for World Class Capital:As the plan is to build a world class capital, it can only be realised through a huge capital. To put this in perspective, an upcoming planned city in Saudi Arabia, King Abdullah Economic City, is being developed at a whopping cost of 6 lakh crore INRa. So that is the cost of developing a world class city in the present times. The rhetoric to build a world class city in reality needs lakhs of rupees. Can this be possible in Indian context? Who is going to fund this? Let us analyse. Central Governments Role:The AP State Reorganisation Bill, 2014 promises the following for the successor state of Andhra Pradesh form the central government.The Central Government shall provide special financial support for the creationof essential facilities in the new capital of the Successor State of Andhra Pradesh includingthe Raj Bhawan, High Court, Government Secretariat, Legislative Assembly, LegislativeCouncil, and such other essential infrastructure.The Central Government shall facilitate the creation of a new capital for the Successor State of Andhra Pradesh, if considered necessary, by denotifying degraded forest land.bThe above provisions clearly show that the support of central government is just limited to few administrative buildings. The second offer by central government to denotify the forest land has become redundant given the fact that the state opted for a fertile and densely populated land by the side of a river for its capital.

Role of AP govt:After bifurcation the successor AP state is in a serious financial crisis. In the recent state budget the finance minister has projected an estimated revenue deficit of 7300 crores and a fiscal deficit of 17584 croresb. Given this situation there is no way that state can spend much on capital development.But what is interesting here is that the state has formed an authority called AP Capital Region Development Authority (APCRDA) with proposed capital region as its jurisdiction. A mere reading of one of the powers of this authority gives the complexity of stake holders present in this project. This is as followsThe Authority may assign, on such terms and conditions, as may be agreed upon, the task of providing and maintaining any utility, amenity, service or facility, within the area of its jurisdiction, to any person or licensed developer or agency including an association or body of individuals, whether corporate or not and permit them to collect such user charges from such beneficiariescGoing by the above definition the Land so pooled can simply be given to a person or corporate for mere real estate development purposes. The situation here becomes all the more painful when such a land is a multi-crop land. Obviously, state cannot develop all the amenities as it is short of finances. So this means even the basic amenities are developed under PPP model with the developer charging user fees. If that is the case what will be the cost of living in such an area. How is a Land less labour going to survive? All he can do is migrate.Also the Singapore government has agreed to provide Master plan for the city for free and undertake development activities in return of Land at places near to Krishna River in which it develops Residential, Commercial & Entertainment zones with the help of its local partners.Given the network of entities present in this project any analysis of this can be made only by a clear understanding of the stake holders involved in the project. Below is an indicative list:

Stakeholders

Andhra Pradesh GovernmentThe Andhra Pradesh government wants to build the green field capital on the most fertile lands of the state, if not the most fertile lands in our country. The government has put a lot of pressure on the farmers to give their land. If any farmer doesnt agree to give his land, the government authorities will either acquire it compulsorily or the land would be declared as green belt after which the farmer will not be able to develop the land or sell it. So, the farmers are left with no other option rather than to surrender their land to the government.Kallam Narendar Reddy of Penumaka village, Tadepalli mandal in Guntur district, said that he had nursery on two acres of land and earned Rs 10 to Rs 14 lakh per year. He added that if he sold the land, he would get around Rs 6 to 7 crore. However, in the land pooling system, the government has said that it will give only Rs 15,000 to Rs 25,000 per year.[s2] The cost of the construction of green field capital is estimated to be around 3 lakh crores. The state budget of Andhra Pradesh for the year is 2015-16 is 1.13 lakh crores. With insufficient government funds, there is no way they would be able to construct the capital without the funds from private investors. The major sources of funds are from Singapore government and real estate investors who would invest only if they are to get high returns. The government would invest high parts of its funds in developing the capital at the expense of developing other parts of Coastal Andhra and especially Rayalaseema which is not well developed. This would result in regional disparities. To sum it up, the AP government attempts to build Singapore like capital (a country in which 0.5% of total land area contributes for agriculture) in one of the most fertile lands and agrarian states of our country, and destroy the agriculture economy of the country by Rs1000 crores per year at the expense of livelihood of the farmers, landless labourers from that region.

Landless labour:There are about 1, 00,000[s1] people in that region who depend on agriculture would get affected by the land pooling process. Among them, 85 % are small farmers and landless labourers including women Entrepreneurs who currently earn 200-700 per dayS1. If there is any section of people for whom the disadvantages outnumber the benefits and rewards in a huge manner from the land pooling process, its the landless labourers. These are the people who are going to get hit hard as their entire livelihood is dependent on farming. By taking away their jobs, they are left with nothing. They wont have food to eat, water to drink, shelter to live. They are going to get added to the millions of people who have been displaced in India.The state government announced that it would provide a social security allowance of Rs.2500 per month for these landless labourers and also jobs such as carpentry, tailoring, brick unit, construction etc. They would need to take up jobs which are entirely new to them and they wouldnt have the respective skills. There is no guarantee that they would get permanent employment with fixed salaries every month, some of them might not get an employment too. For example, the landless labour who get into construction sites might not get continuous income every month because he would become jobless after the completion of a construction.Land owners:They constitute a significant portion of the people, but most of them are small farmers. Small farmers would get affected in huge way because of loss of livelihood and the monetary benefits they would get is very less.The government promises to provide 836 sq m of residential plot and 167 sq m of commercial land for every 0.4 ha of land farmers would lose. In fertile areas like Tullur, farmers will get an additional 84 sq m of commercial plot. Those owning rain-fed land will get Rs 30,000 a year with an annual increase of Rs 3,000, while those who own jareeb (alluvial soil) and grow multiple crops, will receive Rs 50,000 a year with an annual increase of Rs 5,000.[s5]The land rates have increased between 5 to 10 times since a year ago. Some of the farmers might be tempted to sell their lands to real estate developers and other investors who are luring the farmers. If they sell their land, it might end up in disaster, if not now, at least few years from now. Singapore Companies:The Singapore government will help draw up the master plan and develop the new capital city of Indias Andhra Pradesh state in a first-of-its-kind collaboration between Singapore and another country. A Memorandum of Understanding (MOU) was signed on December 8th, 2014 in Hyderabad between International Enterprise Singapore and the Infrastructure Corporation of Andhra Pradesh.s3AP government is banking on Singapore-based companies to participate in various port, airport, industrial and tourism projects. For example, Sembcorp is investing $4 billion to build two coal power plants with Gayatri Energy Ventures in Krishnapatnam[s4]. In the name of development, its the Singapore government and Multinational companies who are going to reap the maximum benefits by stamping their authority in the new capital city of AP.Also the Singapore companies would develop the land with the help of their local partners. This is where the inter link between politics and business becomes vivid as it is anybodys guess who those local partners would be.Having understood all the stake holders present in this project let us analyse the benefits and costs incurred for the parties involved, the environment and the state economy as a whole and understand who stands to gain and loose most.Qualitative Cost Benefit Analysis:

No kind of assessment be it environmental Impact assessment, Social Impact assessment has been done for this project. The rationale given by the state government for this is that all of them are required only in case of Land Acquisition and here the government is adopting a farmer friendly pooling process to which farmers approved voluntarily.The problem with this argument being is the voluntary coming forward of few wealthy landlords is sufficient to go ahead with this project. Are they the only one who is paying the costs for this project? Even many of those landlords are unwilling to submit their land as in few places near to Krishna River the horticulture farmers earn far more than the proposed benefits.A simple cost benefit analysis reveals who the real gainers are from this project. As this not a field project the analysis is not based on the quantitative first hand data but on the secondary data and the past living experience of this report writer in that area. Here the analysis is done from three perspectives-Socio-Cultural-Environmental-EconomicSocio- Cultural:

Just by the side of the Capital Region, on the other bank of the Krishna River, is the famous city of Vijayawada. It has very famous flower and fruit markets and majority of them are sourced from the proposed capital region. This shows the extent of dependence of livelihoods on this region. At a time when creating markets for Agriculture and allied products has become a herculean task for governments, here is an example where the well stablished farm to market linkages are being snapped with a huge loss of livelihoods.The whole idea of transforming AP into Singapore is in itself flawed. Singapore is an island nation on a sea and they have created a port based economy that suits best for them- trying to emulate the same on an agricultural rich land is dangerous not only economically but socially. Gambling clubs, Racecourses, Casinos are going to replace these rich fieldse. Even if we were to assume that the farmers realise the promised real estate gains, where they are going to park this money is anybodys guess given the lavish life around them. Moreover the Landless labour will start settling at a corner of this new city forming slums. In such an unequal society why would crime rate not increase?All this costs, as claimed by the state, are to attract multi-national corporations in to the state. MNC do not necessarily require a river side land to survive nor do they require agricultural Labour to work for them. Just for the sake of having a luxurious river side life to few many are paying through the loss of their livelihoods. Andhra Pradesh has many barren, under developed lands, degraded forest lands especially near to Arid Rayalaseemaf region which, if provided with adequate infrastructure, can well attract investments, as all that is needed for investor to come is a market and some basic infrastructure. However, if the real motto is to make a real estate business in the name of development then the river side land becomes a necessity.Environmental:

The entire success of this Land pooling activity depends on how best the demand for the land in the area is created. For this to happen, lots of urban middle class should be willing to migrate to the capital area. This can happen through the creation of employment which requires huge concentration of industrial clusters in this region.The Krishna River which is hitherto largely unpolluted in AP will now be efficiently used to its potential. It all set to become another Ganga in Kanpur. While industries are required for the growth of a state, they are to be planned with due regards to environmental impact assessment. The problem here is a Land is selected and for it to gain its real estate value a large concentration of industrial clusters are to be brought in to it. In this kind of modus operandi environmental considerations are bound to get a go by.Moreover, according to few ecologists a city on the upper reaches of the Krishna will destroy the river and make the Krishna-Godavari region prone to flooding.Economic:

It is estimated that the Current economy of the proposed capital region is a strong1000 crore Agro based economy. Even if the plan of the government is to make it a 1 lakh crore economy is realised, the problem being who is going to benefit from such an economy. Large corporations from Singapore and japan collect huge user charges for the infrastructure created. Corporations become wealthy. Real estate brokers make a killing. Can that really trickle down? What does an ordinary state citizen get other than the plate meals which now costs only 25 rupees becoming double or triple? Is snatching the livelihood of a lakh people is the only way to create employment of few thousand white collar jobs?

Inclusive Development?This is how the land pooling scheme agreement document reads and it does mention about the participation of people in the development process.This is to submit that I / we have read/got explained and understood the provisions of the Land Pooling Scheme vide reference above and the detailed notified rules. I / We wish to become partner(s) in the development process under the said Land Pooling Scheme and am / are willing to surrender the prescribed land under schedule 2 under the Land Pooling Scheme.iEconomics is about efficiently allocating scarce resources. Going by that logic is it any efficient to allocate a rich fertile land for a concrete jungle? If proper agro based industries are planned in the barren lands around, and are linked with this strong 1000 crore economy, this can grow in to a thriving business where in an ordinary citizen of the state gets the fruits of such development. This is the inclusive growth which is often reduced to rhetoric.Let us analyse how inclusive/exclusive is this proposed capital development Plan. The government has done with assessments like EIA & SIA claiming that they are required for land acquisition and the land pooling is an inclusive way of developing where in farmers become the owners of the capital as they get their share of developed land. If it is indeed an inclusive way why are farmers not included in the master plan development process?The rules in the land pooling process mentions that the farmers are given the land according to the master plan on a lottery basis. Which means they have no clue of where they will be allocated the developed piece of land. Forum 9.3, which is for agreement of Land pooling scheme reads like this,4. Further, I / we agree to the final allotment of proportionate share of reconstituted land as mentioned in the reference above (whole or part) by CRDA as per layout plan prepared within the framework of approved Development Plans.jInterestingly, the master plan is developed for free by Center for livable cities, Singapore and the Singapore companies Jurong & Surbanak with the help of their local partners play an active role in construction taking a sizeable piece of land in return for cost of construction.

Real estate is all about location of the land and here ironically the owner of the land/farmer who is taking maximum cost has no say on deciding where he gets the land. This clearly shows how skewed is the cost and benefit sharing plan. Imagine a horticulture famer in the region who is now earning around 4-5 lakhsk on his acre foregoing his whole acre and getting a of his acre at a god forsaken place after the initial phase of capital development. He cannot even go to courts for redressal, as the LPS agreement has the below provisionThat the Party No.1 further agree that they will not claim for payment of higher compensation in any court of law and will not be entitled to file any petitions and such petition if field shall be void and illegal and that they shall abide by the orders of the Authority.lThe above clearly shows who the maximum risk taker is in this whole process. A farmer who risks his fertile land for an unknown return with even loss of his right to approach court and a foreign player who draws the plan and does construction and takes his piece of land at a convenient location along with his local partners. It is anybodys guess who their local partners would be given the strong nexus between political establishment and businesses in our country. This defies the basic logic of risk vs. return.

Conclusion:Siva Rama Krishnan committee formed after the bifurcation of the erstwhile AP for the recommendations on the Green Field Capital has considered different locations for the capital and in the process made specific comments about Krishna- Guntur region even before the govt. has announced this region for capital.Guntur and Krishna have the second highest population in the State of nearly 49 lakhs and 45 lakhs as well as a work force of nearly 23.8 lakhs and 20.48 lakhs respectively. Of this work force 65% in Guntur and 56% in Krishna are cultivators and agricultural labourers. Any attempt to convert agricultural land much of which is located along the proposed ring road, into non-agricultural use will seriously displace this work force rendering them unemployed, loss of valuable agricultural land, disappearance of small holdings and farmers and benefit only land speculation and serge profit for the real estate operators.mWhile it is not binding on any government to follow the recommendations of these committees, government should at least take measures to mitigate the concerns raised by a committee. Here, ironically, government has precisely chosen the most fertile lands in this region and coupled that with Land pooling policy which is solely based on Real Estate. So in effect government rather than mitigating the concerns has further aggravated them.Finally, even after all these costs if we pose a question such a capital is needed at all. The answer lies in the recent history of Erst while Andhra Pradesh. The entire Bifurcation of the erst while Andhra Pradesh revolved around the issue of Hyderabad with the successor AP state and its people unwilling to let their dream capital go to Telangana state. The reason for this is much of the development is focussed on Hyderabad leaving the rest of the state.Those who cannot remember the past are condemned to repeat it." Says George Santanaya. the regional disparities in the development and uneven attention to different areas is the crux of the separate Telangana movement. This is precisely what the Successor AP govt is doing even after bifurcation. Rayalaseema region is one of the most back ward regions even in the country and the Uttarandra regions like Vizainagaram & Srikakulam where government is successful in controlling LWE could not succeed in providing basic amenities as in these regions Chronic poverty and destitution have become the patterns of tribal lifen.When there are such a wide range disparities isnt it the duty of the State to prioritise its focus areas? What is the need to focus on already developed Coastal Andhra regions that too by destroying the rich Agricultural land. No rule mentions that High court, Raj Bhawan, and Assembly be in a same area that too in a rich and vibrant capital region dominated by multinationals. Does it mean all these high profile government servants and rich corporates want to create a small heaven for themselves at the midst of a state surrounded by widespread disparities? Even if they wanted to do so, are they doing it at their own cost or at the cost of the same common man whom they claim to serve? These are the simple questions whose answers are difficult to find no matter how much tinkering we do around within the existing systemo.

References:[1] NTv, special-report-on-ap-capital-construction-in-thullur[2] Economical and Political weekly, "Sleepy Backwaters to Real Estate Haven"[3] Economic Times, "NAIDU STIRS UP A STORM WITH LAND POOLING"4. http://www.deccanchronicle.com/140929/nation-current-affairs/article/andhra-pradesh-land-pooling-policy-hit-small-farmers5. http://www.outlookindia.com/printarticle.aspx?2928996. http://www.deccanchronicle.com/150308/nation-current-affairs/article/controversy-surrounding-andhra-pradesh%E2%80%99s-land-pooling-scheme7. http://guntur.nic.in/reports/LPS_rules.pdf[s1] Counter view, Call for Jan Sansad of farmers, landless workers on April 9 against new Andhra capital at Vijaywada[s2] Deccan Chronicle, Andhra Pradesh land pooling policy to hit small farmers[s3] Today, Spore signs first-of-its-kind MOU to develop new capital for Andhra Pradesh[s4] Singapore Headlines, Straits Times: Opportunities for S'pore firms in Andhra Pradesh's new capital[s5] M.Suchitra, Capital Punishment[n]Raman Dixit, Naxalite Movement in India: The State's Response.[j,l]The Andhra Pradesh Capital City (Formulation and Implementation Rules, 2015)[m]Report of the Expert Committee appointed by the Ministry of Home Affairs, Union of India to study the Alternatives for a New Capital for the State of Andhra Pradesh.[b]"The Andhra Pradesh Reorganisation Act, 2014". Ministry of Law and Justice, GoI.[c,i]AP Capital Region Development Authority Act no.11 of 2014.[a]ABN Andhra Jyothi Channel Telecast comparing AP Capial & KAEC.[o]. Class Discussion.Other Sources: Telugu popular, "Facts Behind Land Pooling for AP capital" The Indian Express, "First look at Andhras new capital region, made in Singapore" NDTV, "Pawan Kalyan Takes on PM Modi, Chandrababu Naidu" The Hindu, "Capital: ryots call the shots in realty rush" Economical and Political weekly, "Sleepy Backwaters to Real Estate Haven"