Introduction: A Brewing Land Crisis

India’s rapid urban expansion, particularly in metro cities like Bengaluru and Mumbai, has triggered fierce competition for land between agricultural, industrial, and residential uses. The recent farmers’ protest in Devanahalli over proposed land acquisition highlights growing tensions in peri-urban zones. Without a comprehensive land policy, India risks compromising food security, ecological stability, and social equity.

Drivers of Urban Land Demand

• Rapid Urbanisation: Cities like Bengaluru have seen exponential growth, increasing pressure on surrounding land.

• Industrialisation Push: Governments aggressively pursue industrial corridors and parks to attract investment, often at the cost of agricultural land.

• Real Estate Boom: Escalating land values incentivize private and public players to convert farmlands into residential or commercial projects.

Impact on Farmers and Rural Livelihoods

• Loss of Ancestral Land: Farmers are often dispossessed of land with inadequate compensation or rehabilitation.

• Erosion of Livelihood: Agriculture remains the primary livelihood in many areas, and land loss leads to economic insecurity and distress migration.

• Case Example – Devanahalli: Protest against acquiring 1,777 acres for an aerospace park was resolved only after political intervention.

Environmental Degradation

• Urban Expansion and Ecology:

  • Bengaluru: Built-up area rose from 8% to 93% in 50 years; 79% of water bodies lost.

  • Aarey Colony, Mumbai: Construction on wetlands and woodlands for metro shed despite ecological significance.

• Carbon Footprint: Conversion of agricultural land releases stored carbon and contributes to climate change.

• Biodiversity Loss: Encroachments on forests and wetlands lead to habitat fragmentation and pollution.

Infrastructure and Urban Dysfunction

• Unplanned Sprawl: Peripheral urban areas often lack basic services such as water, roads, and sanitation.

• Water Crisis:

  • Bengaluru: 50% of water needs met by borewells; 2024 saw supply cuts.

  • Groundwater depletion in cities is becoming irreversible.

• Encroachment and Rule Violations: Inadequate planning and regulation enforcement lead to illegal constructions and commercialisation of residential zones.

Interstate Competition and Misaligned Priorities

• Investment Race: States compete to attract industries by offering large land parcels, ignoring local ecology and livelihoods.

• Case Example – Amaravati: Acquisition of fertile land in Andhra Pradesh despite expert opposition.

• Short-Term Political Gains: Land governance tools like master plans or land acquisition laws are often misused for vested interests.

The Missing Framework: Why India Needs a National Land Policy

• Policy Vacuum: Current land-use decisions are ad hoc, reactive, and politically driven.

• Need for Balance: A national land policy must harmonise:

  • Urban growth with farmland protection

  • Industrial location with ecological zoning

  • Economic development with environmental sustainability

Key Principles of a Forward-Looking Land Policy

• Historical Guidance (1965 Committee):

  • Optimum social use of land

  • Affordable urban land supply

  • Community-led land development

  • Prevention of land ownership concentration

• Industrial Location Strategy: Place large industrial hubs at least 60 km away from urban cores.

• Preservation of Environmental Assets: Protect green zones, wetlands, and water bodies with strict zoning.

Conclusion: Way Forward

India stands at a crossroads. Without an integrated and enforceable land policy, the nation risks undermining its food, water, and ecological security in its pursuit of urban growth. The time for decisive policy reform is now, involving all stakeholders—from farmers and citizens to planners and industry.

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