Consulting – BNB Land Consultancy

Consulting Due Diligence Land Acquisition

Policy Review and Modernization of Land Acquisition & Rehabilitation Frameworks for the Government of Odisha

Client: Government of Odisha

Sector: Government

Location: Odisha

Year: 2025

Project Head: Binod Chandra Mishra

Benchmarking Best Practices to Foster Sustainable Development and Community-Centric Growth in the State

BNB Land Consultancy was entrusted by the Government of Odisha to undertake a comprehensive diagnostic and modernization initiative for its land acquisition and rehabilitation policies. This involved a multi-faceted approach, beginning with an in-depth, clause-by-clause analysis of the existing Odisha R&R Policy, 2006, and the Odisha RFCTLARR Rules, 2016, to identify gaps and areas for enhancement against the central RFCTLARR Act, 2013.

This was complemented by an extensive comparative study of legislative frameworks and best practices in high-growth states such as Gujarat, Maharashtra, Karnataka, and Tamil Nadu. The assignment synthesized these findings with an analysis of on-ground implementation challenges prevalent in Odisha. The final and crucial phase of our work focused on translating this research into actionable legal instruments, including drafting precise amendments to the state’s policy and rules and developing detailed Standard Operating Procedures (SOPs) to ensure consistent and transparent execution.

Assignment Details:

Our engagement encompasses the complete policy lifecycle, from foundational research to the delivery of implementable legal instruments. We are undertaking a meticulous clause-by-clause analysis of Odisha’s existing R&R Policy and RFCTLARR Rules to assess their operational effectiveness and alignment with the central Act. This is complemented by a detailed comparative study of best practices in states like Gujarat, Maharashtra, Karnataka, and Tamil Nadu, known for their rapid industrial and infrastructure development. We are synthesizing insights from this cross-state analysis with a ground-level assessment of prevalent practices and challenges in Land Acquisition and R&R within Odisha.

The culmination of this diagnostic work is the translation of our findings into concrete, actionable outputs. We are drafting precise amendments to the state’s policy and rules to address identified gaps and procedural bottlenecks. Furthermore, we are developing comprehensive Standard Operating Procedures (SOPs) to guide government agencies in the consistent and transparent execution of the updated frameworks, ensuring that policy intent is effectively translated into practice.

Project Objectives:

The primary objective of this initiative is to fortify Odisha’s legal and procedural frameworks for land acquisition and R&R, positioning the state as a leader in balanced and sustainable development. A key goal is to integrate documented best practices from other progressive states to enhance fairness, efficiency, and community welfare. The project aims to directly address existing procedural bottlenecks and ambiguities in the current policy and rules, thereby reducing litigation and delays.

Ultimately, the mission is to deliver a finalized set of draft amendments and practical SOPs that will empower the Government of Odisha to accelerate critical infrastructure and industrial projects while ensuring robust social safeguards and equitable outcomes for project-affected families.

Consulting Direct Purchase Land Acquisition

Consultancy Services For Direct Purchase & Land Acquisition for ArcelorMittal Nippon Steel’s Expansion in Paradip

Client: ArcelorMittal Nippon Steel Ltd.

Sector: Private Sector

Location: Paradip, Odisha

Year: 2021 - 2024

Managing a complex, multi-year land procurement initiative combining direct purchase and statutory acquisition to secure critical industrial land.

From 2021 to 2024, BNB Land Consultancy provided comprehensive land procurement services to ArcelorMittal Nippon Steel India Ltd. (AM/NS) for its strategic expansion in Paradip. This large-scale assignment involved a dual-track approach, navigating both direct private land purchase and the formal land acquisition process under the RFCTLARR Act, 2013. Our role was to orchestrate the entire lifecycle—from initial community engagement and due diligence to final mutation and possession ensuring a seamless transfer of land to support AM/NS’s industrial growth.

Assignment Details:

Our consultancy services encompassed the full spectrum of land procurement activities. The project commenced with ground preparation and team mobilization in Paradip, focusing on securing initial consent from over 100 landholders. We executed meticulous field demarcation, updated Records of Rights (RoR), and prepared and vetted genealogies for inheritance verification. A critical component was conducting the market value analysis by gathering BMV and sales statistics for compensation computation under Section 26 of the RFCTLARR Act. We managed all statutory clearances, including obtaining permissions under Section 22 of the OLR Act for cases involving multiple heirs, and secured necessary approvals from the Endowment Commissioner for specialized land types. The final phase involved the preparation of the official Yaddast, calculating compensation as per Sections 27-30 of the RFCTLARR Act, and steering the proposal through client approval and submission to the District Collector for the final approval of the DCAC, culminating in the registration, mutation, and physical possession of the land.

Project Objectives:

The primary objective was to secure the required land parcel for AM/NS through a streamlined combination of direct purchase and statutory acquisition. This involved mobilizing on the ground to obtain initial consent from a vast number of landowners and conducting rigorous due diligence through data collection, field demarcation, and genealogy vetting. A key goal was to ensure regulatory compliance at every stage, from obtaining statutory clearances and managing complex ownership issues like inheritance to securing specialized permissions for endowment land. The project aimed to accurately calculate and disburse fair compensation in accordance with the RFCTLARR Act and ultimately facilitate the legal transfer and physical possession of the land, enabling its inclusion in the industrial land bank for the client’s use.

Consulting Land Acquisition

Comprehensive Land Strategy for Vedanta’s Sijimali Bauxite Block in Odisha

Client: Vedanta Limited

Sector: Private Sector

Location: Rayagada/Kalahandi, Odisha

Year: 2023 - 2024

Orchestrating end-to-end land acquisition and alienation to secure the mining lease, ensuring regulatory precision and community-centric rehabilitation.

BNB Land Consultancy was engaged by Vedanta Limited, a global leader in the natural resources sector, to facilitate the entire land securing process for the strategic Sijimali Bauxite Block across Rayagada and Kalahandi districts. Executed between 2023 and 2024, this project required the meticulous management of dual tracks: the acquisition of private land and the alienation of government land. Our role was to navigate the complex regulatory environment of the RFCTLARR Act, 2013, and state protocols to deliver a seamless transfer of land, enabling Vedanta’s critical mining operations.

Assignment Details:

Our assignment encompassed the full spectrum of land-related activities, managed through two parallel and integrated workstreams. For the private land acquisition, we managed the complete statutory lifecycle under the RFCTLARR Act. This involved preparing the definitive Land Schedule for the Mining Lease area, submitting the formal application in Form-A, and filing the land acquisition requisition with the Collector through IDCO. We then steered the process through all critical stages, including the release of the SIA notification under Section 4(1), the facilitation of Public Hearings and Grama Sabhas in each affected village and at the district level, and the publication of subsequent notifications under Sections 8(2) and 11(1). The process culminated in the finalization of the R&R award, the declaration of acquisition under Section 19(1), the oversight of compensation payments, and the crucial steps of lease sanction and physical possession transfer. Concurrently, for the government land alienation, our scope included preparing the land schedule, applying for alienation, securing administrative acceptances and recommendations, obtaining mandatory Grama Sabha consent, and finalizing the sanction from the Collector to achieve the legal transfer and physical possession of the land.

Project Objectives:

The primary objectives of this project were to secure the entire Mining Lease area for the Sijimali Bauxite Block by successfully concluding both the land acquisition and alienation processes within the defined timeline. This required ensuring 100% compliance with the RFCTLARR Act, 2013, and all associated state regulations at every step. A fundamental goal was to foster community trust and social license through transparent and inclusive stakeholder engagement, demonstrated via successfully conducted Public Hearings and Grama Sabhas. Ultimately, our focus was on the timely finalization and disbursement of the R&R award and compensation, leading to the successful transfer of physical possession to empower Vedanta’s project development.

Consulting

Comprehensive Land Asset Valuation and Genealogy Survey for Singareni Collieries in Angul

Client: Singareni Collieries Company Limited

Sector: Public Sector

Location: Angul (Chhendipada), Odisha

Year: 2021

Executing a detailed enjoyment survey and property valuation to facilitate the fair acquisition of private land and ensure seamless compensation for the Thalipasi village community.

In 2021, BNB Land Consultancy was engaged by Singareni Collieries Company Limited (SCCL), a major public sector enterprise, to manage the critical pre-acquisition process for private land in Thalipasi village, Angul. Our mandate was to conduct a meticulous Enjoyment (Yadast) Survey, accurately value all immovable assets, and prepare genealogies to establish rightful ownership, forming the foundational basis for a transparent and equitable land acquisition.

Assignment Details:

Our assignment encompassed the entire gamut of pre-acquisition activities, beginning with formal notifications to government authorities and villagers, followed by a series of community meetings to ensure transparency and gather input. The core technical work involved executing the detailed Yadast Survey to document land use and occupancy, coupled with systematic data collection that included cataloguing properties, measuring house areas and homesteads, and recording details of all structures and trees. Our team performed precise valuations for trees, structures, houses, and associated assets like wells and tube-wells, alongside the preparation of critical genealogical charts to verify inheritance and legal heirs. The process was rounded out by continuous liaison and follow-up with concerned government departments to secure necessary approvals, culminating in providing assistance for the final compensation payment and the physical takeover of the land.

Project Objectives:

The project was driven by clear and critical objectives aimed at ensuring a smooth and legally sound acquisition process. The primary goal was to conduct a thorough Yadast Survey and prepare detailed genealogies to establish unambiguous ownership and usage rights for all affected families in Thalipasi village. A key focus was on the accurate and fair valuation of all fixed assets, including trees, structures, and other properties, to determine appropriate compensation. Furthermore, the project aimed to foster community cooperation through transparent engagement with villagers and secure all requisite approvals from government authorities, thereby facilitating the timely disbursement of compensation and the successful transfer of land possession to SCCL.

Signature Projects

Policy Review and Modernization of Land Acquisition & Rehabilitation Frameworks for the Government of Odisha

Assignment Details:

Project Objectives:

Consultancy Services For Direct Purchase & Land Acquisition for ArcelorMittal Nippon Steel’s Expansion in Paradip

Assignment Details:

Project Objectives:

Comprehensive Land Strategy for Vedanta’s Sijimali Bauxite Block in Odisha

Assignment Details:

Project Objectives:

Comprehensive Land Asset Valuation and Genealogy Survey for Singareni Collieries in Angul

Assignment Details:

Project Objectives:

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