Short Tunnel: BDA looks into realignment over land acquisition concerns

The Bangalore Development Authority (BDA) has completed a substantial portion of land verification for the initially proposed alignment of the short tunnel-elevated corridor between Hebbal Junction and Mehkri Circle, with preparatory work for land acquisition reaching an advanced stage, officials said. However, the authority is simultaneously examining a possible realignment of the corridor, and the final land acquisition plan will depend on the alignment that is eventually approved, sources said. According to the officials, the original alignment would have affected around eight properties, including a small number of privately owned parcels, while the alternative alignment under consideration would impact more than 20 properties. The officials said the extent of land acquisition and the timeline for initiating the process would be firmed up only after a decision is taken on the alignment, which is currently under review amid concerns raised by owners of private properties over the proposed compensation framework. The realignment is expected to focus on areas around Baptist Hospital (service road), the northern and eastern edges of the KVAFSU campus, and the approach towards Ballari Road and Mehkri Circle, the officials said. The officials said that while most of the land identified under the preliminary alignment was government-owned, negotiations were required in cases involving private land. They added that internal discussions on compensation have been re-initiated, as some landowners have expressed reservations about the existing framework. Under the proposal, traffic between Hebbal Junction and Mehkri Circle will be routed through a combination of a three-lane, twin-bore short tunnel along the Hebbal-Karnataka Veterinary, Animal and Fisheries Sciences University (KVAFSU) stretch, followed by an elevated corridor from the KVAFSU area onwards to Mehkri Circle. A senior official from the North City Corporation, which is also involved in the discussion, said the reconsideration of the alignment was driven by execution-related concerns. While the original alignment involved fewer properties, some of these parcels were located at critical points such as the tunnel exit, where delays in land acquisition could directly affect construction schedules. An alternative alignment, though affecting a larger number of properties, was being examined for its potential to distribute land acquisition across less sensitive locations, reducing the risk of the project being stalled due to disputes at a single point. He added that the project requires adequate turning radius and sufficient space for construction activities such as cut-and-cover works and utility shifting. Compensation concerns have also influenced the review. The officials said that some private landowners affected under the original alignment have raised objections to compensation through the Transferable Development Rights (TDRs), particularly in high-value stretches. They noted that TDRs do not guarantee immediate or predictable returns, making them less acceptable to owners who hold commercially valuable land and within these eight properties, a few also depend on rental income from their properties. The authority, officials told The Hindu, is assessing whether an alternative alignment, involving a different mix of properties and owners, could offer greater certainty in land acquisition. They added that a final decision would be taken after meetings...

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