Bengaluru landowners protest PRR-2 revival over acquisition concerns
The revival of the Peripheral Ring Road-2 (PRR-2) by the Bangalore Development Authority (BDA) has sparked strong resistance from landowners and residents across nine villages in Bengaluru North Taluk. Initially proposed two decades ago, the project was notified in 2005 but failed to take off due to delays in land acquisition and planning lapses. The renewed push for PRR-2 has now put thousands of residents in distress, as many had legally purchased land and constructed homes over the years. With over 150 layouts and approximately 40,000 houses affected, landowners are questioning how layouts were approved on land originally earmarked for the project and why no official notification had been issued before blocking survey numbers.
The affected residents argue that the compensation offered under the outdated 1894 Land Acquisition Act is unfair, as the 2013 Land Acquisition Act mandates higher payouts and additional rehabilitation measures. Legal experts highlight that the Supreme Court has ruled against executing projects under obsolete laws, making BDA’s decision highly contentious. Many landowners, some of whom have invested life savings into their properties, are demanding official clearance certificates or a formal cancellation of the project. A delegation of residents recently submitted a petition to BDA, urging authorities to either scrap PRR-2 or provide just compensation aligned with present market rates.
A legacy of delays and legal ambiguity
PRR-2, originally conceived to improve Bengaluru’s connectivity and ease traffic congestion, was planned as a 73-km arterial road linking Hosur Road to Tumkur Road. The project required 2,560 acres of land, with 1,800 acres already under acquisition and an additional 600 acres notified in 2022. However, the prolonged uncertainty surrounding the project has led to unregulated real estate activity in the affected zones. Residents are now demanding accountability from BDA, questioning how official approvals were granted for housing layouts, property registrations, and municipal utilities in areas that were supposedly reserved for PRR-2.
Adding to their woes, the real estate value in these localities has surged exponentially. A 30×40 ft plot that cost ₹4 lakh in 2005-06 is now valued between ₹40-50 lakh. However, landowners fear that compensation will be offered based on outdated benchmarks, putting them at a significant financial loss. The discrepancies in planning and the lack of timely execution have created legal and financial uncertainty, with many residents left wondering whether they will be forced to vacate or if they will be adequately compensated. The situation is further complicated by the fact that many affected residents have taken housing loans and paid property taxes regularly, reinforcing their claims of legal ownership.
Sustainability and urban planning concerns
Beyond the immediate legal and financial concerns, the PRR-2 project highlights deeper sustainability and urban planning issues in Bengaluru. Large-scale land acquisitions without comprehensive urban planning frameworks often lead to displacement, environmental degradation, and infrastructure gaps. Experts argue that a well-planned ring road can improve traffic flow and reduce emissions by minimising congestion. However, the project’s delay has led to unplanned urban sprawl, increased real estate speculation, and potential ecological consequences.
Bengaluru’s rapid expansion already poses challenges for water availability, waste management, and green cover preservation. If PRR-2 moves forward without sustainable development policies, it risks exacerbating these issues. A more holistic approach would involve integrating green corridors, improving public transport connectivity, and ensuring fair land acquisition practices to balance urban expansion with environmental sustainability. Comparisons with similar projects in Mumbai and Delhi indicate that better planning and public consultations can mitigate displacement concerns while enhancing the overall efficiency of road infrastructure projects.
Civic accountability and the way forward
The controversy surrounding PRR-2 underscores the need for stronger civic governance and transparent urban planning. Bengaluru has witnessed multiple infrastructure projects facing legal roadblocks due to outdated planning policies and inconsistent execution. The current impasse raises critical questions about whether infrastructure projects should proceed without addressing the legitimate concerns of residents. If authorities fail to provide fair compensation and clear legal frameworks, resistance from landowners is likely to intensify, leading to prolonged litigation and further delays.
To restore trust, BDA must engage with affected stakeholders and develop a compensation structure aligned with current market valuations. Additionally, legal clarity on land acquisition procedures is essential to prevent similar disputes in the future. Bengaluru’s urban expansion demands a balance between infrastructure development and safeguarding citizen rights, ensuring that large-scale projects serve both economic growth and the well-being of its residents. Unless governance mechanisms evolve, the PRR-2 saga will remain yet another example of haphazard urban planning in India’s fastest-growing metropolis.
