Right of Way (RoW) Survey Report by Kashif Abbas

National Highway Authority

Ministry of Communications Government of Pakistan

Right of Way (RoW) Survey Report

Pilot Project 1509 Km to 1525 Km (16 KM) From Mandra Toll Plaza to T-‐Chowk, Islamabad on Grand Trunk (GT) Road N-‐5

DRAFT FINAL FOR COMMENTS

March 2014

Submitted By:

Kashif Abbas Information Technology Consultant Integrated Program Management Consultant

RoW Survey Report (16 Km -‐ Pilot Project)

Table of Contents

Executive Summary 1.0

Background ........................................................................................................................ 1

2.0

Development of Application and Methodology for RoW Survey ....................................... 2

2.1

Development of Android Based Smart Phone Survey Application ..................................... 3

2.2

Testing the Application through the Pilot Phase ................................................................ 3

2.3

Survey ................................................................................................................................. 3

3.0

Expected Impact on Revenue ............................................................................................. 9

4.0

Lessons Learnt from the Pilot Phase ................................................................................ 10

Tables Table 1: Table 2: Table 3:

Monitoring of the Survey ................................................................................................... 4 Results of data collected in pilot phase (16 Km) ................................................................ 6 List of Amenities and their status ...................................................................................... 9

Figures Figure 1: Figure 2: Figure 3: Figure 4: Figure 5: Figure 6:

Right of Way (RoW) Use .................................................................................................... 1 Process Diagram ................................................................................................................ 2 Tags Used for Graphical Illustration ................................................................................... 5 Graphical Representation of Amenities in Pilot Phase ...................................................... 7 Web Application ................................................................................................................ 8 Screenshot of all Amenities on Google Maps .................................................................... 8

Annex Annex 1: Annex 2: Annex 3: Annex 4: Annex 5:

Draft Report Format 1 -‐ EXAMPLE ................................................................................... 11 Draft Report Format 2 -‐ EXAMPLE ................................................................................... 12 Draft Report Format 3 -‐ EXAMPLE ................................................................................... 13 Draft Report Format 4 -‐ EXAMPLE ................................................................................... 14 Impact on Revenue from Pilot Project – PROJECTION ..................................................... 15

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RoW Survey Report (16 Km -‐ Pilot Project)

Executive Summary

Right-‐of-‐Way (RoW) surveys are performed to gather data on existing property lines, areas where unwritten rights may exist and any other evidence that makes up the land-‐net for use in conjunction with existing land records and right of way requirements. These surveys are used to determine, delineate, appraise, acquire, demarcate, monument, and map the right of way of National Highway Authority (NHA). NHA decided to take back encroached land to establish its writ and sovereignty over 220-‐meter right of way and then commercialize it for revenue generation, however it may vary from place to place. The commercialization would generate revenue for maintenance and improvement of NHA road network. The project for application development for data base management of Right-‐of-‐Way (RoW) inventory was initiated in NHA HQ on 13th January, 2014. Initially it was proposed that there should be an application for RoW inventory management i.e. issuance of NOCs for construction along with the RoW, monitoring and revenue collection. It was decided by Member (Admin) that developing a simple mobile based application with provisions of maximum Drop-‐Down options with helpful RoW data management. This data will be stored on a dedicated server and can be accessible through the dashboard. Following the in house initial discussions, a pilot phase was initiated to test the application and data collection process from 24th February, 2014 to 18th March, 2014. In this tenure, the Electronic Data Collection Systems were used to maintain the database on the Web server. The data collection was conducted through E-‐survey i.e. Android Based Smart Phone Application through camera. The survey progress was monitored through Data Analysis Dashboard which is a web based monitoring system that showed every single uploaded data in graphic form. The data can be received from Electronic Data Collection System using an android based technology. A starch of 16 KM was chosen for Pilot Testing on N-‐5 from Mandra toll plaza to T-‐Chowk Rawat Islamabad i.e. 1509 Km to 1525 Km. It has dual carriage way on both north and south bounds. Along side to this stretch on RoW residential areas, governmental installations, commercial properties and industries / buildings. This survey is conducted on daily basis by a team. Team members used two android devices in the pilot project and the software was installed on both devices. Every surveyor was provided login IDs to save and update amenity’s location, type, region etc. Snaps are also taken of the amenities. Exact location of amenities is identified recorded and saved. The fieldwork is monitored and supervised by the supervisors. This e-‐survey report is automatically uploaded on the internet and also downloadable in spread sheet format. In total 685 amenities of different category are found in the 16 KM length of pilot Phase. The pilot phase of the survey provides a number of lessons for the national roll out of RoW Survey. The application and the survey if implemented correctly will provide accurate and bias-‐free data and can yield more RoW related revenues for NHA.

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RoW Survey Report (16 Km -‐ Pilot Project)

Background

1.0 Background NHA current RoW is deficient in term of encroachments as a result of its revenue potential not being fully exploited. NHA possesses the RoW over 220 meters under the law on either side of the road. The building line at highways could go 40-‐ 70 meters on each side; however it may vary from place to place. NHA issues NOC’s for Access / approaches from RoW to private land and lease of RoW for construction. (Figure 1). Under the NHA Act 1991 (As amended in 2001), it is authorised for: ! Commercialization of right of way (ROW); ! Demarcation of Building line and for evacuation of infringements; ! Erection / establishment of Filling / CNG Stations, hotels / motels, restaurants, processing plants, nurseries, shops, khokhas, hoardings / billboards and; ! Lying of utility lines and so forth. Major issues and challenge faced by National Highway Authority is incomplete RoW inventory, lack of mechanism for updating of inventory, man handling of RoW activities in improper manner and deficient management and monitoring of RoW activities. Figure 1: Right of Way (RoW) Use

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RoW Survey Report (16 Km -‐ Pilot Project)

Development of Application and Methodology for RoW Survey

2.0 Development of Application and Methodology for RoW Survey

After having detailed in house deliberations on RoW issues, it was decided to develop and design application by using IT tools and techniques so that accurate and reliable RoW inventory could be made available in shape of data base management effectively and efficiently. Development of the application was initiated with the assistance of software programmers. The process adopted for the complete exercise is explained in Figure 2 followed by further detailed.

Figure 2:

Process Diagram

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RoW Survey Report (16 Km -‐ Pilot Project)

Development of Application and Methodology for RoW Survey

2.1 Development of Android Based Smart Phone Survey Application After going through a number of options, it was concluded that data base management application should be developed through e-‐survey using Android Based Smart Phone Application. It was also decided that maximum Drop-‐Down options should be made available in the application considering the types of amenities and future requirement of RoW data base management. The data will be stored on a dedicated server and can be accessible through a dashboard. This web based application shows amenities on the Google Map. The Application gives facility of advance search and can respond to the queries on data like routes, region, business type etc. Android System of Smart Phone Technology is used for application considering its cost effectiveness and easy availability. In addition, it has built-‐in High Definition (HD) camera and GPS. The software went through troubleshooting in online access, options, Microsoft Excel data exporting and rendering user options for removing any bugs.

2.2 Testing the Application through the Pilot Phase

To pilot test the application for data storage, a pilot phase is completed from 4th March, 2014, to 18th March 2014. A stretch of 16 Km on the Grand Trunk (GT) road (N-‐5) from Mandra toll plaza to T-‐Chowk Rawat, Islamabad was chosen for Pilot Phase i.e. (1509 to 1525 KMs). It has dual carriage way on both North and South Bounds. Along-‐side to this stretch on RoW includes residential areas, government properties, commercial and industrial amenities/building are constructed.

2.3 Survey

The survey was started with the collection of data and comprised three simple and easy steps: Recording Data; Taking Picture and; Identify location through Android based application. The survey was conducted by a team comprised of following: Coordinator Supervisor Inspector Surveyors Android Based Smart Phone/Tabs are used for data collection and reading. Through Wi-‐Fi and EDGE services, data was directly sent to the Web Server. On the Web server, a Web-‐ National Highway Authority March 2014

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RoW Survey Report (16 Km -‐ Pilot Project)

Development of Application and Methodology for RoW Survey

Based Application was also hosted to retrieve the data using API (Application Programming Interface) services of Google Map. The survey was conducted on daily basis. Team members used two android devices in this pilot project. This software was installed on both devices. Every surveyor was provided login IDs to save and update amenity’s location, type, region etc. Surveyors took snaps of amenities and identified the exact location, then fill-‐up the remaining options and saved them. All this activity was monitored by supervisors. This e-‐ survey report was automatically uploaded on internet and is downloadable. A User Manual was developed for guidance of surveyors. Supervisor also monitored data collection activities online. A daily progress report of surveyors was maintained. An example of which is shown in Table 1. Table 1: Monitoring of the Survey

Sr. No

Date

Start Time

End Time

Survey Entry

Total Entry

4/3/2014

10:41

15:47

Slow work due to rain

5/3/2014

10:03

16:23

109

Heavy clouds GPS problems

6/3/2014

11:14

17:31

158

Progress

7/3/2014

10:11

16:05

216

Progress

8/3/2014

-‐

216

App Updating

9/3/2014

-‐

216

Sunday

10/3/2014

-‐

216

Shortage of devices

11/3/2014

-‐

216

Due to rain survey postponed

12/3/2014

11:15

16:54

273

Shortage of devices

10 13/3/2014

-‐

273

Apps Updating

11 14/3/2014

-‐

273

Apps Updating

12 15/3/2014

-‐

273

Saturday

13 16/3/2014

-‐

273

Sunday

14 17/3/2014

10:10

16:42

111

384

-‐

15 18/3/2014

09:55

16:10

290

674

-‐

Remarks

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RoW Survey Report (16 Km -‐ Pilot Project)

Development of Application and Methodology for RoW Survey

The amenities needed tags for graphical illustration on map are provided in Figure 3. Figure 3: Tags Used for Graphical Illustration

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RoW Survey Report (16 Km -‐ Pilot Project)

Development of Application and Methodology for RoW Survey

The results of data collected in pilot phase are provided in Table 2 and Figure 4. However some Example of data representation in table format is provided in Annex 1 to 4.

Table 2:

Results of data collected in pilot phase (16 Km)

Sr. No

Amenities NBC SBC

Types

Total Amenities

Bus Bays

Commercial Market

159

Commercial Building

CNG Stations

Filling Station

Hospitals

Hotels

Housing Schemes

Khokhas

10 Plants and Nursery

11 Government Installation

12 Industry

13 Private Trucking

14 Restaurants

15 Shops

16 Workshops

17 Miles Stones

18 Educational Institutes

19 Promotional Display

20 Religious Place

21 Residential Area

23 Weight Station (Private)

22 ROW Mark (burji)

23 Others

375

299

674

Total NBC:

North Bound Carriageway

SBC: South Bound Carriageway National Highway Authority March 2014

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RoW Survey Report (16 Km -‐ Pilot Project)

Development of Application and Methodology for RoW Survey

Figure 4:

Graphical Representation of Amenities in Pilot Phase

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RoW Survey Report (16 Km -‐ Pilot Project)

Development of Application and Methodology for RoW Survey

The screen shot of online web-‐based application is shown in Figure 5 and 6.

Figure 5:

Web Application

Figure 6:

Screenshot of all Amenities on Google Maps

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RoW Survey Report (16 Km -‐ Pilot Project)

Expected Impact on Revenue

3.0 Expected Impact on Revenue The discussion and survey revealed that legalized / regularized amenities (to whom NHA NOCs have granted) are significantly less than the total number of encroachments resulting in fairly less revenue collection from this important and potential head of revenue. This aroused a need to develop a comprehensive IT enable strategy / methodology so that encroachments can be regularized and then become a part of revenue optimization for NHA. The RoW Survey project successfully covered 16 km area with their encroachment details. These details will enable NHA to use the information for revenue generation through issuance of NOCs. The table 3 shows the status of amenities. There are 611 amenities operating in this stretch without obtaining NHA’s NOCs. The expected revenue that can be extracted from this pilot area is Rs.150,755,400/-‐. The detailed revenue projection is given in Annex 5.

Table 3:

List of Amenities and their status

Sr. No 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22

Types

Total Amenities

Bus Bays Commercial Market Commercial Building CNG Stations Filling Station Hospitals Hotels Housing Schemes Khokhas Plants and Nursery Government Installation Industry Private Trucking Restaurants Shops Workshops Educational Institutes Promotional Display Religious Place Residential Area Weight Stations (Private) Others

3 159 80 24 14 7 8 4 85 0 5 13 3 34 16 40 16 63 9 25 1 40

Total

Already Registered NOCs -‐ 4 -‐ 23 4 -‐ 1 1 -‐ -‐ 5 -‐ -‐ -‐ -‐ -‐ -‐ -‐ -‐ -‐

649

-‐

Not Registered NOCs 3 155 80 1 10 7 7 3 85 -‐ -‐ 13 3 34 16 40 16 63 9 25 1 40

611

Note: 1. 2.

Registered amenities on 16 Km (Pilot area) are taken from available NHA Record. Milestones and Burjis are not amenities so not included in this list.

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RoW Survey Report (16 Km -‐ Pilot Project)

Lessons Learnt from the Pilot Phase

4.0 Lessons Learnt from the Pilot Phase

The pilot phase has informed the process of the RoW Survey for national roll-‐out. Few of the important lessons learnt from pilot phase include: ! More emphasis will need to be given on the training of the surveyors i.e. how to use application for getting pictures from required angles and how to get location from GPS etc.; !

Verification of the data collected is very important along with survey on daily basis;

Supervision of all steps of data collection is required by the concerned NHA’s officer / official:

Proper monitoring at unit level is required to avoid duplication of entries;

Accuracy in the data will need to be checked to rectify any issues in terms of human errors;

The field plan of the national rollout will need to consider unforeseen weather problems;

Army Area needs to be shown as an open space;

Religious places should also be protected;

The missing milestones should also be communicated to the concerned maintenance unit;

The missing RoW Mark (Burjis) should be identified and installed;

Communication and roles of survey team should be defined;

Processes should be time based and hourly targets should also be given and;

Risk of accidents is there if proper precautions are not adopted.

Conclusion: The application and data collection through this survey is accurate and bias-‐free. The results of survey make it an efficient and cost-‐effective solution. If done accurately, the national rollout of the survey will yield maximization of revenues generation for NHA.

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RoW Survey Report (16 Km -‐ Pilot Project)

Annexures

Annex 1:

Draft Report Format 1 -‐ EXAMPLE

RoW Survey Report

DRAFT Report Format - 1

National Highways - Region wise

Commercial Market(Single Story)

Educational Institute

Filling Station

Government Installation

Housing Schemes

Hospitals

Hotel

Industry

Khokhas

Others

Promotional Displays

Plant Nursery

Residential Area

Restaurant

Religious Place

Shop (Single Shop)

Weigh Station (Private)

Workshop (Auto / Engineering)

Mile Stone

RoW Mark (Burji)

Region

All

Commercial Building /Plaza

National Highway

N-5

CNG Station

Sr. No.

National Highways Region Bus Bay / Wagon Stand

Query - 1 Query - 2

Total

N-5

KPK

N-5

PB-N

N-5

PB-S

N-5

SD-N

N-5

SD-S

115

Total

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RoW Survey Report (16 Km -‐ Pilot Project)

Annexures

Annex 2:

Draft Report Format 2 -‐ EXAMPLE

RoW Survey Report

DRAFT Report Format - 2

National Highways - Maintenance Unit wise National Highways Maintenance Unit

N-5

PB-N

RWP

N-5

PB-N

WAZ

N-5

PB-N

LHR

N-5

PB-S

MUL

N-5

PB-S

BWP

N-5

PB-S

RYK

N-5

SD-N

SUK

N-5

SD-N

MOR

N-5

SD-S

HYD

N-5

SD-S

KHI

253

National Highway A uthority

Marc h 2014 National Highway Authority March 2014

(Burji)

RoW Mark

Mile Stone

(Auto /

(Private) Workshop

Total

Shop) Weigh Station

Place Shop (Single

Religious

Others

Restaurant

Khokhas

Area

Industry

Residential

Hotel

Plant Nursery

Hospitals

Displays

Schemes

Promotional

Installation Housing

PSH

Government

Institute

KPK

Commercial

N-5

CNG Station

1 1

National Sr. Regio Maintenanc Highwa No. n e Unit y

Bus Bay /

Market(Single Educational

Filling Station

N-5 All Building Commercial

Wagon Stand

Query - 1 Query - 2

Total

P age 1 of 1

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RoW Survey Report (16 Km -‐ Pilot Project)

Annexures

Annex 3:

Draft Report Format 3 -‐ EXAMPLE

RoW Survey Report

DRAFT Report Format - 3

National Highways - Maintenance Unit wise (With North and South Bound)

Total

N-5

KPK

PSH

NBC

N-5

KPK

PSH

SBC

N-5

PB-N

RWP

NBC

N-5

PB-N

RWP

SBC

N-5

PB-N

WAZ

NBC

N-5

PB-N

WAZ

SBC

N-5

PB-N

LHR

NBC

N-5

PB-N

LHR

SBC

N-5

PB-S

MUL

NBC

N-5

PB-S

MUL

SBC

N-5

PB-S

BWP

NBC

N-5

PB-S

BWP

SBC

National Highway Authority March 2014

(Burji)

RoW Mark

Mile Stone

(Auto /

(Private) Workshop

Place Shop (Single

Others

Religious

Khokhas

Restaurant

Industry

Area

Hotel

Residential

Hospitals

Plant Nursery

Schemes

Displays

Installation Housing

Promotional

Institute

Government

Market(Single Educational

Filling Station

Building Commercial

Commercial

Shop) Weigh Station

N-5 All Both CNG Station

National Sr. Regio Maintenanc Highwa Bound No. n e Unit y

Bus Bay /

National Highways Maintenance Unit Bound Wagon Stand

Query - 1 Query - 2 Query - 3

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RoW Survey Report (16 Km -‐ Pilot Project)

Annexures

Annex 4:

Draft Report Format 4 -‐ EXAMPLE

RoW Survey Report

DRAFT Report Format - 4

Query - 1

Region

Sr. No.

Region

Bus Bay / Wagon Stand

CNG Station

Filling Station

Government Installation

Housing Schemes

Hospitals

Hotel

Industry

Khokhas

Others

Promotional Displays

Plant Nursery

Residential Area

Restaurant

Religious Place

Shop (Single Shop)

Weigh Station (Private)

Workshop (Auto / Engineering)

Mile Stone

RoW Mark (Burji)

Region wise

Total

KPK

1 1

2 1

3 1

4 1

5 1

6 1

7 1

8 1

9 1

10 1

11 1

12 1

13 1

14 1

15 1

16 1

17 1

18 1

19 1

20 1

21 1

22 1

23 1

PB-N

PB-S

SD-N

SD-S

BN-N

BN-S

NAs

M-2, M-3

M-1

253

Total

Commercial Building /Plaza Commercial Market(Single Story) Educational Institute

All

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RoW Survey Report (16 Km -‐ Pilot Project)

Annexures

Annex 5:

Impact on Revenue from Pilot Project – PROJECTION

Sr. No

Types

1 2 3 4 5 6 7 8 9 10 12 13 14 15 16 17 18 19 20 21 22

Rate of charges

No of Amenities Not Registered

Bus Bays Commercial Market Commercial Building CNG Stations Filling Station Hospitals Hotels Housing Schemes Khokhas Plants and Nursery Industry Private Trucking Restaurants Shops Workshops Educational Institutes Promotional Display Religious Place Residential Area Weight Station(Privates) Others Total

3 155 80 1 10 7 7 3 85 0 13 3 34 16 40 16 63 9 25 1 40 618

NOC Reg. Fee

Approach Rental Charges Per year

Amenities Rate Per Year 4+5

23,000 350,000 350,000 350,000 350,000 350,000 175,000 350,000 87,600 -‐ 350,000 175,000 175,000 87,600 175,000 350,000 87,600 -‐ 175,000 -‐ -‐ 3,960,800

115,000 44,000 44,000 230,000 230,000 44,000 16,000 44,000 5,000 -‐ 44,000 16,000 16,000 5,000 16,000 44,000 5,000 -‐ 16,000 -‐ -‐ 934,000

138,000 394000 394,000 580000 580000 394000 191000 394000 92,600 -‐ 394000 191000 191000 92,600 191000 394000 92,600 -‐ 191000 -‐ -‐ 4,894,800

Total RoW Amount Per Year 3*6 7

414,000 61,070,000 31,520,000 580,000 5,800,000 2,758,000 1,337,000 1,182,000 7,871,000 -‐ 5,122,000 573,000 6,494,000 1,481,600 7,640,000 6,304,000 5,833,800 -‐ 4,775,000 -‐ -‐ 150,755,400

Note: 1. 2.

Above projection is made on basis of charges provided by NHA Revenue Department. Earlier construction made within RoW will either be regularized through NOC or removed as encroachment on case to case bases.

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National Highway Authority HA HQ, 27, Mauve Area, G-9/1, Islamabad