Page  1
Page 1 of 20 
 
Resettlement Action Plan  
Prepared by BONIFICA   
 
Tbilisi 
January 2007 
 
Georgia  
Tbilisi-Senaki-Leselidze Auto 
Road Agaiani-Igoeti E43 
–
E55 
Section  
RP463 
v
2
Page  2
Page 2 of 20 
ontents
 
C
Chapter  
 
 Page 
 
1. Preface .........................................................................................................................3 
2. Scope of Land Acquisition .........................................................................................4  
3. Project Affected People ..............................................................................................5 
4. Legal Framework.........................................................................................................8  
5. Gaps between the active Georgian legislation and measures to fill the gaps.....10 
6. Implementation procedures......................................................................................11  
7
Compensation and Entitlements Policy ...................................................................15 
8. Public Meetings and Participation and grievance redress mechanism................16 
 
9. Entitlement Matrix ....................................................................................................17 
 
Resettlement Action Plan  
Page  3
Page 3 of 20 
 
Preface 
The Resettlement Action Plan has been prepared as per the Resettlement Policy 
Framework (RPF) that has been prepared by the RDMED, active Georgian legislation 
and World Bank involuntary resettlement policies (OP 4.12). The assignment covers 
Tbilisi-Senaki-Leselidze auto road section Agaiani-Igoeti E43 and E55.  
The goal of the hereby document 
–
Resettlement Action Plan – is to in detail describe 
all the actions and activities to be undertaken by the RDMED in order to follow 
logical and fair approach in the process of implementing involuntary resettlement 
when identifying the compensation measures and entitlements for land expropriation 
and reimbursement of income and asset losses. Aside to that, due information shall be 
provided to all responsible institutions  involved in the process, representatives of 
local government and the most important local population that shall experience direct 
impact of the given project.  
The individuals that appear to be Project Affected Persons (PAP) and that may lose 
the means of livelihoods and income sources shall receive compensation, either by 
cash or in-kind, to at least restore their pre-project level of livelihood.  During the 
project implementation process, specific mitigation measures shall be employed to 
minimize temporary worsening of economical conditions of the project affected 
people. The hereby Resettlement action Plan is the draft and all the comments 
provided after its disclosure shall be closely considered during the development of the 
final version. 
 
1
Resettlement Action Plan  
Page  4
Page 4 of 20 
 
Scope of Land Acquisition  
The given road section geographically is located on Agaiani-Iogeti section and 
according to administrative-territorial division belongs to Kaspi rayon.  On 
this section the total number of land parcels located equals to 26 with their 
total area 37. 51 ha. Out of that 1.54 ha of land shall subject to acquisition due 
to Road rehabilitation activities. These land parcels are mainly located on the 
territories of the villages of Agaiani and Okami.  
 
Unit  
Total 26 land parcels  
Total Area of land parcels 
375,064.50 (sq.m.) 
–
37.51 ha 
Total area of land acquisition 
15 371.51 (sq.m.) – 1.54 ha 
Out of the given 26 land parcels two are non-agricultural land parcels. One 
land parcel is state-owned and leased to a local resident. The rest 23 are 
agricultural land parcels transferred to private ownership.  
The project road will be carefully designed so the impact that may arise from 
the road construction on the local population is minimized, and the future 
utilization and productivity of local assets will not be deteriorated.
 
The impact of road rehabilitation activities against the land parcels in 
percentage ration is as follows:  
Level of Impact (%) 
 
Number of Units land parcels 
 
0
–
5
11   land parcels  
 
5
–
12 
8     land parcels 
 
12 – 20 
4     land parcels 
 
20 – 30  
0     land parcels 
 
30 
and more (maximum 38.57 %) 
 
4
land parcels 
 
For the majority of land parcel, the share of the land to be expropriated is less 
than 20%, however, more than 30% of land plot will be expropriated in four 
(4) parcels.  For such a severe impact, alternative land of the same size and 
productivity may be provided from the local land reserve, or certain 
rehabilitation measurers, such as the provision of employment opportunities 
created under the project, will be carried out.  
 
2
Page  5
Page 5 of 20 
 
Project Affected People  
 
During the development of Resettlement Action Plan the special survey had 
been conducted and collected socio and demography data of the individuals 
presumably to be appearing within the project impacted area. The survey 
process revealed that the majority of the households possess agricultural land 
parcels. Although, the complete package of documents verifying the 
ownership rights are not available. Survey and verification of owners/ users of 
the project affected land parcels should be carried out to determine the PAP 
eligible for compensation.  RDMED will carry this out in collaboration with 
the local governments.   
As per up-to date data most of the households within the project affected area 
are pensioners. Minor part of their younger family members is employed. 
Only several households deal with cattle breeding. Almost every household 
cultivate land and feed themselves and their family members. They grow 
various vegetables (onion, garlic, tomato, potato, corn and bean) and share the 
crops to separately living married children. Some of the households that 
mainly grow beans, corn and grapes, sell large share of annual crops at the 
local market or to deliver to Tbilisi wholesalers.
 
3
Page  6
Page 6 of 20 
 
Most of the residential houses are built in 1955-1965. These are two-storied 
building with 4 to 6 rooms.  However, the population still prefers to live on the 
ground floor. This is convenient as they are not provided natural gas and 
therefore the only option to warm the shelter is a wood stove placed in one of 
the rooms. People use the same stove for cooking as well.  
 
The socio-demographic data available for the given moment is briefly 
described in the Table 3. Socio-demography data of households. Note this 
table is tentative that will be finalized after verification of land owners/ users.  
 
Page  7
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Page  8
Page 8 of 20 
 
Legal Framework  
In Georgia the legislative acts given below regulate the issues of obtaining 
State ownership rights to privately owned land parcels based on the necessary 
public needs caused due to road constructions activities:  
o
The Constitution of Georgia, August 24, 1995 
o
The Law of Georgia on the Rules for Expropriation of Ownership for 
Necessary Public Need, July 23, 1999 
o
The Law of Georgia on Ownership Rights to Agricultural Land, March 
22, 1996 
o
The Law of Georgia on Registration Ownership Rights to Immovable 
Property, December 28, 2005 
o
The Civil Code of Georgia, June 26, 1997 
o
The Civil Procedural Code of Georgia, November 14, 1997 
o
The Law of Georgia on Privatization of State-owned Agricultural 
Land, July 8, 2005 
 
These legislative acts create the set of procedures that allow the Road 
Department of Georgia to obtain ownership right towards the privately owned 
land parcels and correspondingly the right of way.  
 
The Law on acquiring ownership rights that defines the process of 
expropriation requires implementation of several steps.  
a. Issuance of Presidential decree;  
b. Inventorization of all the property that subject to expropriation;  
c. Publishing the information on expropriation;  
d. Delivering the information on expropriation to landowners;  
e. Submission of the Application to the Court and Court Decision;  
f. Expropriation;   
g. Court proceedings in case any disputes are raised in regard with the 
property value (amount of compensation).  
 
A. as a result of issuance of 
Presidential Decree
the right of Expropriator is 
assigned to the company or legal person of public law. The Presidential 
Decree is issued under the Article 21 of the Constitution of Georgia. The 
Presidential Decree defines the inevitability of expropriation of a land parcel 
for immediate public needs and the subject (legal or private person) that may 
be granted the right of expropriator.  
 
B. After issuance of Presidential Decree shall be conducted 
inventorization and evaluation of all the property that subject to 
expropriation
C. The information on the expropriation is published in central and local 
newspapers.
The information shall contain the scopes of the project implementation, also 
brief description of the territory and property that may be expropriated. 
 
D. After the information on expropriation is published the corresponding 
package of documents shall be delivered to owner in order to undertake 
the act of expropriation
.
4
Page  9
Page 9 of 20 
In particular: The document of property valuation by independent expert; 
Offer on the purchase of the property that subject to expropriation and the 
amount of compensation. 
 
E. Submission of the Application to the Court and expropriation is 
undertaken after the above described activities are implemented
.
The Law of 
Georgia on the Rule of Property Expropriation for Necessary Public Needs, 
article 5 defines that the District (City) Court is eligible to finally assign the 
right of expropriator. The Application on expropriation shall be submitted to 
the District (City) Court. The Court finally considers the issue of granting the 
right of expropriator. The application submitted to the Court shall state the 
following: 
1. Name of the District (City) Court; 
2. Name and legal address of the of applicant; 
3. Name, address of the Ap
plicant’s representative if the application is 
submitted by a representative; 
4. The request of the applicant; 
5. The description of the circumstances the applicant refers to; 
6. The proofs verifying these circumstances; 
7. The list of the documents attached to the Application. 
 
The application shall be attached with the detailed design of the project due to 
which the right of expropriation is requested: Presidential Decree on issuance 
of expropriation, detailed description of the property that subject to 
expropriation and the document verifying that the information on 
expropriation was published in the press.  
 
The Court – after considering the application - makes a decision on granting 
the right of expropriator that shall be immediately executed. This means that 
this decision is un-reciprocal and shall be executed even if being appealed.  
 
F. Court Proceeding due to the property value 
In case the expropriator and the property owner fail to come into agreement 
regarding the property market value and amount of compensation, in 
accordance to the Civil Procedural Code of Georgia, any party has the right to 
apply to the same rayon Court where the land parcel is located for dispute 
resolution.  
 
The application of the expropriator shall contain the following data: detail 
description of the property that needs to be expropriated, the Extract form the 
Public Register verifying ownership right, documents related to the project to 
be implemented for necessary public needs and the Decision of the District 
(City) Court on grating the right of expropriator. The Court is eligible to 
assign an independent expert that shall conduct property appraisal and submit 
the report on property market value within the defined time terms. On basis of 
the independent expert report and the proofs provided by both parties, the 
court makes final decision regarding the amount of compensation of the 
property that subject to expropriation.  
 
The expropriator is responsible to reimbursement of the costs incurred by both 
parties including the costs for court proceedings, such as court costs in case of 
disputes and costs for the services for appraisal of the property to be 
expropriated.  
Page  10
Page 10 of 20 
5. Gaps between active Georgian legislation and meaures to fill 
the gaps 
 
Most Bank resettlement policies are adequately addressed in Georgian law.  
One major gap is that under Georgian law; those land owners who fail to have 
their land registered at the Public Registry are not eligible for compensation.  
Also, Georgian legislation does not require specific planning process and 
planning instruments that are specified in OP 4.12.  Similarly, no specific 
measures for public consultation are provided under the Georgian law. 
 
With view to such gaps, RPF set forth several measures to fill the gaps, such 
as: 
·
Keep affected people and communities fully informed about the 
project, the process that will be followed to acquire and compensate for 
land, and their related rights and avenues for redress. 
·
PAP will be notified of the project implementation schedule and 
consulted regarding the principles of land acquisition and loss of/ 
damage to assets.   
·
Develop a fair and accessible grievance redress mechanism. 
·
All PAP will receive compensation or support of various kinds, without 
regard to the status of land registration and ownership in compliance 
with the active legislation of Georgia and the World Bank safeguard 
policy. 
 
Where gaps exist, the RDMED will implement the gap filling measures 
specified in the RPF. 
 
5
Page  11
Page 11 of 20 
6. Implementation procedure
A. Identification of landowners of the land parcels located within the 
East-West Magistral Road Rehabilitation Project 
 
The first phase evolves the determination of the land parcels and their owners/ 
users within the project affected area. As a rule the majority of land parcels 
within new road construction corridor refer to agricultural designation. 
Correspondingly, none of these land parcels have exact address to allow their 
identification against their owners. Their identification is possible only in case 
of existence precise Cadastral Map created in the coordinate system. Cadastral 
Map and data on land parcel owners shall be registered in to the Public 
Register.  
 
Consultant 
“BONIFICA” team and the Road Department posses the quality 
cadastral maps prepared by licensed Surveyor Company. This allows the 
identification of those land parcels that appear within the road construction 
corridor. However, the accurate list of landowners is not available. In other 
words, the landowners of some of these land parcels are unknown.  
 
The Registry Office of Kaspi Rayon National Agency of Public Register does 
not posses precise Cadastral maps and land parcel Registration Cards that 
would state the Landowner (Letter #67/29-07, dated from January 12, 2007). 
The owners of the land parcels within the new road construction corridor 
possess the legal documents verifying land ownership rights but this is not 
enough as the appropriate documentation such as Registration Cards and 
Cadastral Maps are not available at the Registry Office of Kaspi Rayon Public 
Register. The documents available through BONIFICA and the landowners 
are not enough to legally define the identity of the landowners revealed 
through the cadastral surveys.  It is necessary for the RDMED to legally 
acquire ownership rights to land parcels. The determination of official (legally 
valid) landowners and the location of their land parcels within the new road 
construction corridor are, therefore, complicated. 
 
The sole institution that is eligible to define the identity of the land parcels 
within the new road construction corridor and their legal owners is the local 
government, as this unit was directly involved in privatization of agricultural 
land. Tbilisi Title Company, the BONIFICA contractor in agreement with the 
Road Department of Georgia has already applied to the Municipality Council 
(Gamgeoba) of Kaspi rayon to establish the Commission compiled by 
competent individuals that through site visit and based on the available data 
shall identify the agricultural land parcels and their landowners within the new 
road construction corridor. Through on site identification of land parcels and 
their landowners, the existing Cadastral map shall be resurveyed, the Act on 
Identification of land parcel be enacted, and the landowner and the Act be 
approved by the local self-government (Gamgeoba). The Land Parcel 
Identification Act together with the Cadastral Map shall serve as the basic 
documents for identification of the land parcel within UTM Coordinate system 
and its registration at the Registry Office of Kaspi rayon Public Register. As a 
result of registration of land parcels and their owners at the Public Register, 
identification of landowners of the land parcels located within the new road 
construction corridor shall be considered as accomplished.  
6
Page  12
Page 12 of 20 
 
The implementation of the activities described above is necessary to further 
successfully undertake the purchase and expropriation of land parcels based on 
the Law of Georgia on Registration of Ownership Rights to Immovable 
Property (#2635-rs, December 28, 2005). The law defines the rules and terms 
and conditions for registration of ownership rights to immovable property and 
authorities and responsibilities of the subjects participating in registration 
proceedings. The goal of this law is declaration and approval of ownership 
rights to immovable property through its registration into the Public Register. 
The Law describes the rules for organization and functioning of Public 
Register.  All the rights identified under the Law on Registration of Ownership 
Rights to Immovable items are subject to mandatory registration. In particular: 
 
A. Acquiring ownership rights to immovable items through purchase, 
exchange, bequeath (giving as a gift), contract-based, identification of 
ownership rights, privatization, as well as obtaining ownership rights 
registered at the Public Register. 
 
B. Right to build, usufruct, mortgage and guarantee rights, also the rights to 
rent or lease immovable item created based on the notarized agreement.  
 
The implementation of the stated law is the pre-requisite of successful 
expropriation process, since in case of acquisition real property from the 
owner it is required that land and real property is registered at the Public 
Register to ensure that the Sales-purchase Agreement is legally valid.  
 
Pursuant to the active legislation of Georgia the ownership rights is declared 
as legally valid only after it is registered at the Public Register.  
 
Initial registration of onwership rights into the Public Register
In order to implement this step the RDEMD in association with Kaspri rayon 
government shall ensure determiation of the landonwers /users. Since, the 
landowners possess the Land Onwership Certificates and/or Receive-Delivery 
Acts or Sale-purchase agreements, they shall be adviced to undertake intial 
registration of their ownership rights to the Public Regsiter.  
 
The Initial Registration is free of charge. The following documents shall be 
presented to the Public Register for initial registration:  
1. Document verifying ownership rights: Receive-Delivery Act; OR 
Landowners’ List; OT Tax payers’ List; OR Land (Real Property) 
Ownership Certificate (original that may be saved at the village 
Sakrebulo, Rayon Gamgeoba or alrady issued to the landowner; 
2.  Land parcel survey act that determines the loaction of the land parcel; 
the name of the onwer of the adjacent land parcels and that is verified 
by the signatures of the representatives of the local government. 
3.  Survey plan in UTM perpared on the basis of the corresponding land 
parcel Survey Act 
4.  Landowner’s Identification Card and its copy;  
 
Census and Inventorization
After the land parcels and their owners are identified and the initial 
registration of the land parcels at the Public Register completed, the list of the 
Page  13
Page 13 of 20 
Project Affected People (PAP) shall be reviewed and finalized. 
Correspondingly, the Table 3. Socio-Deography data shall obtain complete 
format. The number of Project Affcted People and the number of land parcels 
located within the Project Affcetd area will be determined.  
 
Inventory shall be undertaken againts each and every land parcel that shall be 
affacted by the Project. In the process of inventorization each specific land 
parcel shall be visited on site and corresponding recored shall describe and 
charaterize the follwoing assets: structure, perrenials, annual crops); 
 
Valuation Methodology and calculation of Comepensation Amount
The data collected through the Inventory Process shall be comprised against 
the Valuation Methodology designed on the basis of Comparative Analyses of 
Market Value of land and real Property and in compliance with the 
Internationally proven valuation and appraisal standards.  
 
Valuation methodology shall consider the following parameters: 
1.  Market Value of land; 
2.  Market Value of real property, such as commercial structure (if it is 
revealed that such shall be affected by the Project)  
3. Market 
value of 
perennials 
4. 
Market price of the annual crops (annual yield) 
 
In the process of valuation and calcualtion of compensation amount per each 
PAP, the economic data of the last five years obtained from the Statitical 
department and current market prices of the land (real property) sales 
transactions shall be utilized as comparators. 
 
Such approach shall be uiltized against each land parcel and/PAP separately. 
Therefore, the final estimation shall contain the amount of compensation per 
PAP and the final Compensation costs.  
 
After the completions of this phase the RDMED shall commence the process 
of negotiation and suggest the amount of comepnsation to the PAP.  Upon the 
successful completion of negotiation, RDMED will proceed to process sales-
purchase agreements. 
 
Expropriation/ compensation 
If negotiation fails, or if the owners/ users of the project affected land cannot 
be determined within the timeframe specified in the attachment, RDMED will 
enter into the second phase of land acquisition, which is land expropriation. 
The Constitution of Georgia considers involuntary expropriation of property 
for public needs in the process of magistral car road construction.  The process 
of expropriation shall be implemented only under the decision of the President 
of Georgia and appropriate Court level. Expropriation is undertaken with the 
condition of issuance of compensation that shall be fair and equal to the 
market value. The State of Georgia has the Constitutional right to take away 
any property through expropriation and payment of fair compensation in 
return (Article 21).  
 
Page  14
Page 14 of 20 
The Law of Georgia on the Rules for Expropriation of Ownership for 
Necessary Public Need (July 23, 1999) defines the procedures, obligations and 
the rules of implementation of expropriation. The permit on property 
expropriation that may be utilized in Georgia in number of cases including 
road construction activities is issued by the District (City) Court Decision on 
the basis of the Presidential Decree.  
 
The project shall refer to property expropriation only in the exceptional cases 
when negotiation over the purchase price of land and other project affected 
properties fails and re-adjustment of the alignment is impossible.  The 
mechanisms of expropriation shall be utilized in case when land owners/ users 
cannot be determined within the agreed timeline and civil works must start 
immediately.  In such cases, the compensation amount of this landowner shall 
be deposited in an escrow account and saved at the bank account, which will 
be handed over to the land owner when determined.   
 
Processing Sale-purchase Agreements
Ownership right to the land parcel is acquired through the Sales-purchase 
agreement.  The Sales 
–
purchase Agreement shall be notarized by the Notary. 
However, since March 15 the Public Register shall be eligible to undertake the 
similar actions. The sales-purchase agreement is signed by the Buyer 
(RDEMD) and Seller. This Agreement shall state the exact amount that the 
buyer shall pay to the seller and the terms and conditions for payment of 
compensation. 
 
Registration of transaction at the Public Register 
The sales – purchase agreement shall be registered at the Public register within 
10 days from the date it is signed. Notary fees and registration costs shall be 
covered by the buyer (expropriator). After the registration at the Public 
register the transfer of the ownership rights is considered as accomplished.  
 
Throughout the process, the RDMED, as the agency to implement the project, 
will assume the overall responsibility to ensure that the land acquisition 
process will comply with the active Georgian legislation and the World Bank 
Involuntary Resettlement Policy (OP 4.12.)
Page  15
Page 15 of 20 
 
7. Compensation and entitlement Policies 
Identification of the volume of compensation and payment of amounts shall 
be undertaken through utilization of the following methodology and 
principles: 
1. Within the framework of the given project physical relocation of residences 
and commercial units is less expected; 
2. Rehabilitation measures will include: (1) cash compensation for loss of 
income and assets. The amount of this type of compensation shall be based on 
International standards and market values characteristic for the specific 
region; (2) whereas the existence of the reserve funds actually provide such 
possibility the allocation of another, supplement land parcel with similar 
productivity and location may be considered as an alternative option. Such 
offer is reasonable to be made to those persons that lease state-owned 
agricultural land parcels. In addition, cash compensation shall be considered 
for the investments and costs incurred to such land parcel.  
3. Loss of annual crops of fruit and vegetables shall be calculated based on 
the area of part of the land that shall subject to acquisition. The cash 
compensation amount shall be defined in accordance to specifically 
developed calculation method with consideration of the officially identified 
market prices for the last 5 years. Overall, compensation will be paid to cover 
loss of income over one year. 
4. The loss of assets (specifically, the losses caused through cutting down the 
perennials due to the road construction) shall also be compensated in the form 
of cash. (a) the amount of compensation for perennials, namely fruit trees 
shall be calculated counting the age and average productivity of specific 
spices of a fruit tree (kg fruit/GEL) multiplied by the number of years 
expected when the trees reach the same level of productivity. The same 
approach shall be used for calculation of market value of trees that will be 
logged due to construction activities; or (b) the market price of the same type 
of new seedlings plus annual income though sales multiplied by the number 
of years expected when the trees reach the same level of productivity.  
5. Where the landowner and/or user possessing construction-building or fence 
that necessarily shall be removed for the construction purposes by means of 
rehabilitation measures such construction-buildings, fences (if such exists) 
shall be moved to other location or restored at the costs of the RDMED; or 
the appropriate amount of compensation shall be issued. 
6. All project affected people (PAP) will be compensated under the active 
Georgian legislation and World Bank safeguard policies (OP 4.12).  
7
Page  16
Page 16 of 20 
7. Actual removal of the specific structure and/or physical acquisition of the 
land shall be undertaken after the completion of issuance of compensations 
for lost assets. 
 
Page  17
Page 17 of 20 
 
8. Public Consultations, Participation and grievance redress 
mechanism 
 
The staff members of Tbilisi Title Company and Bonifica in association with 
the Road Department have conducted several meetings with local government 
bodies, public register and local population. 
 
Bonifica and Tbilisi Title Company had conducted two public meetings in the 
villages Agaiani and Okami. The Company representatives once again 
introduced to the local population the project goals and explained land 
acquisition procedures and entitlement of compensation measures. In return 
they received the feedback from the users of the land parcels that are located 
within the road construction corridor.  
 
The following public meetings shall be additionally conducted right after the 
final list of land parcels and their legal owners is identified. During these 
meetings the PAP shall be closely introduced to the valuation methodology, 
approach used in the process of calculation compensation amounts and 
alternatives for additional rehabilitations measures. The main idea of such 
public meetings is to ensure the full and deep understanding of the 
entitlements of the RAP implementation procedures. Each and every question 
and comment of every PAP shall not be neglected, the questions shall be noted 
and required information delivered to the interested persons.  
 
Once the revised RAP acceptable to the Bank is developed, RDMED will 
or
ganize, with the help of the Consultant “Bonifica”, a public meeting with the 
PAP to inform principles of land acquisition and compensation, their rights 
and duties, and grievance redress mechanism.  The PAP with grievance will 
report to the local Sakrebulo with which the Environmental and Land 
Acquisition Unit of the RDMED will maintain close communication, so 
adequate remedial measures will be taken. 
 
8
Page  18
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