Application of Remote Sensing Techniques for Land Valuation

LAND is a finite resource and is under tremendous pressure on account of growing population. It has been put to various land uses such as residential, industrial, agriculture, mining, recreation etc. The value of a piece of land depends upon the surroundings and can be evaluated on the basis of its location defined by economic and business activity and presence of infrastructure. Remote sensing is one such technology which can be of immense use in land valuation. The remote sensing data provides a synoptic view of the earth's surface with all natural as well as man-made features. With the availability of high resolution satellite data it has now become possible to map individual dwellings at city/ward level. Utilities/infrastructure mapping at city/ward level can also be done using high resolution PAN data, which may depict road network, power and telecom lines, health and educational facilities etc. Hence, Remote Sensing data can play a key role in valuation of land by mapping infrastructure and other necessary details which are important in deciding the cost of a piece of land. As a simple example, a piece of land lying adjacent to a lake will have a higher value than a piece of land by the side of a drain. However, the value will also vary depending upon the purpose for which the land is being bought. If one is looking a piece of land for commercial purpose, he should target the heart of the city in contrast to a person who is looking for an industrial setup, which requires a land outside the city limit. Remote Sensing data provides a time and cost effective solution for land valuation, which can be very useful for planners and decision makers involved in real estate and industrial sectors.

INTRODUCTION: Remote Sensing is one of the frontier technologies which have been widely used/employed in areas ranging from regional mapping to small/local area mapping in the fields of agriculture, forestry, natural resource survey, water resources, soil studies, geological studies, oil and mineral exploration, agriculture, flood mapping and monitoring, disaster management, drought monitoring, defence and surveillance, land use/land cover mapping, urban planning and land use changes etc.

The remote sensing data is basically in the form of digital mode which is supplied as Computer Compatible Tapes (CCTs) and CD-ROM. However, the data is also available in photographic form as Imageries" in Panchromatic (Black & White) and Multispectral (Coloured, False Colour Composite) modes, as hard copy products.

The following information can be extracted from the satellite data (based on recognition elements) which can be obtained for every fixed time interval.

Land use / Land cover mapping:

This particular application demarcates the following features on the imageries, which can be supplied as map sheet describing each and every land feature by a distinct symbol/colour.

(i) Communication Lines
Railways, roads, highways, cart tracks'.

(ii) Built up Land
Residential limit colonies, road network, commercial centres, schools, colleges, stadium, playground

(iii) Agriculture land
Ploughed / harvested / standing crops

(iv) Water Bodies
Canals (dry/wet), lakes, ponds, rivers, streams, nullahs, drains, distributaries.

(v) Forest Land
Density of forest, limit of forest, degradation of forest on temporal basis wildlife sanctuary.

(vi) Soil Study
Type of soil, health of soil

(vii) Wasteland Identification
Saline / alkaline soil, fallow land, river / desertic sand, barren/rocky land, gulled/ravenous land, upland with or without scrub, degraded land under plantation crops, mining/quarrying land.

viii) Industrial Areas
Stockpile of material, waste disposal

ix) Defence/Strategic Establishment
Army cantonment, air force, radar installations etc.

(x) Farm Houses
Limits of farm houses, structures within farm houses

(xi) Archaeological structures/buildings
Fort, Tomb, Palaces


Based on the above land use/land cover categories we can also determine the change detection in land use categories over a couple of years/months.

Planning is a continuous process; responding to multifarious developments internal and external, any city has new roles to play and urban development needs new directions. For new directions of planning we require data, facts, information of present and past so that our planners can plan for future on the basis of information, data, and facts available to them. Keeping in view the comparative data of past, present and future a plan is prepared by the planner. For arranging or collecting various data, facts information we need services of a specialists, highly experienced and trained professional called surveyor. Surveyor should be very good in evaluation. It is a fact, Surveyor is very close to nature, Surveyor is very close to problem, Surveyor is very close to people, and Surveyor is very close to facts. It is not important that he should be qualified only but he should be trained and experienced for type and nature of survey to be conducted.

India, being the second most populous nation in the world, faces tremendous pressure on her existing natural resources. The growth of our population is increasing with an alarming rate, hence every parcel of land should be utilised judiciously, to cater the needs and demands of the growing population. According to a recent report of the Govt. of India, the land availability is declining in India and will continue to decline if necessary steps are not taken by the planners, valuers scientists, social activities NGOs etc. Since, the land is limited, we should concentrate and make our efforts for its optimal utilisation for the benefit of human kind.

Success of any project mainly depends upon the site selection, detailed survey of site and topography of area. Therefore, we have to avail the services of surveyor & valuer before conceiving any project/scheme, may be rural or urban infrastructural development.

It is a universal fact that we can't cultivate or produce more land. Hence we must know our limitations before making any Master Plan. "There is only one Earth" and have to live in this very Earth. We, therefore, must act environmentally safe so that our earth is saved. Earth is the only planet which is gifted with life and human beings. Therefore, we must play/act safe while handling urbanization of limited land for infrastructure development, by utilizing the services of qualified, experienced and trained valuers and surveyors with latest and modern equipments, techniques.

CONCLUSION
Satellite data has to be utilized during any study for land valuation in terms of quality, quantity, shape, location, type and status of adjoining areas available for the purpose of valuation. Distances & location of basic infrastructure like road, railway, water bodies, urbanized area, aural area, abadi, major installations like pylons, tower, historical monuments, defence areas, green belt/green cover etc. available in satellite data can be used for project planning of city or preparation of Master Plan, Zonal Plan etc.

Land Valuation tools:-

• Satellite data
• Toposheets of Survey of India
• Aerial Survey
• Master Plan of area under study
• Revenue Maps
• Expert for visual interpretation of satellite data.

• Remote Sensing technique for valuation is suitable for larger area planning at regional level, alignment options study of expressway, high ways, metro-rail alignment, pipe alignment etc. without visiting ground/site.
• Economical & time saving
• Best technique for secret and sensitive projects.
• Current data availability for every 11th day
• Density of area, population, green cover, etc.
• Project performance & monitoring.
• Realistic planning with up-to-date information.
• Certification of work done for evaluation for release of payment.
• Comparability of data of various periods.
• Visit at site not required.
• Overlaying facility of satellite data on any planning, Master Plan or any proposal.
• Overlaying facility over revenue maps/khasra plan.
• Can be used as legal document for evidence purpose for certification and valuation of work done.
• Also can be used for the purpose of loss evaluation due to natural disaster.
• For preparation of natural resource inventory & costing.