Document of The World Bank FOR OFFICIAL USE ONLY Repor No. 8538-TH STAFF APPRAISAL REPORT THAILAND SECOND LAND TITLING PROJECT AUGUST 7, 1990 Agriculture Operations Division Country Department II Asia Regional Office | dhi mnt has a nesicted dshU and may be used by only In de peufns of theI offe dutie Its contents may not otewie be disBosed Wod BIat CURRENCY EQUIVALENTS (February 22, 1990) $1.00 - Baht(B) 25.80 B1.00 - $0.04 $1 million = B 25.8 million BE million = $38,760 THAI FISCAL YEAR October 1 to September 30 WEIGHTS AND MEASURES 1 rai = 0.16 hectare 1 hectare (ha) = 6.25 rai PRINCIPAL ABBREVIATIONS AND ACRONYMS USED AIDAB - Australian International Development Assistance Bureau CVA - Central Valuation Authority DOL - Department of Lands ICB - International Competitive Bidding LCB - Local Competitive Bidding LTP - Land Titling Project LTPII - Second Land Titling Project RTG - Royal Thai Government FOR OFFICIAL USE ONLY THAILAND SECOND LAND TITLING PROJECT Loan and Project Summary Borrower: Kingdom of Thailand Amount: US$30.0 million Terms: Repayable in 20 years, including 5 years of grace, at the Bank's standard variable interest rate. Project Description: The project, covering 30 provinces and Bangkok Metropoiitan Region, would support the second phase of the Government's Accelerated National Cadastral Mapping and Land Titling Program. It would contribute to the alleviation of rural poverty and underemployment, promote investment for more intensive land use, help to strengthen the fiscal system and increase Government revenues. The project would include cadastral surveying and mapping, the issuance of land titles, improvement of land administration, strengthening of the Department of Lands and the Central Valuation Authority, and technical assist&nce and training. Benefits and Risks: An estimated 700,000 rural landholding families, including perhaps as many as 50 of families in the six northeast project provinces with a high proportion of poverty districts, would benefit directly from the project. In the more advanced Eastern Seaboard project areas, improved security of tenure and stability would support the growing industrial and service industries, thereby providing employment to migrants from the poverty areas. Some 122 of all rural landholders and 202 of urban landholders are women who would obtain secure title under the project. The project is not expected to have any negative environmental impact and may actually make a positive contribution by providing security and opening the way for more intensive land use, thus reducing encroachment into forest reserves by farmers who would otherwise resort to shifting cultivation. Introduction of a land information system should facilitate government's ability to protect ecologically vulnerable areas and to cope with social impacts such as resettlement. The project would have an important fiscal impact, in increasing the collection of government revenues from land transactions in the form of transfer fees, This document has a restricted distribution and may be used by recipients only in the performance of their official duties. Its contents may not otherwise be disclosed without World Bank authorization. - ii - stamp duties and the capital gains tax. The level of risk associated with this project is low. The various participating agencies all support the project and are committed to its objectives. Host of the technical innovations in the project have been tested, some on a pilot basis, and are not expected to present significant training or implementation problems. Estimated Costs: a/ (US$ Million) Local Foreign Total Rural mapping 6.0 6.0 12.0 Urban remapping 2.1 0.8 2.9 Land titling and administration 35.8 2.8 38.6 Land valuation 3.0 0.4 3.4 DOL institution-building 1.0 0.2 1.2 Technical assistance and training 0.8 5.2 6.0 Studies 0.4 - 0.4 Total Baseline Costs 49.1 15.4 64.5 Physical Contingencies 0.6 0.4 1.0 Price Contingencies 6.3 1.2 7.5 Total Project Costs 56.0 17.0 73.0 Financing Plan: Government 35.7 2.1 37.8 AIDAB (Grant) 0.0 5.2 5.2 IBRD 20.3 9.7 30.0 Total 56.0 17.0 73.0 Estimated Loan Disbursements: IBRD FY 1991 1992 1993 1994 1995 -------- (US$ million)----------- Annual 2.4 5.1 7.5 9.0 6.0 Cumulative 2.4 7.5 15.0 24.0 30.0 Economic Rate of Return: Not applicable a/ Inclusive of taxes and duties amounting to US$3.6 million. - iii - THAILAND SECOND LAND TITLING PROJECT STAFF APPRAISAL REPORT Table of Contents Page No. Loan and Project Summary ....................................... i-ii I. BACKGROUND .....................................................1 Land Resources .................... ...... ...............1 Official Land Policy and Legal Framework.............1........ Present Status of Land Ownership .. 3 Land Use Policies and Economic Development . . 3 Accelerated National Cadastral Mapping and Land Titling Program ............................. ........................4 Experience Under the Land Titling Project (Ln. 2440-TH) .......5 II. THE PROJECT ..................................................... 7 Objectives and Summary Description ............... ...... ... ... .7 Main Features .......................... 0............... .............. 8 Rural and Urban Mapping ...................................... . 8 Land Titling and Administration ...... ... . .......... .......... 9 Development of the Central Valuation Authority ............... 12 Strengthening of the Department of Lands ........... *......... 13 Technical Assistance, Training and Studies ................. 13 III. ORGANIZATION AND IMPLEMENTATION . . 14 Department of Lands .......................................... 14 Project Implementation Arrangements .......................... 15 Monitoring, Evaluation and Reporting ......................... 16 IV. PROJECT COSTS AND FINANCING .. 17 Project Costs .. ............... . 17 Financing .................... .... ....#........ #.....*.*..is.........1 Procurement ......................................................... 19 Disbursement . . ............................................... 20 Cost Recovery ................................................ 21 Accounts and Audits ................ . 21 This report is based on the findings of a Bank/AIDAB appraisal mission which visited Thailand from February 23 to March 13, 1990. The mission comprised Messrs. Y. Wong (Senior Agriculturalist), C-H. Chung (Senior Agricultural Economist) and J. P. Correia da Silva (Senior Counsel, Bank), and Ms. Lilla Hendry (Program Officer, AIDAB). Mr. A. Byrne (Financial Analyst) assisted the mission's work from headquarters. - iv - V. PROJECT JUSTIFICATION AND RISKS . ............................... 22 General . . . ......................... 22 Benefits . . .................................... 22 Fiscal Impact . . ......................................... 24 Beneficiaries . . ......................................... 26 Effect on the Environment . . .................................. 27 Risks . . ......................................... 27 VI. AGREEMENTS REACHED AND RECOMMENDATION .......................... 27 ANNEXES 1. Cost Estimates and Financing 2. Technical Assistance, Training and Studies 3. Rural and Urban Cadastral Surveying and Mapping 4. Land Administration 5. Development of the Central Valuation Authority 6. Studies 7. Disbursement Schedule 8. Supervision Schedule 9. Documents in the Project File CHARTS 1. Organization of Ministry of Interior 2. Organization of Department of Lands 3. Existing Land Titling Project Management Organizational Structure 4. Department of Lands Total Revenues 5. Transaction Value of Registered Property 6. Photomap Production 7. Urban Mapping 8. Rural Title Conversion 9. Issuing of Titles 10. Typical Rural Photomap 11. Typical Urban Photomap 12. Activity Flow Chart MAP Main Project Areas - IBRD 21956R I. BACKGROUND Land Resources 1.1 The Kingdom of Thailand has a total land area of about 321 million rai (51.4 million ha or 514,000 sq km), of which about 160 million rai (502) are suitable for agriculture (Annex 4, Table 1). Of this, about 152 million rai were cultivated in 1985 1/ (e.g., about 47Z of the total land surface, or 952 of land thought to be suitable for agriculture). About 84 million rai (55?) were planted to rice, 51 million rai (34') to upland crops, 11 million rai (7Z) to rubber, and 5 million ra4 (4Z) to fruit trees. About two-fifths of the paddy lands were 'inder some form of irrigation, but only a small part of this area could be irrigated in the dry season. Forest land has been severely encroached, with only about 68Z of the total National Forest Reserve area of '36 million rai remaining relatively untouched. Official Land Policy and Legal Framework 1.2 Traditionally, all Yand in Thailand belonged to the Crown, but landholders were commonly recognized as being rightful owners who could dispose of their property qui'.e freely. Before the 20th century, land use rights were determined by custom; villagers regarded unoccupied forests and abandoned lands as community resources, to which they had free access. The first official system of land registration was introduced in Thailand in 1901 with the examination of claims, registration of documents, issuance of titles and the establishment of a Department of Lands (DOL) within the M'nistry of Agriculture (DOL was later transferred to the Ministry of Interior in 1941). Nonetheless, practices continued much as before, until the post-war period. In the past few decades, however, population growth has exhausted the supply of most unused agricultural lands and led to severe depletion of forest resources. Concern over the disappearing forests and the legality of private settlements on public lands has prompted considerable land legislation and led to the establishment of the present system of land administration. A Land Code enacted in 1954 consolidated all prior land laws and provided the Government with a legal framework for a land administration system designed to control land use, determine ownership and generate revenues from land. About ten more Land Acts have been passed since 1954 to further consolidate the Code. 1.3 Under the Code DOL is empowered to issue four forms of private land document: 1/ Source: Thailand Development Research Institute, Thailand Natural Resources Profile (1986). -2- (a) A Title Deed (Nor Sor Sii, NS4, or Chanod) indicates full ownership, and is supported by a deed plan showing the position of boundary mark stones, which are usually measured by ground survey methods. (b) A Certificate of Utilization (Nor Sor Saam, NS3, or Nor Sor Saam Kor, NS3K) indicates that the person named as landholder has put the land to use. The NS3 is based on a rough ground survey, as a temporary measure before titling. By the 1970s, DOL was unable to cope with both the demand for titles and the requirement for ground surveys; to speed up the issuance of certificates of utilization, beginring in 1972 the NS3K was issued, based on unrectified aerial photographs. The certificate is supported by a deed plan showing the shape and size of the holding. During the 1972-82 period, about seven million NS3K certificates were issued. Holders of NS3 and NS3K certificates have the same possessory rights as holder of title deeds; the only difference is the manner in which the boundaries are surveyed. These certificates are now being converted into full title deeds. (c) A Pre-emptive Certificate (Nor Sor Song, NS2, or Bai Chong) authorizes temporary occupation of land. The certificate is not transferable except on inheritance and is conditional on use within six months of issue. (d) A Claim Certificate (Sor Kor Nueng or SK 1) indicates a claim lodged by a person who was in possession and made use of the land prior to 1954, the effective date of the Land Code. The certificate is transferable, subject to advertisement of the transfer, and is convertible to title deed or certificate of utilization. DOL also issues an additional document, known as a Document for State Land (Nor Sor Lor, NSL), to government agencies when land is used for public purposes. Some of the aforementioned documents are kept in DOL's provincial land offices, while others are retained in its district offices. 1.4 Finally, other Government agencies also issue various forms of licenses and other documents on private land, which are not specifically provided for under the Land Code. The most important of these are the usufruct licenses issued to settlers by the Public Welfare Department and the Cooperatives Promotion Department; the usufruct license issued by the Royal Forestry Department to squatters in gazetted forest reserves; and the land occupancy certificate issued by the Agricultural Land Reform Office. The objective of these documents has been to provide temporary occupancy rights to farmers until such time as they can obtain more secure tenure. However, DOL has limited capacity to convert these certificates into land titles documents and, in any case, the Government has decided that such -3- landholders should receive only some form of restricted title-like document (i.e., documents which cannot be sold or otherwise transacted, but which are inheritable). Issues have therefore arisen as to whether other agencies should be permitted Lo issue these certificates and licenses, and the need to modify the Lar.d Code to permit their registration. Present Status of Land Ownership 1.5 Land ownership statistics for Thailand are very approximate. DOL data (Annex 4, Table 2) indicate that in 187 private lands included about 20.6 million parcels and occupied a total area of about 139 million rai (43Z of total land area). Of these, about 6.7 million parcels (31 million rai) had already been issued with title deeds. Another 10.5 million parcels (71 million rai) were covered by certificates of utilization and pre-emptive certificates, and 3.4 million parcels (36 million rai) were undocumented. Forest reserves and pre-reserves were estimated at 147 million rai, and government real estate and other state land at 23 million rai. The remaining area in the country comprises vacant state land (23 million rai). In fact, the area of undocumented land is more extensive, as it includes land in settlement schemes of other Government agencies under pre-emptive and claim certificates. Conversely, the extent of vacant state land is probably less than estimated. Land Use Policies and Economic Development 1.6 Agricultural Development. Agriculture's importance in the Thai economy is reflected by its 171 share of GDP, 552 of exports and over 602 of employment in 1987188. Also, about 80? of Thailarnd's populatior. of 55 million people live in rural areas, comprising about 5 million farm and 1.8 million non-farm households. During 1960-75, the sector performed exceptionally well at a growth rate exceeding 52 p.a., mainly through the development of new agricultural areas. This rate has since dropped to about 3.52 p.a., as new lands for agricultural expansion have become scarce. While strong agricultural performance in past years has improved incomes, the majority of rural families remain in poverty, as average farm sizes have not increased and many yields are declining. 1.7 The Government's stated objective for the agriculture sector under the Sixth National Economic and Social Development Plan (1987-1991) is growth with equity. In view of the scarcity of new lands for development, this growth would have to derive mainly from productivity improvements. However, the intensification of farming and diversification into higher- value agriculture necessitate increased capital investment in land improvements, such as irrigation and drainage, better land preparation, and the purchase of farm equipment and appropriate quantities of inputs. Financial institutions, both government and commercial, presently provide medium and long term credit only against collateral, usually land which is covered by a full title deed. Consequently, the legitimate holders of the 14 million parcels of private land, covering a total area of about 107 million rai (712 of total cultivated area), who are still awaiting title - 4 - deeds have no access to medium and longer term credit for farm improvement. The economic impact would appear to be significant. Bank-financed studies in Thailand (para. 5.4) confirm that land values, access to institutional credit, investments in land and land productivity are all increased through the provision of land tilization certificates to undocumented land. While full data are not yet available for comparison with land covered by title deeds, it can be assumed that they would show a similar trend. 1.8 Urban Development. Thailand has been experiencing substantial and sustained urban growth, not only in Bangkok but also in the provincial centers where subdivisions and construction are booming and are straining public utilities and services. In Bangkok, the total number of about 1.6 million parcels is increasing at a rate in excess of 4Z p.a. Land parcels in urban areas are nearly all covered by title deeds, but due to subdivisions urban cadastral maps are normally incomplete, out-of-date, damaged or too small in scale for most practical purposes. The need for accurate urban cadastral maps is essential for the planning and budgeting of development programs and for the mobilization of resources for their implementation. Without such records, the Government is unable to tax real property effectively and thus loses revenues which could be channelled for development purposes. In addition, due to resource constraints DOL's Central Valuation Authority (CVA) revalues property only once eaery four years, while market values increase much faster. The same constraints force CVA to adopt block valuations instead of the 4-.ore effective individual parcel valuations, again resulting in low CVA values. Since DOL and, to some extent, the Department of Local Administration (DOLA) assess land taxes on the basis of these CVA values, Less revenue is being collected. Accelerated National Cadastral Mapping and Land Titling Program 1.9 The Gover- ent's concerns over land titling and productivity problems (para. 1.7) led to the establishment in 1980 of a Land Policy Subcommittee of the National Rural Development Committee. This Subcommittee commissioned a land policy and use study which recommended, inter alia, that the issuance of secure rights to land be speeded up, the mode of operation cf DOL be improved, and land rights documentation and administration be rationalized. As the titling program for the country would have taken a very long time to complete at the prevailing speed, the Government developed and began to implement as from 1984 an Accelerated National Cadastral Mapping and Land Titling Program, which has been supported under Ln. 2440-TH for the Land Titling Project (para. 1.10). The main objective is to cover the remaining 14 million parcels which need to be titled, over a 20-year period, in four phases. The following targets were set for the program: (a) Production of new cadastral maps and transformation of existing maps, covering a total of 80,000 mapsheets based on the Universal Transverse Mercator projection (UTM) and new satellite-based controlled surveys, for rural and urban areas throughout the country. The old mapping was based on 29 local origins and was distorted by a significant number of errors in the control surveys. The internationally adopted UTM projection, a syd.em covering the whole globe in standard zones each 60 wide, minimizes distortions of length and area arising from plotting the spherical earth on a flat plane. (b) Issuance of title deeds for private lands (107 million rai) and land documents for state lands (16 million rai), covering about 14 million parcels over an area of 123 million rai. (c) Decentralizationt of land administration and related services to local offices by the establishment of about 300 branch land officesi and improving the maintenance of lanc;-related documents such as title deeds and mapsheets. Under the old land administration system, owners of land with title deeds needed to go to the Provincial Land Office to register any transaction. In future, title records would be decen- tralized to more conveniently located branch land offices in the districts which offer a full range of services. (d) Development o. fficient land valuation practices as a basis for land tax assessment and collection. In 1983, the Central Valuation Authority (CVA.p was created with the status of a division in DOL, with the aim of assisting in more efficient 0-sessment and collection of fees and taxes to provide equitable values for land expropriated by the government. To date it has valued land parcels throughout Bangkok and Pattaya, and in a large number of urban and district municipalities throughout Thailand. (e) Improvement of DOL's organization, management and operations. Experience Under The Land Titling Project (Ln. 2440-TH) 1.10 The Land Titling Project, started in 1984, supported the first 5-year phase (subsequently extended to 6 years) of the Accelerated National Cadastral Mapping and Land Titling Program (para. 1.9). Financed under Bank Loan 2440-TH, with AIDAB grant cofinancing of technical assistance and training, LTP covered five provinces in the North and four in the Northeast Region. The project included cadastral surveying and mapping, the issuance of land titles, the improvement of land administration, strengthening of DOL and CVA, and provision of technical assistance and training. 1.11 LTP is now in its sixth year of implementation and is scheduled for completion at the end of September 1990. Implementation is satisfactory. Cadastral map preparation ir rural areas has virtually achieved the target of 11,000 sheets, while in urban areas the target of - 6 - 2,000 sheets is expected to be exceeded by 402. Title issuance by adjudication (0.8 million parcels) is nearly complete, but title issuance by conversion of land utilization certificates (1.4 million parcels) will achieve only about 401 of project target. This delay, caused by the late acquisition of automated map transformation equipment, is expected to be made up during the follow-up second phase project. About 54 of the 62 targeted new branch land offices would be constructed. The technical assistance and training co-financed by AIDAB have placed a crucial role in project implementation in the introduction of modern and more efficient and accurate cadastral surveying and mapping technology and in the overall institutional development of DOL. 1.12 An Organization, Management and Operations (OMO) study was carried out in 1986 under the LTP, with the objective of ensuring that DOL could respond to the new demands and increased responsibilities generated by the land titling, technological innovations, and improvement in land administration programs. The 014 study resulted in four separate reports on Operations, Administrative Computing, Finance and Training. DOL made a serious attempt to follow the OMO recommendations, although this has not been possible in all cases. The main achievements have included: (a) the partial reorganization of DOL into 5 functional groups (Survey and Mapping Services; Document Issue; Land Policy. Valuation, and Registration; Land Office Management; and Central Services); (b) the creation of six new divisions: Photogrammetry, Map Transformation, Planning, Equipment Control, Land Business Control, and the National Land Allocation Commission; (c) the establishment of the Office of Provinco..al Administration as a pilot unit attached to the Office of the Secretary. The full divisional status of this office is subject to further discussions with the Civil Service Commission (CSC); (d) the appointment of a Work Systems Improvement Committee to review operationrl procedures; and (e) the creation of a Manpower Planning sub-division in the Personnel Division. 1.13 Other improvements include the strengthening of provincial land offices with more staff and facilities. The Training Division has been provided with additional higher-level positions. At the end of 1989, the Cabinet approved in principle the upgrading of CVA to the level of department. A new survey and mapping building has been completed and is being fully utilized. Staff development has also been a major focus of the project. The intake of the Survey Engineering course at Chulalongkorn University (CU) has doubled and the course curriculum modified to produce 100 graduates (20 per year) for DOL. A valuation course has been successfully established at the Bangkok Institute of Technology (BIT) with - 7 - an annual intake of 30 to 35 students. Graduate and undergraduate scholarshipF and short term training courses for about 170 staff in Australia on technical subjects are being completed. On the other hand, the development of in-service training programs has been slow due to insufficient staffing of the Training Division. 1.14 With regard to land valuation work, CVA has completed market-based valuations on a block basis in 124 urban and district municipalities throughout the country, including all the municipalities in Bangkok. Its activities have been somewhat constrained by a shortage of trained valuers, the lack of official recognition of the profession of valuers, the need for an appropriate Property Valuation Act and more revision of some appraisal methods. Nonetheless, CVA has made a good start and a strategic plan for its development is under preparation. 1.15 While it is still too early to be able to measure the socio- economic impact of LTP, ongoing socio-economic surveys (para. 5.4) have shown that land values, access to institutional credit and land productivity have all improved as a result of titling. The efficiency of property and transfer tax collections has also improved as a result of the project: DOL revenues increased substantially between 1986 and 1988 (para. 5.7), due partly to more frequent transactions and partly to higher assessed values of lands. II. THE PROJECT Objectives and Summary Description 2.1 The project would support the second phase of the Government's Accelerated National Cadastral Mapping and Land Titling Program. The initial five-year phase, being implemented with support from the Bank under Ln. 2440-TH and AIDAB (paras. 1.10 - 1.15), was extended by one year and is now scheduled for completion in September 1990. This second phase project, preparad by DOL in 1989 with AIDAB assistance, would therefore cover the next four-year period, starting at the end of the first phase in order to provide continuity in Program implementation. 2.2 The principal objective of the project would be to grant secure, documented tenure to rural landholders, thereby facilitating their access to institutional credit, improving investments in the land, and increasing agricultural productivity and family incomes. This objective addresses the key issues of rural poverty and underemployment and Ls thus consistent with the Bank's strategy for agriculture and rural development in Thailand. Secondly, the completion of an improved national cadastre would greatly assist the various RTG agencies responsible for development planning and land administration, and more accurate property valuation and tax assessments would strengthen the fiscal system and increase government revenues, particularly in urban areas. -8- Main Features 2.3 The project would support the following main components through the provision of funds for civil works, aerial photography, vehicles, furniture, equipment, materials, technical assistance and training, and other development costs: (a) accelerated cadastral mapping of 155,000 sq knm of rural land, at a scale of 1:4.000, and accelerated cadastral remapping of 2,000 sq km of urban land: (b) the issuance of full titles for undocumented lands (1.8 million parcels) and lands held under various types of pre-ownership certificates (1.2 million parcels), and improved land administration through decentralization of the land register from provincial to branch level and the development of a pilot land information systems; Cc) strengthening of the Central Valuation Authority; (d) strengthening of the Department of Lands; and (e) provision of project-related technical assistance, training and studies. 2.4 The project would cover the remainder of Bangkok and 30 provinces not assisted under the first phase, including 16 provinces of mainly high value rural land in the lower North and upper Central regions, six provinces of mainly less developed rural land in the Northeast region, and eight provinces of land earmarked for intensive development on the Eastern seaboard. Farmers occupying high value agricultural land, who receive clear title, would have the greatest chance of increasing their incomes significantly. In areas with relatively less potential (Northeast), farmers would benefit mainly from improved security of tenure, and more modest improvements in income. Provinces with the high property values, as well as the Bangkok metropolitan areas, u.uld be potentially important sources of increased revenue for the Government. Rural and Urban Mapping 2.5 Targets. Rural cadastral surveying and mapping, at a scale of 1:4,000 and following the specifications of the new series of maps introduced under LTP, would be carried out for all land state and private land parcels throughout the project area. The maps are prepared from rectified photographs based on the UTM projection (para. 1.9), using up-to- date aerial photography. A total of 24,000 photomap sheets would be produced under the project. The total 20-year program is estimated at 90,000 sheets. About 11,000 map sheets have been prepared under LTP, at a rate which has increased to 4,000 map sheets per year. It is expected that with the replacement of two rectifiers proposed under the project, this can be further increased to 6,000 map sheets per year. 2.6 The cadastral coverage of the Bangkok metropolitan area and provincial cities with rectified photomaps et a scale of 1:1,000, enlarged in some cases to a scale of 1:500, would be continued under the project. A total of 4,000 photomap sheets would be produced, at the rate of 1,000 sheets a year, which was achieved by the end of LTP. Under LTP, about 2,500 photomaps have been produced for Bangkok and 1,500 photomaps for other towns. Much of this work involves remapping of old cadastral maps. Map production would use new technology (paras. 2.8 - 2.9), larger scale aerial photography, and rectified photographs. Overlays for each photomap are produced based on existing citle records, showing the location and extent of each land parcel. Ground surveys are undertaken, as appropriate, to supplement identification on the photographs. 2.7 Technology. Aerial photography of a total area of about 132,000 sq km of rural land and 1,500 sq km of urban land would be carried out under contracts with international firms. Improved procedures for field survey control developed under LTP would be followed, except that the Doppler satellite receivers would be replaced by Global Positioning System (GPS) receivers. 2.8 Prior to LTP, cadastral surveying was carried out by ground survey, using theodolite-and-tape traverses for control, and was based on 29 local origins. Significant errors were found because of inaccurate control surveys. Under LTP, this system has been replaced by UTM mapping, with Doppler satellite-based position control, consistent with positions in the Royal Thai Survey Department (RTSD) geodetic network, electronic distance measurement, and minor control in blocks of up to 400 photographs by computerized analytical photogrammetric plotting methods. Many DOL staff have been trained in this new technology, and the degree courses for cadastral surveying initiated under LTP would continue under the proposed project. 2.9 The change to GPS receivers under LTP II would represent a further technical advance. GPS is a satellite system that enables the position of a receiver placed at a survey point to be determined, quickly and accurately. Currently its use is limited to specific time 'windows" of about six hours per day but, when a complete set of satellites are in orbit around 1993, these would be extended to 24 hours. Compared to the Doppler system, GPS is quicker (1 hr reading against 48 hr), more accurate (1 cm precision against 100 cm), and more cost-effective. Land Titling and Administration 2.10 Land titling includes three processes: adjudication, conversion and transformation. (a) Adjudication is the process of issuing title deeds for land covered by NS3 certificates and undocumented land. DOL adjudication teams officially determine, in the field, the boundaries of separately owned parcels and the ownership and other rights held in each. This is done by reaching agreement with - 10 - village authorities and neighbors of the parcel holders on the legitimacy of their status and on the parcel boundaries. After the placement of mark stones and tape measurement of parcel dimensions, the parcel which is identified on the UTM cadastral map is adjudicated to the holder. Under the project, 1.8 million parcels covered by new mapping would be adjudicated and title deeds issued by a maximum of 320 field teams to be established under the project. The project would support the provision of vehicles, equipment, furniture, materials and other operating costs of the adjudication teams. Assurances were obtained at negotiations that, promptly after adjudication in the project area, title deeds would be issued to occupants of private land in accordance with the Land Code, and all land used for public purposes would be covered by appropriate State land documents (para. 6.1 (a)). (b) Conversion covers the issuing of titles to landholders with NS3K certificates, as well as to eligible occupiers of land not already in possession of full titles within the areas of the new cadastral map sheets. Conversion is largely a clerical and administrative operation entailing the replacement of NS3K certificates by title deeds and the renumbering of title deed parcels in areas covered by map transformation. The work requires careful supervision and checking, and would be carried out by 320 conversion teams, each consisting of a team leader, ten converters and two checkers, who travel from district to district and work in branch land offices in accordance with a schedule coordinated with the cadastral mapping program. Under the project, 1.2 million NS3K certificates would be transformed into title deeds. The project would support the provision of vehicles, equipment, furniture, materials and other operating costs of the conversion teams. (c) Title transformation is the plotting of old deeds on the new cadastral map sheets, including renumbering of parcels and the subsequent renumbering and refiling of supporting documentation. Under the project, 1.4 million NS4 certificates would be transformed, mainly in urban areas. The project would support the provision of vehicles, equipment, furniture, materials and other operating costs of the transformation teams. 2.11 Land Administration. Improvements in land administration would be achieved mainly through the restructuring and decentralization of DOL's operations outside of Bangkok: the register of title deeds would be decentralized from the current 72 provincial land offices (and also Bangkok) to branch land offices, and a number of smaller district offices would be phased out as they complete title issuance work. Each branch office would cover an area of at least 25,000 titles and would handle all land office business previously carried out only at the provincial level (registration of dealings, transfers, mortgages and subdivisions, production and upkeep of land title deeds, and all processes leading to these, such as geodetic control, photomap production, adjudication and cadastral surveys, NS3K and NS4 conversions, cadastral index maps, valuations). The provincial offices would perform these same functions - 11 - for the central provincial district in which they are located, and would also supervise the operations of the new branch offices. This restructuring was initiated under LTP in the nine provinces covered by that project, with clear results in terms of the provision of more efficient and accessible services to the public; it would now be extended to the 30 LTP II provinces. The branch offices would be staffed mainly with personnel transferred from neighbouring district land offices that are being phased down, as well as a small number of staff who would be newly recruited or transferred from provincial land offices. The project would finance the construction of 62 new branch land offices and staff houses and storage facilities, equipment, vehicles, furniture and other development costs for branch land offices. 2.12 Also with a view to improving land administration, pilot land information system (LIS) activities would be tested under the project. Focussing on provincial and branch land offices, the objective would be .o establish an accurate data base on land parcels, tenure, ownership, values and other related information. At present, many government departments have overlapping interests and the sharing of land-related data would reduce duplication and the risk of poor decisions made on the basis of inadequate information. To this end, institutional arrangements need to be strengthened, both within DOL (DOL branch offices now handle 60 different documents on land tenure and transfer, with much duplication of content) and nationally, in order to begin to treat land information as a corporate resource. A pilot project to computerize the data and improve control, as well as reduce the number of steps in document handling, has been successfully completed at DOL's Phra Kanong Land Office, and a land administration adviser under the project would follow up that study and investigate legal and other constraints to better land information mAnagement. It has already been demonstrated that the computerization of caveat records would lead to major savings of time and avoidance of mistakes in title investigation, and the use of micro-computers for this purpose would be exteuded under the project. Also, to facilitate the exchange of land parcel data, especially between land offices and CVA, a standard parcel reference system would be adopted by both organizations. Standards would also be developed for computer hardware and software, as well as the procedures for data exchange and updating. A mechanism would be proposed and tested under the pilot project to ensure compatibility of hardware and software for the land information system. 2.13 In a wider context, a national LIS would embrace not only DOL and CVA, but also RFD, RTSD, DOLA, BMA, Land Development Department and public utilities. Prior steps would include the conduct of user needs studies to establish what data need to be shared and which agencies should be responsible for their upkeep; the establishment of national standards for the exchange of digital data; and clear incentives for cooperating departments to keep up-to-date records. There is already one such precedent in place: at present, a Bangkok Land Information System (BLIS) project is attempting to build up a data base for house, rent and development taxes, public utilities, city traffic and flood control. BLIS is conducted by the Bangkok Metropolitan Authority (BMA) in cooperation with DOL, Metropolitan Waterworks Authority (MWA), Metropolitan Electricity Authority (MEA) and the Telephone Organization of Thailand (TOT). Under - 12 - the project, DOL would lay the groundwork for this kind of effort to be undertaken on a national scale. The project would provide 36 staff months of technical assistance to DOL for work on the pilot LIS, as well as micro- computers and other minor equipment and materials for the branch land offices which would be involved. Development of the Central Valuation Authority 2.14 The project would support the continued development of CVA in the transition reriod before it becomes a full department, including the preparation of a master plan, the introduction of more efficient valuation techniques (Annex 5), the expansion of its present office in Bangkok, recruitment of new staff, the creation of a professional career structure for trained and qualified valuers and implementation of an intensive in- house training program. The project would finance the expansion, equipping (including computers and vehicles) and furnishing of the central office and other development costs. 2.15 CVA's efficiencv would be improved through the replacement of block evaluations with individual parcel valuations based on mass appraisal techniques, which permit the accurate determination of market values for each area where detailed inspections have created differential values among parcels. Initially, CVA would continue to focus on the urban/industrial areas of Thailand, where property is more valuable and real estate transfers most active, although eventually parcel valuations would be introduced throughout the country. The impact on central government revenues would be substantial, as the new CVA values (used to determine transfer fees, stamp duties and income taxes on every real estate transaction) replace DOL's previous estimates, which were frequently outdated and low in comparison to the rapidly appreciating real estate market. The targets and operational requirements for the transition to individual parcel valuations using mass appraisal techniques would be spelled out in a master plan for CVA, which would also address related policy, institutional and technical issues which need to be resolved (Annex 5). Assurances were obtained at negotiations that DOL would submit a master plan for the development of CVA to the Bank for review by October 1, 1991 (para. 6.1 (b)). 2.16 Under the project, the CVA headquarters in Bangkok would be expanded by the addition of a fourth floor, for which a detailed design is already available. Staff working on areas outside Bangkok would continue to travel from the head office, until such time as CVA's master plan has been completed, approved and has begun to be implemented. Over the long- term, CVA intends to establish 12 regional offices throughout the country, inclusive of Bangkok. CVA presently employs 102 staff, and an additional 60 positions have been approved by Civil Service Commission for Thai fiscal year 1990 (although budget allocations are likely to be sufficient for only about half that number). Further annual increases of about 30 staff per year have been assumed for CVA under the project. The upgrading of CVA to a full department is expected to occur within 1-2 years, as a result of which RTG would provide additional resources to CVA. Full-time external technical assistance (48 staff months) would be provided to CVA for the - 13 - detailed preparation and programming of the master plan, the introduction of computerized techniques, operational supervision and direction, and an integrated valuation training program. The latter would include a lecturer for a period of seven months during Project Year 1, to continue the valuation course offered at BIT, after which the training responsibility would be transferred to Thai faculty. Specialized short-term valuation training (9.6 staff months) would also be provided under the guidance of the full-time advisor. Strengthening of the Department of Lands 2.17 The project would provide continued support for the institutional development program for DOL, which was started under LTP with AIDAB technical assistance, following the recommendations of the OMO study (para. 1.12). The OMO study aimed at improving DOL's operational capacity to speed up the land titling process, upgrade land administration, and adopt new technologies in cadastral surveying, mapping and titling. The main features of the OMO recommendations, which are supported by the Civil Service Commission and the Budget Bureau, include; (a) the continued reorganization of DOL into 5 functional groupings; (b) the establishment of the Office of Provincial Management with full divisional status; (c) the further strengthening of the Training Division; (d) the development of a model branch land office as a blueprint for improvements in land administration and land office modernization; (e) completion of the CVA master plan; (f) establishment of pilot land and management information systems; (g) improvement in project management and administration, particularly in monitoring and evaluation, both in the project office and in the operating divisions; and (h) preparation of strategic plans for technical and administrative computing. No significant changes are expected in DOL's organizational or management structure; rather, minor adaptations would be made over time to adapt to evolving circumstances, with a focus on the improvement of management, the development of provincial land administration and management information systems, manpower planning and training. The project would finance civil works for a second mapping building at Pak Ret, vehicles, furniture, equipment, materials and other development costs. Technical Assistance, Training and Studies 2.18 The technical assistance program and training co-financed by AIDAB that have successfully supported the implementation of LTP (para. 2.17) would be continued under the project. Consultants would provide 350 staff months of long and short-term technical assistance (Annex 2, para. 7) to counterpart staff in the fields of project administration, management and administration, computing, valuation and technical matters. The project would also support both long and short-term training for DOL, CVA (CU) and BIT staff, including a total of 59 person years of graduate and undergraduate training, and 472 person weeks of short-term and in-service training (Annex 2, para. 8). The courses established under LTP for survey engineering (degree) at Chulalongkorn University and for valuation - 14 - (diploma) at Bangkok Institute of Technology would be continued under the project. 2.19 Finally, the project would support the following two studies aimed at reviewing policy and institutional issues affecting land administration and assessing the benefits of the land titling program (Annex 6): (a) A Land Policy, Management and Administration Study, which would be strategic in nature and would focus ons (i) the priorities for provincial selection; (ii) outstanding problems and issues related to land management, administration, organization and documentation (including their implications for the Land Code and future manpower planning); (iii) cost recovery of title issuance; and (iv) interrelationships with other agencies and the private sector (especially with respect to land information and documentation). Assurances were obtained at negotiations that DOL would submit a final report on the study on land policy, management and administration to the Bank for review by February 1, 1994 (para. 6.1(c)). (b) A Soc.o-Economic Impact Study to assess: (i) the longer-term impact of land titling in the primarily rural and not highly commercialized LTP provinces; and (ii) the impact on both urban and rural development in the more highly commercialized LTP II Eastern Seaboard provinces. Assurances were obtained at negotiations that DOL would submit a final report on the socio- economic impact study to the Bank for review by February 1, 1994 (para. 6.1 (c)). III. ORGANIZATION AND IMPLEMENTATION Department of Lands 3.1 Established in 1901, the Department of Lands is under the authority of the Ministry of Interior (MOI) (Chart 1). Since its formation, DOL has been responsible for all aspects of land registration, particularly cadastral survey and mapping and registration of land rights throughout the country. In 1981, DOL was also made responsible for creating a new Central Valuation Authority. 3.2 DOL is administered by a Director-General, assisted by four Deputies, one of whom is the Surveyor-General. Each Deputy is responsible for 4-7 Divisions (Chart 2). With over 11,140 staff, DOL is one of the largest and most complex RTG agencies. About 392 of the staff are located in Bangkok, with the remainder in the 72 provincial offices and about 600 district and branch land offices. DOL staff can be grouped into three basic occupational categories: (a) lands staff, including land - 15 - administration staff, land officers and legal officers; (b) technical staff, including surveyors, draftsmen, map production and computerization staff; and (c) general staff, including personnel, finance, accounting, training, and clerks. 3.3 Following the recommendations of the OMO study (para. 1.12), under LTP six new Divisions were established within DOL. The Project Administra- tion Office was also created to coordinate the essential headquarter function of LTP. In addition, an Office of Provincial Administration was set up as a pilot project to coordinate and support the essential provincial land office needs, and to supervise their activities. To ease the problems of accommodation and to house the sensitive equipment acquired under LTP, a new Survey and Mapping building was constructed at Pak Ret on the outskirts of Bangkok. The Divisions of Survey and Happing, Photogrammetry, Calculation and Data Processing, and Map Transformation, involving some 500 staff, were moved to this new building in 1988. 3.4 In PY89 DOL had a budget of US$ 41.3 million, allocated to land administration (71S), mapping and document issuance (14X), valuation (12), general administration (5?) and land allocation (9Z). The last function concerns land settlement schemes which are unrelated to project activities. LTP accounted for about 25? of DOL's budget. DOL's revenue in 1988 (para. 5.7) amounted to about US$ 460 million, an increase of about 1162 over 1987 collections, of which about 472 came from Bangkok metropolitan area. About 50? of the revenue is derived from transfer fees, 45X from capital gains tax and 5? from stamp duties. Project Implementation Arrangements 3.5 DOL would execute the project, except for aerial photography, which would be let out to contract, and the survey and valuation academic courses, for which CU and BIT would be responsible. The Director-General of DOL would be Project Director, under the supervision of a Project Executive Committee (PEC) chaired by a Deputy Permanent Secretary of the Ministry of Interior. PEC would be responsible for overall formulation of policies and coordination with other RTG agencies. Within DOL, a Project Administration Committee (PAC) chaired by the Project Director would oversee project implementation and monitor progress. Various subcommittees, which would report directly to PAC, would cover specific areas of the project, including monitoring and evaluation, valuation, and technical coordination. 3.6 For general supervision and routine execution of the project, one of the Deputy Director-Generals would act as Project Manager. He would be assisted by the head of PAC for the coordination of project implementation by all divisions participating in the project and for carrying out specific project management functions. PAC would be closely supported by the team of AIDAB advisers who would provide the technical inputs necessary for effective project implementation. The Project Manager would be a principal - 16 - coordinator of all sub-committee activities. The structure and linkages of the project management function are illustrated in Chart 3. A project activity flow diagram is presented in Chart 12. 3.7 Except for the continued reinforcement of the six new Divisions established (para. 3.3), DOL's organizational structure and management would not change significantly under the project. The decentralization of land administration would continue with the creation of new branch land offices to take over some of the work of provincial land offices. Greater emphasis would be placed on the development of the Training Division and CVA with the creation of new positions, both at h'gher and lower levels, and strengthening of the Map Transformation Division. 3.8 A total of about 509 new staff (52 of present staffing level), including about 376 staff for field adjudication, 18 staff for the Map Transformation Division, two staff for the Planning Division and 113 staff for CVA would be recruited under the project. Finding suitable candidates would not present a serious problem, except for trained valuers. Many staff would be supplied from ground survey and adjudication teams, operating in those provinces outside the project area where mapping and titling activities are winding down. The new staff would be mainly junior surveyors, clerks, and unskilled labor. Branch land offices would be staffed mainly from neighboring district offices that -nuld close. CVA's new trained valuers would come from BIT's valuation court - but the majority of new staff would be recruited untrained. Monitoring, Evaluation and Reporting 3.9 The Project Administration Office would continue to ~zoordinate project monitoring and evaluation (M & E). However, in light of experience gained under LTP, the M & E exercise would be fine-tuned so that it can be used more effectively as a management tool. Presently, a mass of information on land parcels and DOL operations at headquarters and in the provinces is being collected, but the data is not being used selectively to monitor and analyze progress, resolve problems, and serve as an input to planning and budgeting. Consequently, the project would support the development of a pilot management information system (MIS) to: (a) improve the policy and planning functions by providing more reliable and timely information on resource inputs and outputs; (b) provide external agencies with more accurate information on DOL performance indicators and trends; (c) improve information exchange between functional units, management and the executive; and (d) better monitor organizational performance against objectives. 3.10 Since most DOL functions occur away from the head office, key inputs from provincial and branch land offices would need to be aggregated under a common set of definitions and guidelines. The identification of key information requirements would be obtained through analysis of the essential needs of managers for planning, implementation, monitoring, - 17 - reporting and policy development. The pilot MIS would be developed in stages. At negotiations, a specific timetable for the various stages was discussed and agreed. A firm proposal based on a detailed feasibility study would be prepared by June, 1991. This study would link the MIS with other information studies in the land offices and with the LIS. The next stage would be the implementation of the pilot MIS which would be completed by the end of 1992 and followed by the start of the main MIS. An evaluation would be conducted after the pilot stage. AIDAB would provide long-term technical assistance to DOL (Annex 2, para. 14) to introduce the concept of management information and project planning, and for the design, development and implementation of the pilot MIS, the preparation of strategic plans for DOL, and the training of staff. 3.11 Project implementation reviews would be carried out semi-annually by PAC, and reports would be action-oriented. DOL would send to the Bank its semestral project reports within three months of the end of each semester, and within six months of final loan disbursement DOL would prepare a project completion report, incorporating the results of the LTP socio-economic studies and evaluations. A Bank supervision schedule is presented in Annex 8. IV. PROJECT COSTS AND FINANCING Project Costs 4.1 The total project cost, including physical contingencies and expected price increases, is estimated at US$73.0 million, of which US$17.0 million, (23Z) would be in foreign exchange. 4.2 Project costs are summarized in Tables 4.1(a) and (b), and further details are provided in Annex 1. Project costs include only costs defined as capital expenditures in economic terms, including those costs involved in creating an asset in the form of a new property cadastre, which is expected to produce a stream of benefits over a number of years. Project costs labeled *other development costs, include mapping and survey expenditures needed to develop, but not to maintain, the cadastre (e.g. salaries and wages of temporary staff, travel allowances, office rent, vehicle and equipment operation and maintenance, etc.). Salaries of permanent staff are excluded. Unit price estimates for vehicles, equipment, materials and civil works for buildings are based on recent contracts let by DOL under LTP. The costs of consultant services for the studies are based on rates for local firms and the costs of technical assistance and training to be co-financed on estimates by AIDAB. Physical contingencies of 102 have been applied to buildings and 5? to other asset items including aerial photography. No physical or price contingencies have been calculated on technical assistance co-financed by AIDAB. Price contingencies amount to 12? of base costs plus physical contingencies, assuming domestic price increases of 5.5Z in 1990 and 5? per year during - 18 - 1991-94, and foreign price increases of 4.92 per year throughout the project period. Taxes of about US$3.6 million (52) are included in project costs. T bl- 4.1 (a: PROJECT COST SUVMARY BY COMPONENT / IBpht mi IiIonl (US$ MlIiono X X Tot I Loco For ion Tot4 LOCOFI Foreign Tot Ior ian Base Costs Rural mapping 165 154 809 6.0 6.0 12.0 s0 19 Urban remapping S4 20 74 2.1 0.8 2.9 28 4 Land titling and administration 925 72 997 86.6 2S9 B8.6 7 60 Land valuation 77 11 68 8.0 0.4 8.4 12 6 DOL Institution-building 28 10 38 1.0 0.2 1.2 17 2 Tech. assistance and training 21 183 164 0.8 6.2 6.0 87 9 Studies 11 - 11 0.4 - 0.4 - 1 Total Baseline Coss 1.268 400 1.6s6 49.1 16.4 64.5 24 1oo Physical Contingencies 17 9 26 0.6 0.4 1.0 84 2 Price Contingencies 162 80 192 6.8 1.2 7.6 16 12 Total Prolect Cost 1.445 489 1.884 66.0 17.0 73.0 26 118 _/ Figures have been rounded. Tabl- 4.1 (b): PROJECT COST SUMMARY BY CATEGORY IBAt mllIoII.. (WS MillIon) X X TotaI Local Foreign Total LocaI For n Totil Forelgn Base Costs Civil works 1s8 1s 165 6.4 0.6 8.0 10 9 Aerial photography 29 68 97 1.1 2.6 B.7 71 6 Vehicles, furniture, equipment and materials 825 111 486 12.6 4.8 16.9 26 26 Other development exponditures 742 7a 81S 28.8 2.7 81.6 9 49 Technical assiotance and training 21 188 154 0.8 5.2 6.0 87 9 Studios 11 - 11 0.4 - 0.4 - 1 Total Baseline Costs 1.208 400 1.686 49.1 15.4 64.6 24 100 Physical Contingencie 17 0 26 0.6 0.4 1.0 40 2 Price Contingoncies 162 80 192 6.8 1.2 7.6 16 12 Total ProJect Costa 1.445 489 1884 56.0 17.0 78.0 28 l1 Financing 4.3 The proposed Bank loan of US$30.0 million would finance 43Z of project financing requirements, net of taxes. The loan would include US$11.8 million (69Z) of the foreign exchange requirements, and US$18.2 million of local costs. It would finance civil works, vehicles, equipment, furniture, materials, aerial photography, studies and other development costs of the rural and urban mapping components. The level of local cost financing is justified to enable the Government to complete its land titling investments on an accelerated schedule, given the important - 19 - linkages with economic development and poverty alleviation (paras. 5.1-5.2). AIDAB would provide US$5.2 million (8t of total project financing, net of taxes), 312 of the foreign exchange requirement, for technical assistance and overseas training. The technical assistance and overseas training would be administered and financed by AIDAB on a parallel basis. The Governmpnt would provide the balance of US$34.1 million (491 of project costs net of taxes), plus :S$3.6 million in taxes. Project financing arrangements are summarized in Table 4.2 and detailed in Annex 1, Table 5. RTG would provide adequate annual budgetary support to DOL to meet the counterpart funding requirements for the project. Table 4.2: FINANCING PLAN (US$ MILLION) Government IBRD AIDAB TOTAL Civil works 1.1 6.2 - 7.3 Aerial photography 1.3 a.l - 4.4 Vehicles, furniture, equipment and materials 10.9 8.3 - 19.2 Other development expenditures 23.7 12.0 - 35.7 Technical assistance and training 0.8 - 5.2 6.0 Studies - 0.4 - 0.4 Total 37.8 30.0 5.2 73.0 Procurement 4.4 Aerial photography estimated to cost US$4.4 million would be procured through international competitive bidding (ICB) procedures, in accordance with Bank guidelines. The first year's contract would be financed under LTP (Ln. 2440-TH) and is scheduled for execution in that year. Bid documents were reviewed during loan negotiations and tenders are expected to be let by the time of Bcard presentation. The largest civil works contract for a second mapping building at Pak Ret, costing about US$3.2 million, would also be awarded on the basis of ICB. Other contracts for civil works in the main project areas and small buildings in Bangkok, totaling US$4.1 million, would generally be small and scattered in tine and place and would be awarded on the basis of local competitive bidding (LCB), in accordance with RTG procedures acceptable to the Bank. Contracts for vehicles, equipment, materials and supplies (estimated to exceed US$ 200,000 each), amounting to US$ 3.3 million, would be awarded on the basis of ICB, in accordance with Bank procurement guidelines. A preference margin limited to 15 of the c.i.f. price of imported goods or the prevailing customs duty, whichever is lower, would be extended to local manufacturers in the evaluation of bids. All other contracts would be awarded on the basis of LCB in accordance with RTG procedures acceptable to the Bank. To the extent practical, similar civil works, equipment, - 20 - furniture and materials would be grouped together in the same tender for reasons of economy and efficiency. 4.5 To provide flexibility, prudtnt shopping with a minimum of three quotations (if possible) would be applied to small items each costing US$25,000 or less, in an aggregate amount not exceeding US$2.0 million. Other development costs amounting to US$35.7 million include such items as office rent, salaries, wages and related costs, and miscellaneous expenditures, for which procurement is inapplicable. All bid packages estimated to cost US$500,000 equivalent or more for civil works, and US$200,000 equivalent for vehicles, equipment, goods or supplies, would be subJect to prior review by the Bank, as would final award of contracts in these categories. Prior review by the Bank would cover abouit 70: of total contract values. Table 4.8: PROJECT EXPENDITURE BY PROCUREMENT CATEGORY p (USI MiIllon) Tote I cost Not Including Category of Expenditur, iCD LC8 Other applicable contingencies Civsl works z.2 4.1 - - 7.8 (2.7) (3.5) 2-) (-) (6.2) Aerial photography 4.4 - - - 4.4 (8 1) (0 ~ ~ (B.1) Vehicles, furniture, equipment and materials 8.8 18.9 2.0 - 19.2 (3.88) (650) (-) (-) (6.3) Other development expenditures - - 5.4 80.8 85.7 C-) C-) (2.0) (10.0) (12.0) rochnical assistance and training ki - _ 60 -) 60 Studies - _ 0.4 - 0.4 0-) (-) (0.4) (-) (0.4) Total 10 9 18.0 18.0 80.3 78.0 -~~~~~~~~~~~~ 917) aW (1.0 W8. 0) alFigures in parenthesis ropres nt IBR fiancn¢ng. aj Mainly co-financed by a grant from AIDAB using Its own procurement proedures. Disbursement 4.6 The proposed Bank loan would be disbursed against eligible expenditures to cover: (a) 85 of expenditure for civil works; (b) OO of expenditure for aerial photography; (c) 1002 of foreign expenditure, 1OO2 of local expenditure (ex- factory cost) and 652 of local expenditure for locally procured vehicles, furniture, equipment and materials, and other development costs; and (d) 10O? of expenditure for the studies. - 21 - Disbursements in respect of ICB expenditures would amount to about US$6.4 million equivalent. Disbursements against civil works contracts costing less than $500,000 each and against vehicles, furniture and equipment contracts costing less than $200,000 each and against other development costs would be made on the basis of Statements of Expenditure (SOE), the related supporting documents for which would be retained by the implementing agency for periodic review by the Bank. The project would he physically completed by September 1994, and loan closing would be on 9-itember 30, 1995. An estimated schedule of disbursements is given in 'mnex 7. The disbursement schedule is based on tb'e profile for LTP, with lead-time shortened by one year due to continuity between the two projects and the experience in procurement gained by DOL in the implementation of LTP. The aerial photography contract would be let at the beginning of the project, and the vehicles and equipment would also be procured early on in the first years of the project. Cost Recovery 4.7 Capital investment in sophisticated automated map production equipment has been completed under LTP. This factor, together with the experience gained under LTP and the resulting increases in efficiency, would enable DOL to lower the cost of preparation and issuance of a title deed from Baht 1,092 under LTP to an estimated Baht 524 under the project (Annex 4, Tables 3 and 4). Under the Land Code, the charge for issuance of a title deed has been set at Baht 90, regardless of the size and nature of the holding, which is below even the reduced cost of production of the title. However, cost recovery of land titles and associat_d cervices provided by DOL is achieved not only through such charges, but also through the various systems of land and property taxes levied on the landowner. From this stendpoint, the overall fiscal impact of the project is substantially positive (paras. 5.7 - 5.10). Nonetheless, the feasibility of updating title deed costs would be reviewed under the project Land Policy, Management and Administration Study (para. 2.18 (a)). Accounts and Audits 4.8 As under LTP, DOL would maintain separate project accounts covering all financial transactions for project activities and would prepare annual statements of receipts and expenditures based on the project accounts. DOL would also maintain the accounting and internal control system used under LTP for disbursement by the Bank against statements of expenditures. Auditors satisfactory to the Bank would be employed to audit these accounts annually, and certified copies of the audited financial statements and the auditor's report including an opinion covering withdrawals made against statements of expenditure would be submitted to the Bank within nine months of the end of the RTG fiscal year. DOL would maintain separate project accounts and annual financial statements of project expenditures acceptable to the Bank. These accounts would be audited by auditors satisfactory to the Bank, and the auditors' report - 22 - would be submitted to the Bank within nine months of the end of each RTG fiscal year. V. PROJECT JUSTIFICATION AND RISKS General 5.1 LTP has enabled DOL to start using new technologies and approaches to improve the quality and speed of its output (new standardized control points, photomaps, computerized mapping, cadastral maps, land titles). Priority was given to rural areas where absolute poverty was relatively high, the lack of secure land documentation was considered to be a serious impediment to productivity improvement and where frequent land conflicts were encountered. Since most rural poverty in Thailand was concentrated in the northeast and the upper north, LTP focussed on those regions. The much smaller urban program was concentrated in Bangkok and the municipalities of the aforementioned rural areas. The emphasis of the proposed LTP II would be to: (a) complete the coverage of six relatively poorer provinces in the northeast; (b) extend the coverage to 16 provinces with higher value rural land, primarily in the lower north and central region; and (c) extend the coverage to eight rapidly industrializing eastern seaboard provinces, which also have significant rural sectors that are increasingly dependent on long-term agricultural investments (e.g., rubber, quick growing forests and fruit trees). Considerably more attention would also be devoted to land valuation activities than was the case under the first-stage project. 5.2 These emphases would support RTG's key development objectives and trends in the economy over the next decade. The Government has set as a major goal for the 1990s the reduction of inter-regional income disparities, with particular attention to the historically poorer northeast region. Expanding and commercializing rainfed agriculture in this area will be heavily dependent on success in removing the constraints posed by insecurity of land tenure. Securing tenure in the advanced areas would have both employment and income distribution benefits, as well as substantial budgetary benefits for both central and local government. Finally, as Thailand's economic boom fuels speculative pressure on land prices (especially in Bangkok), it becomes increasingly important to upgrade the quality of title issuance, provide more objective land valuation and a standardized land information system. Benefits 5.3 Project benefits are derived from the various 'outputs' of the project (i.e. land titles, aerial photomaps, cadastral maps) and the improved systems of land valuation and land information which can be developed from them. While they do not lend themselves to conventional rate of return (ERR) analysis, some of these benefits have been quantified. The main thesis underlying this analysis is that agriculture in Thailand - 23 - has to move from the extensive to the intensive mode, and that increased security of tenure is a critical precondition for effecting the needed land and soil improvements. LTP was justified primarily on the basis of the benefits expected to arise from the issuance of title deeds, i.e. the security of tenure which would lead to: (a) increased access to institutional credit; (b) increased input use and on-farm investments; (c) higher productivity and beneficiary incomes; (d) improved land values; and (e) reduction of land conflicts. Consequently, the choice of project areas under LTP was determined by these factors (para. 5.1). 5.4 Socio-economic surveys2/ undertaken in 1984 and 1987 (mainly in the northeast and northern provinces) reached the following conclusions, after netting out the differences in land quality, agro-climate and government infrastructure support: (a) Legal title is the most significant factor in explaining the differences in land prices. (b) Title-equivalent land was between 75Z-192Z more valuable than undocumented land, and between 113Z-195Z more valuable than state land occupied by squatters. Assuming that only about one-third of the net increase in land values is attributable to "true" economic benefits of the project, the improvement is still significant. The reason for partially deflating the differential between titled and untitled land values is that other distortions tend to be reflected either in the overvaluation of titled land (e.g., credit subsidy effects) and/or in the undervaluation of the non- documented land below the value that can be attributable to true enterprise risk (e.g., farmers' fear of eviction). Cc) The greatest motivation for obtaining land title is the increased access to institutional credit. Borrowers providing land collateral received between 42Z to 1712 more institutional credit than those without. (d) For titled farmers (compared to those without such documents), land ownership security increased the intensity of input use (by 8Z to 39Z), the rate of capital formation (56-105X), the rate of landi improvements (29-702), and overall permanent productivity (12-27Z). (e) The direct costs of providing full title were equivalent to only 0.62 to 5.6Z of the market value of untitled land. The resulting benefit/cost ratios of providing titles to occupants of 2/ See: (i) Feder et al (1988), Land Policies and Farm Productivity in Thailand, Johns Hopkins Press; and (ii) Chalamwong and Feder (1988), "The Economic Implication of Land Documents in Rural Thailand", Agriculture Administration and Extension 20, pp 123-133. - 24 - undocumented state land ranged from 4.5 to 12.0. Even if such ratios were discounted by half, the benefits still substantially outweigh the costs. The proposed LTP II, by reducing the cost of producing a typical title deed from B1,090 (as under LTP) to B525, would in any case improve the benefit-cost ratios and also make full cost recovery per title more affordable. 5.5 Another positive impact of the issuance of land titles, which cannot easily be quantified, relates to those benefits associated with the dignity, security and sense of well-being derived from land ownership, especially for occupants of formerly undocumented land. By the same token, security of tenure reduces the incidence of land disputes. Finally, other benefits that are difficult to quantify concern the price and land market distortions posed by undocumented lands. Even where informal markets exist, transactions in such areas do not reflect the "true" market rate, but rather are distorted by the insecurity of boundaries (para 5.4), and such price distortions often bias the allocation of resources. These transactions usually have higher costs than do those for documented lands. 5.6 Since the rate of issuance of land titles achieved under LTP (200,000 per year) would be more than quadrupled under the proposed project (900,000 per year), it is reasonable to assume that the incidence of the associated benefits discussed above would increase similarly. Fiscal Impact 5.7 Revenues. The fiscal impact of LTP has turned out to be larger than expected, and would likely be even more important under the proposed project. Land titling has emerged as one of the most cost effective means of increasing the government budget without raising the unit rates of land taxation and transfer. DOL collects revenues from transactions in the form of transfer fees, a stamp duty, and an "income tax' (a form of capital gains tax). The increase in collections is summarized in Table 5.1. Table 5.1: TAX RECEIPTS OF THE DEPARTMENT OF LANDS IN NINE LTP PROVINCES, 1984-88 Amount Collected Index of Collections 1986 1987 1988 1989 1986 1987 1988 1989 (In current billion baht) (In constant 1986 terms) Transfer Fee 2.0 2.8 5.8 7.6 100 137 273 339 'Income Tax" 1.4 2.2 5.1 6.1 100 153 342 389 Stamp Duty 0.2 0.3 0.6 0.9 100 146 188 401 Total 3.6 5.3 11.5 14.6 100 144 300 362 - 25 - Transfer fee collections, which had remained stable at about two billion baht in 1984-86, were originally expected to remain at the 1986 level in 1987 and to increase by a further 102 in 1988; instead, collections in 1988 and 1989 increased by 173Z and 239?, respectively, in constant terms over 1986. The country's economic boom and the attendant speculation played an important role, but when these effects were netted out in a comparison of LTP areas with comparable non-LTP areas, the rate of increase in collection amounts from pre-project years (average 1984-86) to project years (average 1987-89) were 14Z to 278? higher for LTP areas. Two main factors explain LTP's superior revenue collection: (a) increased issuance of title deeds resulting from improved technical support, expansion in branch offices and improved organization and management; and (b) the adoption of more realistic (higher) property values for taxation purposes. 5.8 Revenue collection by the Department of Land Administration (DOLA) through local municipalities, sanitary districts and provincial administrative offices has, however, been less impressive. This is because the land-related local authority taxes (i.e. the land and building tax and the local development tax) are not specific to titled holdings and, more importantly, their rates and bases for assessment have not changed for at least 12 years. Although they are supposed to be based on "market appraisals", in practice, (i) the land and building tax (more important for municipalities and sanitary districts) is based on rental value for 1978 instead of annually; and (ii) the local development tax is based on 1978 "land values" instead of the professed "medium price of land" every four years. Under its Sixth Development Plan, RTG has emphasized greater local government autonomy, along with decreased central budget transfers in favor of greater reliance on local taxation. Improved land titling and land valuation capabilities can have important benefits for local development only if Government is willing to implement its regulations. However, local authority taxes should be viewed in relation to other land-related taxes. The USAID-financed study on property and land taxation (Annex 5, para. 14) will address this issue. 5.9 By strengthening CVA's valuation techniques and capability to complete cadastres, the proposed project would ensure increased revenue collections. Valuation on a consistent professional basis would reduce de facto inequities arising from omissions and distortions in property tax rolls. Since property taxes are progressive relative to many other taxes, consistent valuation would also generate more revenues from those most able to pay. Furthermore, since property tax revenue increased with economic growth, it is an efficient means of financing the new services which such growth requires. In addition to generating government revenue, accurate valuation can serve as a disincentive to land ownership for speculative and uneconomic purposes, the extent of which would depend on the progressiveness of property tax structure. Thus valuation would especially affect the areas of greatest property wealth, which in Thailand are in the form of urban real estate. In rural areas, proper property valuation and taxation, when balanced with other forms of taxation, can also be used as a - 26 - tool to encourage agricultural production which most fully utilizes available land, labor and capital. 5.10 Savings. Substantial government savings can be effected by expanding the use of the new technology introduced under LTP to produce more efficiently the technical outputs, such as survey controls, aerial photography/maps and cadastral maps. Previous methods were far more expensive and would have involved much heavier government investments. Another source of substantial savings is likely to result from the reduction and elimination of duplication among government agencies. The pilot project to develop a Land Information System for Bangkok (para. 2.14). for instance, would reduce duplication in the production of; (a) base maps among DOL, BMA, MEA. MWA and TOT; (b) road information among BMA, MEA, MWA and TOT; (c) land use maps and building information between BMA and DOL; and (d) waterway information between BMA and MWA. Reduction of duplication through the use of DOL aerial photographs for the production of base maps (assuming production costs to be shared by five agencies) would have saved the City Planning Division of BMA alone B21.8 million in 1989190. The emphasis on Bangkok is justified by the fact that 50? of all taxes and fees collected by DOL come from this metropolitan region. Beneficiaries 5.11 An estimated 700,000 rural landholding families would benefit directly from the project. While comprehensive data on the relative incomes of families with undocumented land is not available, perhaps as many as 502 in the six northeast project provinces with a high incidence of poverty districts would be below the absolute annual rural poverty level of B4,400 or (US$173) per capita. In the more advanced areas covered by the project (i.e., eastern seaboard provinces), improved security of tenure and stability would support the growing industrial and service industries, thereby providing employment to migrants from the poverty areas, especially the northeast. 5.12 Women. Some 12? of all rural landholders are women and they would secure title through the normal project process. Since the proportion of female landholders in urban areas is over 20?, even more women would benefit from urban-oriented components. Because women already play an active role in land transactions when they do have title, no special effort would be needed to ensure their participation in the project. Women would also benefit as staff members of DOL. More than one-third of all DOL staff are women and 91 of the mid-level management positions are held by women. 5.13 Employment. Under the project, some 500 additional permanent jobs would be created within DOL, including 120 additional positions for trained valuers in the CVA. DOL would also employ some 300 additional temporary workers in project areas for ground survey and title conversion. At the local level, the project should help family labor to become more productive through increased access to investment and credit. - 27 - Effect on the Environment 5.14 The Government attaches high priority to forest and watershed protection, and wildlife and biological conservation. Under LTP invasion into vulnerable forest reserves has effectively been screened out in the titling survey and issuance process (i.e. titles are not awarded for any lands in the area of forest reserves). Beyond this, there is a presumption that land titling may actually make a positive environmental contribution because it provides security and opens the way for more intensive land use, and in that manner may reduce encroachment into forest reserves by farmers who would otherwise resort to shifting cultivation. However, establishing clear causal relationships is difficult (e.g., reductions in encroachment might be attributed to project titling activities, but could also be a function of improved enforcement capability by RFD. Under the Japan Grant Technical Assistance Facility, a Land Reform and Forest Conservation and Demarcation Study will be carried out during 1990/91, and one of its objectives will be to examine the encroachment issue, as well as to identify specific steps needed to demarcate and protect conservation forests and vulnerable head watersheds. Under the project, the environmental impact of land titling would be monitored under ongoing socio-economic studies. 5.15 For the urban areas, there would also be long-term environmental benefits. The creation and strengthening of a parcel-based LIS under the project provides one part of the institutional infrastructure required for environmental impact assessment work. A parcel-based LIS is essential for site screening and enforcement of site development guidelines and should ultimately facilitate the Government's ability to protect ecologically vulnerable areas and to cope with social impacts such as resettlement. The computerization of caveat records should also facilitate environmental regulation and environmental improvements, affecting many areas such as sewerage and accuisition of public parks. Risks 5.16 The level of risk associated with this project is low. The various participating agencies all support the project and are committed to its objectives. The technical innovations in the project have been tried, some on a pilot basis, and would not present significant training problems. VI. AGREEMENTS REACHED AND RECOMMENDATION 6.1 During negotiations, agreements were reached on the following: (a) promptly after adjudication in the project area, title deeds would be issued to occupants of private land in accordance with the Land - 28 - Code and all land used for public purposes would be covered by appropriate documents for State land (para. 2.10 (a)); (b) DOL would submit a master plan for the development of the Central Valuation Authority to the Bank for review by October 1, 1991 (para. 2.15); and (c) DOL would submit final reports on the Land Policy, Management and Administration Study and the Socio-Economic Impact Study to the Bank for review by February 1, 1994 (para. 2.19 (a) and (b)). 6.2 With the above assurances, the proposed project would be suitable for a Bank loan of US$30.0 million, repayable in 20 years, including a grace period of five years, at the Bank's standard variable interest rate. The Borrower would be the Kingdom of Thailand. UAftAND 111to cosr SUk.O4AY (But6 I000t (US$ 0003 I total ... ... ... ... ... ... ... ... . . ...... ... ... ... ... % foreign Base Local foreign total tocal foreign lota fExehange Co% a A. BASE CA0AS?Rat YAP 3. WNA.0 £031310 28. 172.6 11.271 1 3%,443. 7 3,092.0 436 9 1. b28 B 24 2 2. 31110 C06361 68. 928.3 21.8611 I 80.833 4 2. 284. 0 848 3 3,132 3 27 6 3. A163*t PHIOTOGRAPHY 29. 336.0 68.232 7 97.56 6 B 1. 337.1I 2.644 7 3.78i 7 to 6 4. AlR0IR3ANGUAtION 3. 172.0 4.631 9 6,803. 9 46.4 179.6 225 0 80 0 6 PN60203AP PAOOCTII0I 26.764.8 37.93389 63,688.6 998 2 3,470.3 2.468 6 6.) 4 6. PRINTING0 3,282.6 2,399. 4 3.662.0 48.9 113.0 141.9 68 0 7. TECNNICAI CO3PUIING S RAP tVUANSFORNAIION 10, 38 6 7.798 B 37.988 2 394 9 302.3 697 2 4 Sell-total BASE CADASIRAt NAP 164. 836. 7 154, 36 7 308,968.4 6. 000. 6 6.274 9 11. 976 6 so I9 B. GROUND6 SIuRVEW IEAIS I 1. 3694 ASJUOICAItON 633,484.7 43.232 3 676.737 0 24,663.7 1.676 7 26.229 3 6 413% 2 36St ASJ3ICA113ON 7,310.8 7,310.6 283.4 - 283 4 0 Subll-ota) 690366 SURVEY lEAN1S 640. 796.3 43.232 3 684,027.6 24.827 0 3.676 7 26.632 1 6 41 C oBn" NAPPING 63. 633 6 19. 882.9 73, 476.6S 2.078 0 789.9 2.847 9 27 4 0. LAND AONINISI3lAI ION I EIIANGAI 83 A0333161* ADOINISIRAII(N 91,866.4 20,367.6 118,234.0 3, 793. 3 789 4 4.58? 7 I? 7 2 LAND AI3NINSIRATION B*330360 3.877.1 3 3,147.8 6,024.9 360. 3 44.6 394 8 fl 0 3. MR3 DOCIINENI CONVERSION6 178.,090.8 4. 6S3 2 382,743.9 6,902.7 I80 3 7,083.0 3 II 4. tAND 3NFOMINION SYSIENS 4,196.3 2.81616 7,068.6 162.86 30. 9 27365 41 0 Subll-otal 1*36 AONINISIRATIOUI 284,029.3 29.028 1 3133,067.4 33.008 9 3, 326 1 32.1334 0 9 19 E. IN151339310N 813118310 I. SUPPLY DIVISIOII 3, 333.4 781.2 3,9146 3 21 4 30.3 363t.7 20 0 2. PEUSONNEL AORININSIAAtION 829.3 8129 3 32 1 32 3 0 3. POlCy AND PLANNING 1,392.2 68 3 3,460. 54 0 2 6 66 6 6 0 4. AOKIIIUISIRAI(ON CONPUI3NG 4,984.2 4.2S4 8 9,239.0 193. 2 384 2 368.3 48 6. PuBLIC EDU3CATION 1,666.7 392.4 2.069. 3 64.6 3s 2 79.8 Is 0 6 EDUCAtION 8,696.9 2,282 0 10.977,9 337.0 886S 4266S 23 3 7. liRAINING 8,498.6 373.0 8,6731.65 329.4 6.7 338.1 2 8. 3113636C0t ASSISTANCE 6, 793.31 134.1397.4 139,990.65 224 6 6.201 6 6.425.0 98 8 9 SOcto - ECONONIC STUDIES 30,800.0 - 10,800.0 41386 - 41$ 6 I 30. LAND IIilSIN PUOJECT OFFICE 10.021. 3 403.8 30, 424.9 388.4 36. 7 404.13 4 I Sebll-otal INStIItUtIN StIBLOING 65,814.3 342,663.0 398,367.3 2,3863.3 6,6526.3 7,688. 7 12 32 7. VALIUAlION I. 8*133A110N 74.026 7 30,643.2 84,669. 9 2,869. 3 408.7 3.277 9 12 6 0C" 2. MAOUTION EDU3CATION 3,042.0 20.8 3,247.8 317. 8.0 32S.9 8 0 1 Sill-tota VAIIiSiIIII 77,68. 10. 149.0* 81,81??. 2,987. 2 416.6 3,403.81 32 6 , .. total BASEiIISE COSIS 1.268.336.9 399,%61.8 3 .666.734.9 49,07S.3 36,487.6S 64.b66 6 24 300 PlwsicaI Contoeeegeueee it. 309. 9 8,889.4 26,7.it.4 663.2 336 0 9919 2 34 2 Pr see Cont ingence,,W 32038.3 30,402.0 192,420. 2 6.279 8 1.718 4 7.46*1 I 36 12 Total P10.3CC Costs I.44S.264 9 438,649 6 3. 813. 914. S6. 66038.0 17,003. 9 73,039.9 23 133 U.,..t QA OAA . 4. . . . . . . . . . . .. . . . . . . . . . IHRANDS SHCNLAND7MJN0IiC1ff Pjjo Qomp by amr Totals Including Conltingencieso lotals Includong Contlngmlces (BANI '0002 ( 111 000I 2992 2992 1993 2994 Iota) 1991 1992 1993 1994 total A BASE CADASIRAI MAP I wAJaa CONIROL B.5b6S 4 1S, 251 9 9.439.? 10.466 3 44,623.3 332 0 626 0 366 9 409) 7 1.?29 6 2 MNIOR CONIROI 1i.813 6 36.659.? 18.b3 1 220.494.2 91.498 6 65 7 1.382 2 728 3 794 4 3.546 5 3. AERIAL PNOIOGRAPHIT 40.365. 6 3t.08a.8 40.879 0 - 112.313.3 1.564 612,205 01.684 6 4. 3%4 0 4.~ AIROtRIANGUIAIION 1. 518 3 1.592 9 1. 611 I 1 1753 3 6.535 6 soa8 61.? 64 A 68.0 353 3 5 PNOtONA P8UCttION 12. 683 I 29. 500.3 14. 727 9 IS, 455 8 72. 367. 6 491 6 . 043 4 570 8 599 I 2. 804 9 6. PRINtING 2. 222.?7 589.7 6185 649 4 4, 080.7 862 229 24 0 257 2 i8 2 7 I(CNNICAt CONPUllNG A NAP FRANSFORNAIION 4.739.2 4.936 9 5.181 4 56,438 0 20,295 4 183 7 1*914 2008a 7108 756 6 Sub total BASE CASASIRAL NAP 86. 908 5 119.520 0 91, 049. 0 54,257.0 351. 734 5 3.368 6 4.632 6 3. 529 0 2.1203 0123. 633 1 6. GROIIIO SURIVEY IEANS I. NS4 ADJUDICAT ION 182. 851 I 219. 130 9 179, 179.3 288. 093 2 769. 254 6 7,087 3 8,493 4 6.944 S 7.290 4 29. atS 2 2. NSI AD.JUDICA1ION 2. 912 7 2.008 3 2.108 7 2.214 2 8.243 9 74.1 71a 8 at 7 as 8 31 to5 Sub total GROUND SURVET lEANS 184. 763 8 222. 139 2 181. 288. 0 290. 307 4 777. 498 4 7.151 4 8.571 3 7.026 7 7.376 3 0. l35 6 C URBAN NAPPING 20.011 6 19.349 5 17.232 6 26,642.2 83.235.? 7756 T7W0. 667 9 1.0326 3.286 2 o LAND ADNINISIIlAI ION I. LIANONAI A AIIP IIR AND ADIIINISIRA1IMI 29.4560 37,972. 7 27.060 4 61.7936 2 46.281 7 5 .78 20492352569 2LAND ADNINISIAAI2ON BANGKOK 1.343 7 1, 392. 8 2.462 0 1.534 8 5,733 3 52. 2 54 0 S6 7 59 53 2222 3 WA3 DOC2INNI CONVERSION 47. 80t. 9 50. 190. 4 52.698 4 55. 444 I 206. 134.8 1826 .954 .026. 49 0 .89 g 4. LAND INIORNAIION SYSIENS ~~~~~2.2598& 2.147 4 2.343 3 2,281.4 8,031.9 87 6 832 908a 497 321 3 Sub total IAND AINIINIStRAIIoN 70.860 4 91.703 4 83.664 2 220,053.8 366. 282 7 2.746 5 3.554 4 3.238 91 4.65 f:2 14. 193. 2 I INSIIIUIfIONt BUILtING I SUPPLy DIVISION 1,435.0 918 7 2.0002 2.050 0 4,403.9 56 6 35 6 38 8 407 ITO07 2 PERSONNEL AENIINISIRAIION 2t7 0 227 a 239 2 252 2 935 2 8 4 aa 8 43 237 38 2 3 POlICY AND PLANNING 386 4 400 1 42021 441 1 2.646 7 14.9 is5 16 3 I71 63 8 4 ADI2INISIRAIION CONPuJING 2.428 9 2.549 I 2.662 8 2,781.6 10.422 4 94 1 98a8 103 2 207a8 404 0 5. PUBLIC EDUCAIION 538 6 565 4 593 6 623.1 2.320 8 20 9 219 23 0 242 90 0 6. IPucAIION 5.2II7,1 2.278 I 2.392 0 2 2,6 1. 6 22.299 0 298.3 83 92 7 97 4 416 7 7. TRAINING 2.21986 3,102.2 2. 820 7 2.66128 9.783 3 852 2202 705 2 032 379 2 8 IECIINICAt ASSISIANCE 44,354 9 39, 843. 5 32,008 725.29789 140.504 8 1.729 2 2. 544 31. 702 9 9805S .445 9 9. socio ICONonic SIUDIEiS 466 7 9,8667I 466.7 2080.go.0 28 I 382 4 IsI2 4)86 10. LAND tIlLING PROJECt OEEiCE 2, 721.1t 2, 886. 9 2,999 7 3.149 S to,757. 2 1056S III9 21863 1222 457I Sub total INSIIIIIIION BUIlDING 69, 396. 6 %3.238 6 53.003 7 39,234.4 204,873.2 2.302 2 2 OHJ. 5 2. 04 4 2,520. 7 7.940 8 I VALUATION 2. VAIUAIION 16.824 9 23.645 8 26.423 5 29,847.4 96,732. 6 651 7 9265 S2.024 2 1 *56 93.749 3 2. VALUAtION LOIICATION 927.4 886b.8 909.9 965.4 3,659.3 35.9 33.6 35 3 .37 0 141 8 Sub-total VAIUAIION 27, 742. 3 24.512 4 27,333.4 30,802.8 200,390.9 687 7I 950 I1.059 4 2. 293 9 3.491 I .... .... .... .... .... . I. ... .... ........... ........ ........ .... ... ~ . ; Z : Watch 20, 2990 08. 59 SUtIARY AUNU 0338T SUMMAfY (8ltttl 0001 IoSS 0001 S total *-----------------------------... ---------------------- - foreign Base local foreign lotal Local Foreign 10tal fxcharge Costs 1. INWISINEUI COStS . ...... ........ .... A. 8W11t106S 138297 0 15.307 a 1S3.604 8 5.360 3 593 3 5.953 7 10 9 B EQUIPtl2N2 12. 268. I 69. 458.2 81 726 3 475 5 2.69? 2 3. 167 7 85 5 C. VEHICltS 9,385 6 5.041. 1 14.426 7 363 8 19 4 559 2 35 I 0. AERIAt PNOIOCRAP1IY 29. 336 0 68. 232 7 97. 568 6 1. 137 1 . 644 7 3. 781 7 70 6 I fURNIIOURE 15456.7 810 4 16.267 t 99 t 3t 4 630 5 5 I I. tOCAt COttSUtIANCY g79.2 - 979.2 38 0 38.0 0 6 fORtIGN CONSUIIANCY - 106.562 I 106.562 1 - 4.130 3 4.130 3 tOO 6 N SOCIO tCONOMItC STUDIES 10.800 0 10.800 0 418 6 418 6 t 1. l.qAININIG IOVERSEASI 26.808.2 26.808 2 1.039. I 1,039 I 100 2 J IRAINING I(OCAil 29. 349 7 19. 349 7 750 0 750 0 I ...... .....- . .. ... . ..... ......... . . ...... . ....... ......... . . . ...... ....... . ... 10142 IIVIESIINI COS)S 235.872.3292.220 4 528.092 7 9.142 3 t).32b 4 20.4btt 7 S5 32 II IRIItRttlINI t:tl.15 A SAtAkll' 143. 114 7 143, tt4 7 S.S47 1 5.547 t 9 8 Ril %At t:COS1I7P0 506.516 2 506,516 2 19.632 4 19.632.4 30 1 C IIAVii Alt 26.742 3 25.064 9 42.607 2 648 9 971 5 1.620.4 60 3 0 OtIICE RIlNtI t 9695 1,969 5 76.3 - 76 3 0 t "AP AIHARIAI 34, 569 0 34. 445.6 69, 014.6 1.339 9 1. 33S. I 2. 675.0 SO 4 I OlNtR HAIIRIAl 253,394 0 253.394 0 9.621 5 - 9.821 5 2S 6 YiNlttE 08$ 16.322 4 16.266 3 32,58S 7 632 6 630 5 1.263. 1 50 2 H. EOUltP8I2tt 0Ut 6.497 6 25.920 4 32.418 1 251 8 1.004 7 1.256 5 80 2 1 HISC. OPERAIIDtt COSI 5t1.138 5.660 3 56 799. 1. 982 t 219 4 2,201. 5 tO 3 total RECURREMI COSIS 1.030.264 6 107.357 6 1. 137.,22.2 39.932 7 4. 161. 1 44.093 9 9 68 total BASECIINE COSIS 1. 266, 136 9 399.578 0 1. 665. 714 9 49. 075. t IS 487.5 64.562 6 24 100 Physical Contingewtes 17, 209.9 8.669 4 25.779 4 663 2 336.0 999.2 34 2 Price Contingencies 162.018. 1 30.402 0 192.420 2 6,279 8 1. 178.4 7.458.1 16 12 .. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - .. . . . ... .... ..... ....... .... total PROJECl COSTS 1.445.264 9 438,649.5 1.883.914.5 56.0180 17,001 9 73.019 9 23 113 .......... ............ ............................. ........................ ................................................. ..^...... .. ...... ......... Rarch 20. I99O 08 59 1VAANDA sr - ) nm yTo lotals lcIudin Conthigencles lotIls Ificludeng Contingenctes 186ttI '000) (US$ '0001 ... .. .. .. . .... ........... . ........ . .. . .. . . .... .......... .. ....... .... 199t 1992 1993 t994 total S991 1992 1993 994 hotIt I. IItESlhENt COSTS A. 8U2l1i0CS 54.034.1 72. 236.6 18. 603.3 42. 922 7 187. 96 6 2.094 3 2. 799 9 721 t 1.663 7 7.774 9 B. EOttPltttt 17. 294.4 54 455.7 O. 155. 6 12. 974.0 94. 879.8 670 3 2. 110. 7 393 6 i02 9 3,677.5 C. VENICIES 10.596 8 4, 260 3 3599 898 4 16.075. S 410.7 165.1 14 0 33 3 623 1 0. AtRIlAt PROIOGRLPttY 40.36S.6 31088.8 40.879.0 - 112 333.3 1.564 6 1.205 0 I.594.S - 4.354 0 E f)tIItiUR1 4. 091.7 5.028.5 3.474 7 6.760.7 19.355 7 158.6 1949 134 7 262.0 70 2 t IOCAt COUSUlItANC 244.8 244.8 244 8 2448 979.2 9.S 9 5 9 5 9 5 38 0 CfOREICtt CONSUIIBNCY 34.742.1 31.789g6 22. 899 4 17.130 4 106,562.1 1.346.6 1.232.2 87 6 664 0 4, 130 3 H. SOCIO - tCOltNII: SlUDlfS - 466.7 9.866.7 466 7 10,800.0 IS I 382 4 is 1 41S 6 1. T1RA1114 IOVfRSEAS4 6.702.0 6.702 0 6.702 0 6,702.0 26.808.2 259 8 2S9 6 259 8 259 8 1.039 t J. IRAINNO ItOAOCUI 4,699.3 6.006 1 5.061.9 6.065. 1 21.S32.4 162.1 232 S 196.2 23A 1 846 2 -- ----- ------ -- ---- ---- --- - -- - - ------- ------- ------- ------ - .... .. ...... lotal IMVISREINI COSIS 172.771 4 212.279 1 I18247 S 94, 124. 9 597,422.8 6.6966 8.227 9 4.,93.2 3.648.3 23.15599 it. RtCURRitl CtSIS A SAIARIIS 29.992 3 39.977.8 44.281t.6 48.090 1 162,341.8 1, 62.9 1.549 9 1,716.3 1.U64 0 6.292 1 B. REI.SAI. COS/SIPO 119,793.4 140.334.9 149. 104.4 163.681.3 572.914 1 4.643.2 5.439 3 9.779.2 6.344 2 22.205 0 C. IR4Ytl Att 10.251.6 11.450.2 11,941 7 13.515 S 47,I99.0 397 3 4438 462 9 523 9 1.627 9 OlIfCE REtt 942.4 660 7 502.3 902.3 2.207.7 21.0 259 19.S 19 8 95 6 E MAP lUIER14t 18.954 9 IA717.8 18, 191.S 21.818.2 77.682.4 734 7 725 5 705 I J49.7 3.0t 9 t. 1OtlR tt3tR14t 58,120 9 71,680.6 74.729.9 82,206 3 286.737.6 2.252.7 2,778.3 2.896 5 3.186 3 11, 1139 G. VEHICIE O8 7 978. 2 9. 323. 6 9 227.5 10 221.4 36. 790. 7 309. 2 361.4 357. 7 396 2 1, 424.4 tt QUtIpIIINl Om 7, 723. 0 9.077 1 10.426 8 9. 292. 6 36. Si9. 9 299 3 391. 8 404. 1 360.2 1. 41t. S 1. NISC OPtRAIION COS0 13,999.2 15.961.4 16.817.5 17.844.8 64. 178.6 525.4 616.7 65t 8 691 7 2.487 6 ......... ........... ......... ........... .................... .... ............ ............. ... ........... ........ .......... .......... .......... ... total 3(CtRINtI COSIS 266,911 8 3t?7.tU.0 335.223.3 367. 172.5 1.286.491.6 10.345 4 12.294.0 12.993 2 14. 231 5 49.84.0 total PROJICl COStS 439,663.2 "21.463 1 453,470 8 461.297.4 I.8 83.914.5 17,042.0 20,921.8 17,.76 4 7. 879 7 73,01R q ::::::::::~~~ ..:::::: ::::: :::::::: .......:: Z.::: ;,,:-::: ..:::::: . :. - -- -- 4:t..: ................ - ........................................................................ .................................................. ................... .......... w Neoch 20. 1990 08:99 g1 tD ' 80WM0LANDm k7 NDANOTM 6 RDEC A3m- ym-o 6906 £6011966 Nap9 IU0 989196169*1109 IN96ST*791 c0sts a otIIeOIGS. O 70.0600 1.22 8 Q 64469669 5.801 6 14. 8091 90 9S 166.0 $- 6. 0 640 3 16.086 9 6.S69 4 811.0665I 6. In0 6 cWHIMS01 4,468 a 2.17 67 i.67 I I 109913568 6.066 1 32 1 1.301 9 455 3 10 60 a I local C09S66i6916C2 o ouIoIGN Cwssoto,mi. .3 19666116 ttOE%%t i1.23 9 flola t991S69696 COSTS 7.04S5 0 So.l0 9 97. 68 6 90 9 17. 46? I 1.5110 622 4 91.918 I 4 762 0 t07. II is 1.280 6 66 99£16999t MISl *S818111S 8. 260 8 15.228 9 . .se o4 - .90 a. af1 Sal C012/6790 1 1. 6103 32.467 6 259 7 7061 4976 206.0800 - 28.199 4 2.007 205 £ 79*99 66t 6806 6.026 9 20.668 4 - .80 - 49 0 OfftIFNI 806. .. g.98 0 1 MP6 66621M6 2.046 2 2.482 1 42.001 I i l. 0700s 6 0696 9*668186 8269 1.46t1 toa696 66 7.500 682.074 0 7. 3606 6.70612 A.6603 2.81394a 6V696ic10Ga S.20"24 7. 200 . 4990 It .29"1 9,648?1 oi 69616966696086 6.83SIX 6 .0331 0S,6994 2.802 8 6.2J922 7 .766 2 6 66SC. 0OP9*6663 £016 44. I"9 9 10286 Wlas 96099969 £026s 32.148 I 66.0006 S.12610 45.7226 3 2.149 0 61.360 0S 84.799 9 7. 3606 68.268 0 It. its8S 3744 3 6 6ota696 88169 COIlS 39. 443 7 6O..8624 97.0S"6 0.80329 62,9886 3.ast20 67.968? 676, 767t0 2. 3606 23.4760 676.234 0 S. 92C9 6 Phy,sc.l Contl4npofee 29006 740 4 4.878 4 4S 906 0 708 326 8, 096 4 . ASg 9 .442? 94 a Prot* Coolntisoc9" 4.889" 9 .944 9 9.986 3 727 6 ,778 I 343 6 2.223 6 84,446 t 9333 9.6S21 6 6e.80o4 644 4 1.166 9504C7 COSTS 44.623 1 93. 4966 162.213 3 5 6.310 11,147 6 4.980 7 29.290 4 269. 204 S 6.243 9 83.125 2 146.21661 5 .712 1 2 fo*g laclwog. 67.864 6 24.900 8 is.068l 4 S. ?64 2 432 60 I 2. 6813 9 6.680 4 495860 4 22.464 7 24.892 I 6 30? 3 Itorc, 20. 6990 08. Se txo ro wt ISME aiyAOaqvsntoPRMfCNCt (COSONCl 28260 11122260 £mt........ * . . . - - - . - ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~t 1.3. 3 2.60 S 0 0 IS. SU. 5 2. M..? - 340. a 2.685 2 181 4 411.0 - 480 2, 235. 9 92. 9 t8,15.323 5 0 4.0M. 0 5flg9 . . 200 0 - 3.724.0 1 4.42$ 486 662. 3 * . - . . . . . . . . 5* 48784~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~W U.5S.a .11 29.2 - 3.9 - 377.2 I 42 9 2.0438 a 626'1 S0 8 13 4 97`92 -. -977I 0 4 0.0 * . . - - 20~~~~~~~~~~~~~~~~~~~~~~~~~~~~ls 6.2.2 - 20L 6.5. 1 0. 0 0.0 * - - - 2 * - . . - ~~~~~~~~~~ ~ ~~~~~~~~~~~~~ ~~~~10,800.0 . 0.8S"0a 0.0 0 0 28,808.2 W5.SU82 0 0 00a - - ~~~~~~~~~- 207.3 - .292. 8 I 812229 1 .492.? 29. 34.?1 0.0 0.0 1.0%f. a S41R 2 3 9 548 2 to. 932.9 S.672.5 235.960.5 20.8000 6687 It.,309.6 92,9 S281.0?.?7 4.9 25,77n. 4 * - - 215. 2 Is .-2. 61*.5 S 43. 114 1 0 0 0.0 6.8. 195. 82.3i 331.?7 $19. 3 .2,786.4 7.8 no I 8.405. 2 506 516. 2 0.0 @0 289.4 248. 0- .. . . 634.9 438771 0 0 0.0 - . . . . . . . . . . . 2.90.8 0.0 00~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~1 N. 00 - - . . . . . . . . . ~~~~~~~~~~~~~~~~~~ ~~~~~~~~~~~~~~~~~4.3408 0,9214.8 0.90 0.0 2,454.3 2,073.2 491.6 3.400 0 82.9 - - 03.4 2,073.2 22.08 2,881 $2.5S 253,3940 8 0 06.0 ON8. 9 206.9 . .. 320 7 32. W3? 0.0 0 0 371.9 ,. 4,999.2 20.6IT .289. I 32.428 1 0.0 0 0 683.9 2,t.243.4 . 58.3 S.2211 2,1272.4 St 799. I 0.0 0.0 3,2999.8 3,345.0 829.3 145.6 AS85.620 9 2,959.1 - - 4,030.1 20,356.2 13.2M03 3.154.9 1.237.822 2 0.0 a00 7, 056. 5 3,1. l 5 829.3 2,480.5S 9,239.0 2,5.2O 20, 977. 9 S,671.5 2 39, 990.5S 20,800.0 10,424. 984,569.9 3,241.8 1.665,714.9 2. 5 251778.4 I2528 288 - 0. 2 270 1 34. 3 27.9 . -3.3 58I.5S 4.86 25,329. 4 90. 0. 0 822.5 468.9 205.9 185 9 2.268 3 262.6 2,2896.86 2,083.9 524.3 2,329.0 22.580 2 406.8 292,430.2 2.4 2,779.8 8,032.9 4,403.9 935.2I 2.646,.? 20,422.4 232.8".9 II 2,29. 0 9,783.3 140,504.8 20,800.0 22,75.T.2 96,73V. 6 3,654.3 2.8113.914.5 6.5 28,550.2 833,3 550. 8 . 93.5 701.0 144.2 353.? 53.?7 567.5 349.2 5.09? 6 "2. 3 93.033 0 3.2 2,934.0 3,283.3 871 4 - 78.9 4.800.3 441.3 2,504.9 292. 1234.204.? 454 9 It.0M. 9 2293 438,49. 5 2. 2 9.553 0 - ...... ...... ...... ...... ...... ...... ...... ...... ...... ...... ..... ...... ...... ...... ...... ...... ...... ...... ...... ...... ...... ..... 78UA1A s8t - by uc Af MISIRAI IAN NTERNATl ONAt DEVELOFMtl tsRt ASS1ISTACE 81)30 Govetio nt lotal ..... ................ ... . .. .- . . Local d1c4. oMtte S A4iul3 I bowt I _lqani I Aomnt I for. Exeah tax" tIe&. a. Iuwsimtmt costs A. ButlOI#GS 6. 387. I as.0 * - 1.01 8 is.0 7.278.9 10 723 9 6.827 I m7 9 8. E1UIftPEtt 2.350.0 64 7 11.2 0 3 1.2863 s3.0 3.677.5 s.0 3.12S 2 tto.0 441.3 C. VEICtlES 374.8 GO 0 30.2 4. 9 , 218 3 n0 623.t 0 9 217 6 187 4 2)8 t I 0. AERIAt PIIOIOGRA9It1 3.047 8 70.0 - - C.306.2 300 4.354 0 6 0 3,043.4 t.600 9 364.8 w E. ftIUIN RE 487.6 6. 0 * 2 6 3s.0 760.2 t.0 37.3 660 4 62.6 f. LocAt CoUSI3LIAlICY - 3.0 o 00.0 - * - 80 0o 38 o GI fOREICl CONSttlItCIY 4,130.3 1000 4.130 3 s. 7 4,.30 3 - N s0cto - EtOSIlC SIUBIES 439 6 1000 - - * - 4ts.6 0.6 - 4ts.6 I 3*131it (tOIERSEAS) - 1.039 t too o0 .039 t 4 * .039 t J. tRAINING ItOCAtl - - - 646.2 300.0 646 2 1.2 - 646 2 .................... ........... ..... -..... ........_._ .... .... __________. ......... .......... ........... ............... ........ lotal ItNESttttt COSIS t2.99s 9 ss 7 S.248 7 22 7 S.031 2 21.6 23. Iss.9 31.7 t2.316 a .094 6 1.`44 6 it. REC8IREtNt COSIS ..... .... ___.. _ . A SAlARIES t.352 s 2t.6 - - 4939.8 78.5 6.292 3 88 - 6.292 3 8 RELLSAL COSU/SIPO 7.919 9 36.7 * 14.286. 1 64.3 22. 206.0 30.4 22.206.0 C. IRAVEL A4l t25 2 39 7 - - 1. 102.? 60.3 3 ,27.9 ^ s t,095.3 276.6 45? 0 0. OflCE RENT 40 3 47.1 t 453s 2.9 8a.6 0 - a 6 1. RAP NA6I)RII t.3283 44 * 1 *.682 6 s.9 3,oto 0 4.1 1,So0. 0 I.29 92 210 8 , OttNR tAtER3 tl 3,762.4 33.9 - * 7.351.s 66.Wt 1t.t t3 1 2 - o.3033.9 778.0 C. VENICIE 083 64) 8 45 I * * 782 7 4.9 t.424.4 2.0 70 2 s7t.8 142.4 N. EO.U3PISEN3 ON*3 443.7 31.3 - - 971.s 68.7 1. 4S. . 1.s t 31.4 850 99 I 1. tISC. oItERAII3N COST 0130 367 - .674 6 63.3 2.487 G 3 4 247 3 2.066 t 174 t ....... .... ..... ........... .......... . ...... .... ... . .. .. . . ..... .... ..... .......... ....... ... .. total REC8RREtNI OSIS tt. 327.2 34.3 - . 32.736 8 65. t49, 84.0 808. 3 4. us6 2 43.337 s 3,863.4 total Ovab.tnt 30 023. 1 4L. t 5.248.7 7 2 37. 748 1 S6t. 73, 8o9.9 300.0 17.00o.9 s2.4t2 t 3. 605.9 - ..... -t . ..t .... ..: .;... s..s;... C.... .s. sI-- ....l. a . .2.0.. ........ ............................. .......................... .................................................. ftrttt 20. 19s 08: 59 4 P1c4 PS P by P4m Cmina AUSTRAI IAN1 0EV(IOPNlr 9690 BURI Au Coyarrumen Total .. .... .... . ...... ... ... .. - ... .. . .local thoc Ouat us * bmui I Aowtl I h,aunI I Amou ntl I fwl or . ch laootI taxes A, 1AS* CA08AS1181 NAP 1 NAJOR CONIROI 835 I 48 3 894 S ST 7 .729 6 24 496 7 1.151 B STI 2 111101 coNtROL 1.89 0 .783 496 .546 5 49 9673 7.387 3 IS91 3 AERIAL PNOIOG8APNIY 3.04789 70 0 1.3062 30 0 4.354 0 60 3.043 4 1.005 9 304 8 4 AFROIRIANSUIAIIO1N 120 0 47 4 133 3 52 6 253 3 0 3 2021 2 3 3 17 9 S PIIoIONAP MRODICTIIN 1.456 I 52 3 1.338 9 4?.7 2.804 9 38 1.674 0 89? 4 2335 6 PRINIIING 880 54 4 72 2 45 6 158 2 02 1033 4292 120 7 ItCl)NICAI COIIPIIING A NAP IRAIISIORIIAIIOI 375 9 47 8 410 8 52 2 786 6 I 341 2 369 8 55 7 S.4b blat R8At CADASIRAI NAP 7.7tg 9 56 6 S.9f4 2 43.4 13. 633 1IS1 7 6.827 8 b.908 4 696 9 II 09116 ',iIIVI'l 11IAW1 I M%4 6l)J1101811111 is. 42? I SI 7 14.389 0 48 3 29.816 I 40 8 1.920 9 26.516 4 1. 3?8 7 2 MI Ab.IIIDICAIIU ISO 504 4? I 169 I 152 2 319 5 0 4 29? 2 22 4 Sub~ Iotal 0110111 SURVEY? 111A1S 15.577 5 51 7 I4.5S8 I 48 3 30. 135 6 41 3 1.920 9 26.6)33 6 1.401 I C 11R8811MAPPIN1G 1.556 4 48.2 1.6898 59 8 3.226 2 44 8686 2.122 6 2346 0 LAND0 881IN1S1R81IION I CIIA11GNAI8ANPIIR IAN0 AIINI1StRATION 4,59 9 73 4 1.5100 26 6 5.6696 7 8 9649 4. 1455 5595 2. L8Nho8DINISIRAtio11BJUOGIOIL 38I 17 I 184 1 82.9 322.2 03 52 4 151 2 166 3. MN3 DOCOINENI CONVERSION 3687 0 5 . 7.95t 0 995S 7.969.? 109 205 4 7.6308a 1535 4 LAND0 1N1011118111 ShuSio 88.4 28 4 222 9 79 6 311 3 0 4 127J 3 955 24 5 Sub-Eotal LAND0 A0NINISTRATION6 4.325 I 30.5 9.868 0 69 5 14. 193.1 19. 4 9. 350 0 92.086 9 756. 2 I INSIItIIIIOII BUltDING I SUPPLY DIVISION IS 7 9 2 155 0 90.8 I70 7 02 34 0 115 3 21 3 2 PE(RS0INUE 88INISIRAIION . 36 2 t00 0 36 2 00 36 2 3 POLICY ANO PIANNING 5.8 9 0 58 1 91 0 638 a 01 3 0 5t72 36 4. AORNIlSrRAf ION CO I'1iI11O 10.1 2.5 393 9 97 5 404 0 06 186 I 190 5 274 S PuBtIC IDIUCAIION . 90 0 100.0 90 0 0 17 I 67 3 5 6 6 I tICAI ION 743 15 6 402.4 84 4 476 7 0? 97)1 365 9 137 7 tRAINING 15 4 1 363 5 95 9 3792.2 05 7 5 369? 7 ) 8 IECII1ICA( ASSISIANCE . 5.248 79264 997 2 3 6 5.44592 75 5.20171 222 2 220 9 SOCIo E COIIOIIC 571101(5 4986 1too0 4ti8 6 0. 6 418 6 90. (811D TITLING PROJECI OFFICE 2. 0 0. 4 453.7 99.6 455.7 0 6 17 6 424 5 13 5 Sub-1ola1 INSTIIUIION 81JI1016G 542 t 6 8 5.248 7 68 I 2.150 0 27 9 7, 940.8 90 9 5.564 9 2.26? 5 909 3 O. VAlUATION 300 6 8. 0 3.448 7 92 0 3,745 3 59I 46)5 3. 0902 to?6 2. 58(91A110N EDUCATION 2 6 I 8 139. 3 98 2 14f98 0 2 8 9 122 8 90 I S%bhIolul V8EIIAIION 303 I 7, 8 3, 588.,0 92. 2 3, 891 I 5 3 470 4 3.213 I 2017 t0tal Disursemeint 30.023 I 41 I 5.248 7 7 2 377148.1t SI.? 713. 019.9 100 0 17, 001 9 52.412 I 3. 605 9 .. . .. .. ..5 . t. S . .... . .. .......: ................ I..:: ... . . . . . . . Narchs 20. 1990 08 59 - fRh: by Iliimia *sssina 80*U ovesmn AVwRtI Ibom DEVEMMRENII IE" ASSIS1SCE EM"tt Govenmnt total ------------ -------------- --------------- -- ........... txcal IExcl. Dt0 Amun 2 Amut II 1n I Amount I for. Exch. taxes# lases --- --- - 5- - a s zza-z- --.==---- Z= : - C.1fINGS a. ii.1 8l.0 - 1.091.8 lb .0 7.278 9 10.0 723.9 9.82? I 727.9 L. U41U9w3 2. 38.04 86.0 1 - l281.6 30 .0 3.6 6 S. 0 3.111.7 10. S .439 4 c. 148lUllEll -I - 11.2 70.0 4. 30.0 1i9 00 13. 0.09 1. 9 0. SDCuIO-t C 314.8 a09.0 - 201. 0 3.0 76 6 0.8 20.3 173.S 20I. a .It NiciU ts 3082 W. 16.3 3-.0 46.5 0.1 36.3 14.0 16.3 A."1 9180I06*tFI 3.047.4 70.0 - 1 .306.2 30.0 4.354.0 60 3.043.4 3.0Go.9 304.8 tt lowUI 7 487.6 69. 7- - 262.6 329. 0 8.2 7 . 37.3 660.4 S2.9 S IIE . s I0 72.24. - S.S 2100.0 9 1.039. 4 2.4 t .023. 3 98- i. IlfINhA I LOCA - 84?.2 OO.0 874. 2 1.2 - 846.2 5. 5OECE - 3CNoK4IC S7Io1S 418.3 100.0 9 - .4186 0 .6 9 418.6 R. 106*1 omsuhIMiCt 38.0 100.0 38.0 0.1 0- 3.0 1. IlSE'8 CUID CY 4. C30.3 100.0 . - 4. 130.3 5.7 4. 130.4 IL tA$157 - - 3.419.9 3 00.0 3.4319.5 4.7 - 3.419 9 H. s*LAaV . 30 02 4?. t 5.2 20. 9 9 2.79 tO O t23. 9 52. 472 9 0. aft. SAL COSI/Sipo 7.9,19. 9 47 I & 8902.) 92 9 1682.S.2 23.0 - 6. 622.2 P. 3hl. SAI.COSI/1891 -.363.? 100. S.383. 7.4 S. .3.L . 0. SIlAVII All 73?9. 2 47.1 sib1 2 92. 9 l. SO. 4 2.1 923.0 232.3 389 8 S. 308911 All 29?.S 100.0 287.9 0.4 172.3 43.3 71 9 S. OIIICI also 40.3 4.1.3 4593 92.9 89.6 0.3 . 88.6 1. NWP 1*101*111 1.328.3 47.1 1. 413.3 9 2.9 2.821.5 3.9 I.40.6. 1.217.4 197.9 WI 0*A0*110381 - lo1899 100.0 189.9 0.3 94.5 8o.8 a 83.3 V. 131 3*iIR3AIS 3.?62.4 47.3 4.229. I 92. 9 7.9913.5 80. 9 - 7.432.1 I 99.4 - IL 01311 UieAIE1AS - 3. 122.3 100.0 3.1822.3 4. 3 - 2.003. 8 238.60 1.VEHICLE a0*300 641.8 47.1 - - 721.4 92.9 1.363. I 1.9 679.6 941.2 336.3 T. 9133631 m*30 - 61.3 100.0 63.3 0.8 30.6 24.6 6.8 I 1. 14300 411 811111 00 443.7 47.1 - 498.8 S92. 9 942.9 8. 3 73. 3 323.2 66.0 A. 1413393101 0*ND3 N 413.0 100.0 473.0 0.6 316.0 61.8 33.1 00 l-' ft. 335it 880*518n COST 913.0 47.8 $. .022 93.0 1.9339.2 2.7 392.8 a .680.? 835.7 C. WISC. 0911*118 COST . 9483 300.0 548.3 0. a 94.1S 469. 4 38.4 blab& Disbursemet 30.023 1 41.1 S. 248. ? 7.2 37.7488i 98.7 73.0819.9 100.0 17.001.9 92.412 3 3.6099 NAM1120. 8990 08.99 38 - ANNEX 2 Page 1 THAILAND SECOND LAND TITLING PROJECT Technical Assistance, Training and Terms of Reference of Consultants Technical Assistance 1. DOL received considerable technical assistance from AIDAB in LTP. This assistance has left DOL in a sound position to implement LTPII. However, continued assistance to support the application of new technology is required in LTPII in a number of key areas. These have been identified as: project administration; management and administration; computing; valuation; and technical. The technical assistance requirements have been kept to a minimum. 2. In Project Administration, assistance is required to manage and coordinate technical assistance activities; assist DOL in project management of LTPII, including planning, budgeting, coordination, training, evaluation and monitoring; and assist DOL in liaison with other RTG agencies. Assistance will also be provided to Thai consultants who would undertake the socio-economic studies. 3. In Management and Administration, LTP focussed on the technical aspects of the project and studies leading to the OMO recommendations and requirements in the areas of organization, administrative computing, finance, and training. LTPII requires technical assistance in the implementation of these areas to assist DOL in achieving the administrative framework needed to handle the increased volume of work in survey, mapping, and title issuance. The major emphasis in LTPII will be the development and implementation of management information systems. 4. In Computing under LTP, DOL installed significant in-house computer resources. Continued assistance will be required under LTPII in the area oi. administrative computing but also providing ongoing support to the technical computing. 5. The Valuation component in LTP was very much a preparatory activity for LTPII under which DOL will require increased assistance to support the development of CVA as a separate department. Continued assistance will be required at BIT to ensure that Thai academics are ready to assume responsibility early in LTPII for the Diploma in Valuation course. 6. In the Technical area, substantial assistance was provided under LTP to support major construction and procurement programs and has left DOL in a position where the technical areas can largely support the increased targets set for LTPIZI. Continued assistance is required in the areas of land administration, land information systems, and photomapping. In view of the volume of land information generated in LTP and the increased physical targets set for LTPII, land administration and land information systems are considered to be key - 39 - ANNEX 2 Page 2 activities for the project. Assistance will also be provided to refine photomapping procedures introduced under LTP. 7. A total of 349.6 staff months of long and short term assistance would be provided as set out in Table 1. In addition, AIDAB is providing funds for the purchase of minor equipment for the Project Office not exceeding AUS20,550 and administrative support costs of AU$194,000, bringing the total AIDAB contribution to AU$6,719,724. Training 8. Under LTP, there was a substantial AIDAB funded training program in addition to the technical assistance. This training has provided a nucleus of highly trained staff to assist in the implementation of LTPII. Continued training is required to support the increased scope of LTPII. The program of assistance would be supplemented by formal training of senior and middle level staff in Australia. A total of 59 person years of undergraduate and postgraduate training and 472 persons weeks of short term and on-the-job training courses would be financed by AIDAB, as set out in Table 1. Terms of Reference for Consultants 9. Director, Technical Assistance (6 staff months). The consultant should have an appropriate tertiary qualification and at least ten years of experience, part of which would have been on management of large projects involving high levels of planning and coordination. The main responsibilities would be: (a) direction and overall management of all advisors and coordination of input from the various consultants and government departments in Australia; (b) assisting the Manager (Technical Assistance) with project management, including planning, coordination, monitoring and evaluation; (c) overview of the AIDAB funded training program; and (d) liaison with DOL, other RTG agencies, AIDAB and World Bank. 10. Manager, Technical Assistance (48 staff months). The consultant should have an appropriate tertiary qualification and at least ten years of experience, part of which would have been on the management of large projects involving high levels of planning and coordination. Familiarity with AIDAB and World Bank progress reporting practices would be desirable. The main responsibilities would be: (a) management of project advisors and the technical assistance program; (b) assisting DOL in project management, including planning, budgeting and coordination of project activities, and preparation of project reports; - 40 - ANNEX 2 Page 3 (c) improvement of the existing mechanism for monitoring and evaluating project implementation progress and impact to cover physical, financial and environmental parameters; (d) coordination of in-country and overseas training; and (e) liaison with other RTG agencies, AIDAB and World Bank. 11. Administrative Officer (6 staff months). The consultant should have an appropriate tertiary qualification and at least five years experience in financial management. The main responsibility would be the preparation of accounts, invoices. disbursement and financial records of the project in Australia. 12. Training Coordinator (6 staff months). The consultant should have an appropriate tertiary qualification, with at least five years experience in the organization and formulation of training courses. The main responsibilities would be: (a) coordination of the AIDAB funded training program in Australia; (b) liaison with DOL students and visitors, AIDAB and the training institutions in Australia; and cc) preparation, with the assistance of the Director and Manager, Technical Assistance, of curricula for special courses in Australia. 13. Socio-Economic Study Analysts (12 man months). Responsible for advising and assisting in the conduct, analysis and compilation of the socio-economic impact study, the assistance would comprise: (a) a Sociologist, who should have appropriate tertiary qualification and at least ten years experience in research, part of which will have been in Southeast Asia; (b) an Economist, who should have appropriate tertiary qualifications and at least ten years experience, including cost/benefit analysis and economic surveys. 14. Management Information System Advisor (24 staff months). The consultant should have appropriate tertiary qualifications and at least five years experience in setting up and administering computerized management information systems. The main responsibilities would be: (a) assisting DOL in introducing the concept of management information and project planning; (b) designing, developing and implementing management information systems appropriate to the increased volume of transactions and meeting the needs of DOL head office and provincial offices; (c) preparation of a strategic planning function and a strategic plan for the development of DOL, and training management staff in the understanding and implementation of strategic plans; - 41 - ANNEX 2 Page 4 (d) developing a monitoring system to regularly report on actual performance in comparison to the strategic plan and providing training in the analysis of financial reports produced; (e) training provincial and head office accounting personnel in the operations of the computerized accounting systems; and (f) liaising with the Systems Section of Comptrollers Department of the Ministry of Finance to ensure that the systems conform to RTG regulations. 15. Organization, Management and Operations Advisor (28 staff months). The consultant, a Thai national, should have appropriate tertiary qualifications and at least ten years experience in institutional development, part of which would ha,2 been on public administration and administrative reform in Thailand. The main responsibilities would be: (a) advising DOL on the reorganization and restructuring of the Department, both at head office and in provincial and branch land offices; (b) assisting DOL in obtaining RTG approval for Departmental reorganization, especially liaising with the Civil Service Commission and the Budget Bureau; (c) advising on the impact of organizational changes on other RTG agencies; and (d) in cooperation with the Civil Service Commission, assisting the Personnel Division in establishing appropriate staff development plans and career paths for valuers and other technical staff. 16. Training Advisor (18 staff months). The consultant should have appropriate tertiary qualifications, and at least five years experience in designing and conducting training courses and in personnel management. The main responsibilities would be: (a) assisting the Training Division in identifying Departmental training needs and designing appropriate in-service training programs; (b) developing and implementing an accelerated training program for valuers; (c) preparing career development paths for categories of staff based on training and broadening experience in different skills, particularly in relation to the increased requirement for cooperation and coordination under the project; (d) training staff of Training Division in curriculum development, course preparation and conducting of training courses; and - 42 - ANNEX 2 Page 5 (e) assisting Training Division in setting up a computerized system of training records. 17. Computing Advisor (45 staff months). The consultant should have appropriate tertiary qualifications and at least ten years experience in digitizing techniques, system design, computer graphics and computer programming. The main responsibilities would be: (a) assisting in the development of the overall strategic computing plans for the long term computerization of DOL in relation to its administrative, land administration, land information' system and valuation functions; (b) assisting DOL in implementing the strategic plan, which may include design of new or modification of existing technical and clerical systems; (c) review of the status of computerization in the various Divisions of DOL and provincial offices and of coordination of computing requirements; (d) review of problems caused by DOL's decentralization and making recommendations on latest appropriate communications technology; 'e) advising DOL staff on computerized map transformation system and the possible use of graphics data; (f) formulation of a survey control data base; and (d) assisting DOL in liaison with other agencies. 18. Land Administration/Cadastral Surveying Advisor (48 staff months). The consultant should have cadastral survey, law, or other appropriate qualifications with considerable experience in surveying, photogrammetry, and computerized mapping technology, and the administration of cadastral maps, land records and land offices. Some legal background would be desirable. The main responsibilities would be: (a) review of all documents, data processing procedures and information systems in land offices; (b) in collaboration with DOL staff, preparation of a uniform and simpler system of land administration, aimed at reducing the different number of forms handled; (c) identification and proposal of solutions to improve land record management by securing appropriate changes in the law or in the official regulations; - 43 - ANNEX 2 Page 6 (d) integration of the newly-designed land data flow-line with the needs for management information system and the development of a land information system; (e) review of procedures for parcel identification throughout DOL; (f) advising on security of records, including back-up copies on micro- film or computer systems without affecting access to the data; and (g) assisting in training and guiding staff in the new procedures. 19. Photomapping/Photo Laboratory Advisor (4 staff months). The consultant should be a qualified surveyor with considerable experience in photogrammetry and computerized mapping technology, specializing in aerial triangulation and adjustment of large blocks of models. The main responsibilities would be: (a) review of DOL photomapping procedures once the new technology is in full operation; (b) review of DOL material management, equipment maintenance and operational requirements; (c) development of larger scale photomaps for dense urban areas; (d) review of the use of DOL mapping products in cadastral surveys, titling and land administration, and of possible changes to facilitate access by DOL and other agencies to these products; (e) provision of follow-up training in photomapping and other photolaboratory procedures; and (f) review of further applications of analytical plotters such as in hilly terrain and in cadastral surveys for villages and towns. 20. Land Information Systems Advisor (36 staff months). The consultant should be a qualified surveyor with considerable experience in land information systems. The main responsibilities would be: (a) assisting DOL in setting up appropriate working groups and committees for the development of a LIS; (b) advising on priorities in the development of LIS and on LIS technology and procedures; (c) coordinating the development of data structures, standards and procedures; (d) assisting in the design and implementation of the computerization of land office document flow as redesigned by the land administration advisor; and - 44 - ANNEX 2 Page 7 (e) advising on the exchange of land-related data between different divisions and offices internally and with other RTG agencies. 21. Strategic Valuation Advisor (4 staff months). The consultant should have appropriate tertiary qualifications and be a corporate member of a recognized professional valuation institute, with at least ten years experience at senior management level in a large public valuation agency. The main responsibilities would be: (a) providing overall direction and coordination of technical assistance to CVA; (b) developing, in cooperation with the Director of CVA and the Valuation Advisor, the stratr,ic plan for CVA; (c) ensuring the integration of the short term objectives with long term plans in the CVA and RTG valuation systems and functions; (d) preparation of detailed plans for the establishment of CVA as an Office. 22. Valuation Advisor (48 staff months). The consultant should have appropriate tertiary qualifications and be a corporate member of a recognized professional valuation institute, with at least ten years experience at senior level in a large public valuation agency. The main responsibilities would be: (a) provision of assistance and advice in the development of CVA; (b) responsible for the day to day assistance to the Director of CVA for the development and implementation of the CVA strategic plan; (c) assisting the training of BIT graduates starting work in CVA; (d) development of a comprehensive in-house training program for valuers and other CVA staff; (e) development of forms, procedures, and manuals for valuation field operations; (f) planning for computerization and development of a long term record system; (g) assisting with the implementation of the Valuation of Land Act; and (h) liaison with RTG agencies and the private sector on the use of valuation data. 23. Valuation Lecturer (7 staff months). The consultant should have appropriate tertiary qualifications and corporate membership of a recognized professional valuation institute, together with extensive lecturing experience - 45 - ANNEX 2 Page 8 at a senior level and a demonstrated ability to develop courses from inception. The main responsibilities would be: (a) advising and lecturing at Bangkok Institute of Technology during the period between the completion of LTP and the time when nationals can take over this function; (b) finalization of the valuation diploma curriculum and lecture materials; and (c) assisting DOL and BIT in phasing nationals in administering and lecturing the diploma course. 24. CVA Valuation (Thai, 9.6 staff months). The consultant should have appropriate tertiary qualifications and at least five years experience in institutional matters relating to valuation. The main responsibilities will be: (a) provision of assistance and advice in the development of CVA; (b) assisting in the induction training of BIT graduates entering CVA; (c) cooperating with the-Australian valuation adviser in assisting CVA design systems and operational plans and implement those plans; and (d) liaison with other RTG agencies and the private sector, particularly with regard to the implementation of the Land Valuation Act and the institutional development of CVA. THAILAND Second Land Titling Project Technical Assistance and Training Technical Assistance Training (a) Project Administration Months (a) DOL Nos. Years/Wks Director, Technical Asst. 6 Undergraduate: Valuation 9 3 yr Manager, Technical Asst. 48 Postgraduate: LIS, Tech. 8 2 yr Admin. Officer (Australian) 6 Training Coord. (Australian) 6 Socio-Economic Specialists 12 (b) Management & Administration (b) Short Term MIS 24 Study and Experience 8 4 vk OMO (Thai) 28 Study and Experience 22 8 wk 0 Training 18 Study and Experience 21 12 wk Group Study Tours (5 persons) 4 3 wk (c) Computing (c) Bangkok Inst. of Tech. Computing 45 Undergraduate: Valuation 2 3 yr Postgrad.: Valuation & Survey 2 2 yr (d) Valuation Strategic Valuation 4 CVA Valuation 48 (d) Chulalongkorn BIT Valuation 7 Postgraduate 2 2 yr CVA Valuation (Thai) 9.6 Work Experience 2 1 yr (e) Technical Land Admin./Cadastral 48 Photomapping 4 LIS 36 TOTAL 349.6 TOTAL 54 person years 472 person weeks - 47 - ANNEX 3 Page 1 THAILAND SECOND LAND TITLING PROJECT Rural and Urban Cadastral Surveying and Mapping 1. DOL commenced cadastral surveys An 1903, using ground survey techniques based on coordinated traverse networks measured with theodolites and chains. In 1954, first and second class cadastral surveys for land titles were introduced. The first class surveys were based on the aforementioned techniques. To speed up the process of issuing land titles, second class surveys used graphical methods and were connected to the coordinated traverses. In 1962, the use of rectified aerial photomaps at a scale of l:4,00 was adopted for use with second class surveys to further increase productivity. 2. Certificates of utilization (NS3) were introduced in 1954 and were issued on the basis of simple isolated tape surveys. To increase the output of these surveys beginning in 1972 certificates of utilization known as NS3K were based on unrectified aerial photomaps compiled at an appropriate scale of 1:5,000. In the period since then, DOL adjudicated, surveyed and issued over 7 million NS3K certificates. 3. All cadastral mapping and surveying for the issue of land titles was based on 29 independently determined origins. Due to the techniques adopted in determining the origins and the procedures subsequently used for the mapping control, there were significant inconsistencies between maps based on different origins. When traverses from adjoining origins were connected, they were found to differ by up to 80 meters. Under LTP, the boundaries of NS4 parcels from title deed maps, and boundaries of NS3K parcels from unrectified photomaps were transformed onto a unified grid based on the Universal Transverse Mercator (UTM) projection. 4. For the rural mapping program, the following procedures are observed: (a) an annual program of aerial photography is carried out by a private contractor. Each year's sortie provides photography for the following year's control and rectification program: (b) major control surveys are carried out using Doppler satellite observation or Global Positioning System (GPS), and electronic distance measuring equipment. This establishes control in areas to be mapped in following years and are connected to the RTSD national geodetic network at appropriate points; (c) minor control is used to compute coordinate values of points on aerial photographs (block adjustment); (d) a block adjustment using analytical photogrammetry is then carried out; - 48 - ANNEX 3 Page 2 (e) rectified photomaps are produced using existing techniques; (f) this is followed by compilation of cadastral overlays, from three sources of information: existing title deed maps, transformation from NS3K aerial photographs; and field survey and adjudication. The overlays are pre-plotted, gridded transparent sheets fitted over the photomaps. The parcels and relevant cadastral information are plotted onto these sheets; in villages and obscured areas on photographs, ground survey methods are used; (g) all parcels are then renumbered; and (h) in the case of NS3K unrectified photomap sheets, cadastral boundaries are digitized using digitized work stations and the final map sheet is drawn by automatic plotters. The areas are computed at this stage. 5. In respect of urban mapping, 1:1,000 scale and, where necessary, 1:500 scale cadastral maps are being produced based on rectified photomaps. Virtually all parcels in urban areas have been issued title deeds, supported by maps. However, land tenure in these areas is rapidly changing, and the growing number of small parcels cannot be adequately plotted onto existing maps. Therefore, present urban cadastral maps do not reflect the current record of cadastral parcel structure. Thus, small scale maps (1:1,000 or 1:500) are necessary. These would need to be supplemented by some ground survey where high rise buildings or very dense development make the use of aerial photography impracticable. THAILAND SECOND LAND TITLING PROJECT Provinces in Project Area Northern Region Central Region Northeastern Region Eastern Seaboard Lampang Samut Prakan Ubon Ratchatani Chon Buri Phrae Pathum Thani Yasothon Rayong Nan Nonthaburi Mukdaharn Chantaburi Uttaradit Nakhon Savan Roi Et Trat 1 Tak Phitsanulok Maha Sarakham Prachin Buri %V Sukkothai Phichit Kalasin Chachoengsao Kamphaeng Phet Chainat Khon Kaen Petchabun Uthai Thani Chaiyaphum - 50 - ANNEX 3 Table 2 THAILAND SECOND LAND TITLING PROJECT Photomap Production ProvincefKhet No. of Urban No. of Rural Photomaps Photomaps PY1 PY2 PY3 PY4 PY1 PY2 PY3 PY4 Bang Rak 24 Bangkok Noi 96 Dusit 92 Huai Kwang 164 Klongsan 28 Pathum Wan 52 Rat Burana 172 Thon Buri 72 Yan Nawa 148 Phra Nakhon 24 Bang Klun Thian 728 Phasi Charoen 420 Taling Chan 320 Cholburi 200 Rayong 24 Chantaburi 40 Trat 24 Chachoengsao 80 1331 Prachin Buri 56 2352 Lampang 60 1970 Nan 40 587 Phrae 32 692 Yasothon 40 1041 Ubon Ratchathani 232 +360 Yukdahan 16 890 Samut Prakhan 1128 506 Pathumthani - 385 Nonthaburi - 158 Utaradit - 878 Tak - 1087 Sukhothai - 1363 Pitsanulok - 1671 Kampaeng Phet - 1808 Pichit - 1133 Petchaboon - 1913 TOTAL PROJECT 4312 24125 - 51.- ANNEX 4 Table 1 THAILAND SECOND LAND TITLING PROJECT Land Use in 1985 a/ m rai Z Agricultural Land Paddy 84.3 26.3 Upland Crops 51.4 16.0 Para Rubber 10.5 3.3 Perennial Crops & Others 5.8 1.8 Subtotal 152.0 47.4 Other National Forest Reserve 136.2 b/ 42.5 Urban 2.7 0.9 Water Bodies 3.1 1.0 Vacant (swamp, beach, pasture, etc) 26.6 8.3 Subtotal 168.6 52.6 Total 320.6 100.0 a/ Sourc'e: Thailand Development Research Institute, Thailand Natural Resources Profile (1986). bl Including encroached areas. This figure differs from DOL's estimate in Annex 4, Table 2. - 52 - ANNEX 4 Table 2 THAILAND SECOND LAND TITLING PROJECT Land Ownership In Thailand la Number of Area Parcels (million ('000) rai) A. State Land Forest b/ - 146.9 Land under NSL C/ 76 16.1 Government Real Estate - 6.9 Vacant Land - 12.6 Subtotal 76 182.5 B. Private Land Title Deeds (NS4) 6,666 31.5 Certificates of Utilization (NS3K) 7,157 44.3 Certificates of Utilization (NS3) 2,916 22.6 Preemptive Certificates (NS2) 396 4.5 Undocumented d/ 3,439 35.8 Subtotal 20,574 138.7 Total 20,650 321.2 a/ Department of Lands Statistics (1987). bl Including prereserved forest. c/ Nor Sor Lor (title deed for government-owned land, registered with Department of Lands). d/ Estimated by subtraction. - 53 - ANNEX 4 Table 3 THAILAND SECOND LAND TITLING PROJECT Actual Cost of Production of Title Deed Under Land Titling Project Baht '000 Base Cadastral Mapping 282,226 Ground Survey 364,562 NS3K Conversion 51,514 Depreciation of Capital Cost Items Major Control 4,933 Minor Control 4,680 Aero Triangualtion 13,153 Photomap Production 1,938 Printing 1,298 NS4 Adjudication 962 Subtotal 26,964 Total 725,266 Number of Title Deeds: 664,239 Cost Per Title Deed (Baht): 1,092 _ 54 - ANNEX 4 Table 4 THAILAND SECOND LAND TITLING PROJECT Estimated Cost Production of Title Deed Under Land Titling II Project Baht '000 Base Cadastral Mapping 729,460 Ground Survey 959,840 NS3K Conversion 222,900 Depreciation of Capital Cost Items Major Control Minor Control Aerial Photography Printing NS4 Ajudication Subtotal 57,480 Total 1,969,680 Number of Title Deeds: 3,756,000 Cost Per Title Deed (Baht): 524 - 55 - ANNEX 5 Page 1 THAILAND SECOND LAND TITLING PROJECT Development of the Central Valuation Authority Background 1. Since 1932 a complex system of taxation of property value, which is a vital source of revenue to local and central government, has evolved in Thailand. In 1954, the enactment of the Land Code entrusted DOL with the responsibility for the determination of land values throughout the Kingdom for the purposes of tax and fee collection and for valuing land for government land expropriation compensation. 2. The appraisals conducted in the past were not undertaken in accordance with market value approaches to valuation. As a result, the taxes and fees levied by the government were significantly below potential expectations. Additionally, the official valuation and concomitant compensation for land expropriation for road construction and other government projects was unfair to the landowners who then resisted expropriation, resulting in delays, worsening traffic and price increases. 3. In recognition of the serious shortcomings in the valuation systems, the Cabinet approved in November 1981 the establishment of a new section in DOL to serve as a central office of land and buildings valuation. In October 1983, this section was upgraded to the level of Division and renamed the Central Valuation Authority (CVA). In November 1989, the Cabinet approved the upgrading of CVA to a full department. Development of CVA under LTP 4. The initial organizational efforts of CVA were limited in scope. Property valuation barely existed as a profession. There were no qualified and professionally trained valuers in the RTG system. Staffing requirements were met through temporary transfers of employees to CVA from other divisions within DOL. In recent years, however, both the organizational and operational efforts of CVA improved markedly. The valuation of land by block in 124 urban and district municipality areas throughout the country, including the cities of Bangkok and Pattaya, was completed in 1987. In addition, during this phase, the development of property valuation was extended to the private sector. 5. The implementation of the new market valuations contributed to the increase of taxes and fee revenues from Baht 5.3 billion in fiscal 1987 to over Baht 14.6 billion in fiscal 1989. However, valuations to date are essentially limited to land and conducted on a block rather than a parcel basis. Further, severe staffing limitations and lack of a technical civil service classification and career paths for valuers have restricted CVA's goals. In addition in the - 56 - ANNEX 5 Page 2 past few years, property values in many areas throughout Thailand have skyrocketed. This rapid appreciation of value has created new pressure on the Thai government to further the goals of CVA. The first ever formal education program for valuers was founded at BIT under LTP. This 2-year diploma course is graduating about 30 valuers a year, with about 10 going to DOL and CVA, and the remainder going to the private sector. CVA's Goals and Measures under the Proiect 6. The essential role of CVA is to determine fair market values using basic data and information from declared sale prices of landlproperty. The principal objectives of CVA's program are: (a) To improve the tax and fee collection base for property-related purposes through updated market values (which would potentially increase revenues of the central and local governmelits). (b) To provide market based valuations for expropriated land to ensure land owners would receive fair compensation for property expropriated by the government for public projects and to provide equitable revaluations on all properties in general in order for property owners to use the valuations to assist them when applying for loans. (c) To increase the valuation services available to government agencies, and to provide a valuation information center which would benefit public policy makers involved in decisions impacting property values, land use, infrastructure improvements, tax policy, etc. (d) To provide local authorities with valuation maps (prepared from cadastral maps), valuation rolls, and annual values needed for annual taxation. (e) To improve the expertise of the valuers in response to the increase of areas to be valued, and to create an organizational structure for CVA to enable it to fully function a professionally staffed, national valuation agency in the future. 7. With Cabinet acceptance that CVA would become a separate department, the long term operational goal is to create a nationwide system of fully staffed regional valuation centers that would allow CVA to better meet its program objectives. Decentralization would permit CVA to provide better data and market information that are more pertinent to local conditions and thus facilitate improved valuation by local authorities. Before CVA can decentralize, however, it has to prepare and get approval for a master plan (para. 2.24) which spells out its strategic and operational objectives for the longer term and addresses policy, institutional and technical issues pertaining to, inter alia,: - 57 - ANNEX 5 Page 3 (a) the criteria for priority area selection (potential value and transfer activity) and the need for differential valuations in urban and rural areas; (b) the rationale and phasing of the parcel-based system implementation; (c) valuation of capital improvements; (d) the appropriate linkages between DOL, CVA, DOLA, and other concerned RTG agencies; (e) the phasing of computerization of valuation database system; (f) the role of CVA in valuation training in Thailand; (g) the relationship between valuation and taxation systems and the need for change; and (h) rationalization of the compensation system for acquisition of public lands for government use. 8. Since the above process of planning final approval and preparation for physically decentralizing CVA would take several years, a feasible transition for expansion and improvement (within the framework of a CVA still under DOL) would have to be programmed for. Initial focus will be in the urbanized and industrial areas (the rest of Bangkok and the regional cities) where property is more valuable and real estate transfers are projected to be most active. 9. The project would support CVA in delineating the steps and procedures necessary to complete its strategic plan for the duration of the project; 6 staff months of short term consultancy would be provided for this purpose. A total of 48 staff months of long term consultancy would assist in the detailed programming of the strategic valuation plan and in the implementation of CVA objectives under the project. To further its administrative and operational objectives, computerization will be introduced. Associated support equipment, such as vehicles, equipment and furniture, would also be provided. An integrated valuation training program would be strongly supported, overseen by the full- time valuation advisor. The introduction of mass appraisal procedures would be a key component of the training program. 10. Staffing. There are presently 102 staff in CVA and 60 additional positions have been approved, of which only about 30 positions are expected to be filled, for Thai fiscal year 1990 for a total complement of 166 prior to the start of LTP II. Due to budgeting constraints, this sate number (30) of new positions per year has been used for planning of the project. However, upon implementation of the Cabinet decision to upgrade CVA to a full department, RTG would remove all constraints on resource allocation and provide the necessary staff and financial resources required by CVA. - 58 - ANNEX 5 Page 4 11. Training Requirements. The key to the successful expansion of the CVA will be its ability to train valuers. Under the project, a long term commitment would be made to the continuation of the Bangkok Institute of Technology (BIT) academic program in valuation. In PY1, a training advisor would be reappointed and the CVA would be assigning two appropriately trained valuers to serve as student teachers. Subsequently, the Thai interns would assume full teaching responsibilities as the CVA has committed itself to ensuring the institutional continuation of the BIT program. However, the limitations of the BIT program (only a maximum of 10 graduates a year would be committed to the CVA) would clearly not meet the demands of CVA under the project. Further, while BIT graduates are fundamentally sound in valuation principles, their classroom training is not tailored to the day to day needs and operations of the CVA. nor the practical recuirements for implementing a parcel-based valuation system. 12. Therefore, the central component of the CVA Training Plan would be a broad- based in-service training program tailored to the specific operational needs of the CVA. Untrained valuers would follow an intensive eight- to ten-week basic training program and become first level valuers. They would eventually move up in expertise, with the more senior training the more junior. This conceptual training framework matches quite well to the requirements of a modern mass- appraisal system. In a statutory valuation system, the staff with the least amount of training (trainee valuers and support staff) collect the basic, raw data about a property, such as the location of a property, its size, and the type of improvement, on a standardized, computer enterable form. Their work is overseen by more experienced and supervisory valuers. Another group of experienced valuers researches market information about properties that have been sold to determine values for comparable unsold properties. This system keeps down the requirement in fully qualified valuers. In the modern parcel-based statutory valuation systems, statistical computer software does much of the organizing, almost all of the research, and even the majority of the value predictions for the final determination by the senior valuer. Conversely, a private sector fee appraiser, who is hired to value only one property at a time, must do all of the leg-work, research work, etc. before arriving at the final value. The fee appraisal system requires a fully qualified expert to not only visit each property, but to complete all the time consuming minute details as well. The fee appraiser cannot benefit by the economies of scale as the governmental valuer can. The demands of CVA, where all the properties in one or more defined valuation areas must be valued at a common date, can benefit by those economies of scale and consequently it is more appropriate to employ the far more efficient practices of statutory valuation. It is thus inherent that most of its training requirements should be conducted in-service under carefully constructed programs employing statutory valuation procedures, as planned under the project. 13. Mapping Requirements. The availibility of accurate and up-to-date base maps is an important element of valuation and CVA, because it started operations well before Urban Mapping (Map Transformation Division), has been forced to establish a mapping unit to assist its valuation work. Under the project, the CVA mapping unit will use the maps of the Map Transformation Division where they - 59 - ANNEX 5 Page 5 are available, and this will free the CVA mapping unit to work in area which is outside the project area. As the program of the Division expands, the mapping unit of CVA will be scaled down to the level of maintenance. 14. Pilot Study. One of the more important public policy aspects of the CVA component of the project would be a scientific valuation study conducted in Bangkok to provide data to evaluate the revenue potential of various property based tax models. There is presently a proposal for a Property Tax Study to be carried out by USAID under the aegis of the Department of Technical and Economic Cooperation (DTEC) and the Fiscal Policy Office, Ministry of Finance. Any CVA initiative should consider the results of the study expected to be conducted during fiscal year 1990. 15. Project Areas. The 30 provinces referred to above (listed in Annex 3, Table 1) comprise the project area boundaries for the project activities, with the exception of the Land Valuation component. CVA's mandate extends nationwide into all areas which show a pattern of accelerated market price increase. Thus during the six years of LTP, CVA's operating area included the eastern seaboard and the southern resort areas of Phuket and Koh Samui. CVA activities would be extended during this project into economic growth areas which are only scheduled for Phases III and IV. - 60 ANNEX 6 Page 1 THAILAND SECOND LAND TITLING PROJECT Studies Land Policy, Management and Administration Study 1. Despite the success of LTP, the experience with respect to land titling and administration at tbe provincial and branch levels is still limited; the decentralization process has been in effect at most for only three years and for only a few provinces (Buriram, Nakorn Ratchasima, Surin). As demand for land titling remains unfulfilled and decentralization efforts under this project are being substantially expanded, DOL will have to be in a better position to learn from its experience and be able to better tackle key problems and issues. These issues will become more important as CVA emerges from its transition from being a division of DOL to a separate and independent department that will also need to be decentralized (Annex 5). Furthermore, as greater understanding of the impact of LTP develops through the ongoing technical assistance for land management and administration (Annex 2), there is therefore a need in the course of this project to reevaluate the outstanding obstacles to improving the efficiency of land administration and the strategic development of land policy in the medium to long term. In response to this need, the Cabinet, in approving this project for external assistance, endorsed a study on land policy, management and administration. This study, which will be managed by DOL, will be undertaken by analysts outside DOL, but in close collaboration with DOL staff and technical assistance staff. 2. The study will: (a) Reevaluate and propose for RTG consideration the criteria to be used in selecting priority provinces for the next phase. Account would have to be taken of the extent of private land covered by lesser documents (i.e., NS3 or NS3-K) and the development of measurable indicators of commercialization and potential land activity. (b) Assess the extent DOL can cope with the demand for various services at the decentralized level and improve the cost efficiency in the provision of key services. Upon the identification of key services (e.g., registration, valuation), relevant questions would include the following: (i) How should DOL handle competing demands for its services both within and between provinces? (ii) Taking into account the services (e.g., surveying) for different types of clientele (e.g., tourism, urban industry, urban household, rural household), how and to what extent can the private sector be involved? - 61 - ANNEX 6 Page 2 (iv) How should the forest boundary delineation problem in land titling be handled? (v) What are the options available to DOL for allevieting the problem of land officer liability which has unnecessarily slowed down the issuance of land titles? Based on the experience of relevant countries, what system should Thailand adopt? (vi) What are the implication of the BLIS experience (and its possible replication to other key cities) on DOL's provision of information services? (vii) How can the provision of improved cadastral and valuation information assist policy and planning both within and outside DOL? Account will be taken of the work of the technical assistance advisors for land administration, management information and computing (Annex 2, paras. 18, 14 and 17, respectively). (c) Evaluate the status of DOL implementation of the OMO study's recomsendations and previous proposals for training; and propose further changes that may be required in light of the problems faced during project implementation. Consideration will be also given to, inter alia: (i) tne linkages with CVA as a separate department: (ii) the prospect of devolving the functions of the Land Titling Project office into the existing or a revised divisional structure of DOL; (iii) staff development, especially middle management training; and (iv) remedies for the high turnover rates of particular DOL professionals (e.g., computer analysts and surveyors). Particular account will be taken of the work of: the technical assistance advisors for organizational management and operations and for training (Annex 2, paras. 15 and 16, respectively); and the CVA master plan proposals (Annex 5). (d) Analyze the complex issue of cost recovery of land titles taking into account not only the cost of producing the title itself and the charges for DOL services, but also the role of existing and proposed taxes related to land. Account will be taken of the work and study on property and land taxation (financed by USAID) to be undertakeun for RTG's Land Tax Reform Committee through the Fiscal Policy Office. (e) Undertake an analysis of the issue of the role of DOL and other agencies in the issuance of land titles and usufruct certificates (see para. 2.11). Relevant questions to be answered includes - 62 - ANNEX 6 Page 3 (i) To what extent, and under what conditions, should other agencies be permitted to i3sue title-like documents? (ii) Should the Land Code be medified to allow for their registration? (f) From the above analyses and recommendations, assess their implications for the legal system (especially the Land Code). Attention should be focused, inter alia, on: (i) modification of the Land Code to take into account the introduction of new technology; (ii) the legal questions concerning computerized title documents and micro-films of DOL outputs (including their accessibility to the public); (iii) the legal status of usufruct certificates among various agencies; and (iv) the legal aspects of DOL liability in title issuance. (g) Assess the implications of the above analyses and recommendations for Ci) strategic and manpower planning of DOL; and (ii) monitoring and evaluation. 3. Coverage and Composition of Study Team. The study can be undertaken as four substudies: (a) Substudy I: Land Administration - covering items (a) and (b) of para. 2 above. (b) Substudy II: Organization and Management - Covering item (c) of para. 2 above. (c) Substudy III: Cost Recovery and Taxation - covering item (d) of para. 2 above. (d) Substudy IV: Documentation and Relationship among Land-Related Agencies - covering item (e) of para. 2 above. The final study and overall report will cover the key issues and major conclusions from the substudies and items (e) and (f) of para. 2 above. The report will be strategic in nature, spelling out the policy and program priorities for the longer term (third phase and beyond). 4. The type of expertise and duration needed for each substudy is summarized as follows: (a) Substudy I: Land administration specialist - preferably with experience working in the government sector (8 staff-months). 63 - ANNEX 6 Page 4 (b) Substudy TI: Organization and management specialist - preferably with experience in land-related institutions (6 staff-months). (c) Substudy III: An economist/financial analyst with background in taxation and preferably with familiarity in land-related institutions (4 staff-months). (d) Substudy IV: A policy analyst familiar with land-related and legal issues (4 staff-months). Each analyst has to be familiar with the Thai-context of the relevant substudy. The study director (10 staff-months) will work with each analyst in the course of their substudies and will be responsible for defining (with each substudy analyst and other knowledgeable persons) the type of specialized resource persons needed for the substudies and for the overall study. Anticipated resource persons (needed for appruximately one month) include, inter alie: (a) land taxation expert; (b) specialist knowledgeable in international experience in land documentation liability; (c) land legislation specialist/lawyer; (d) manpower and training specialist. The study director and substudy anal-sts are expected to be Thai nationals, while the resource persons could include some expatriates. Review seminars will be organized in conjunction with each suustudy to enable the relevant analysts and the study director to take into account comments from the different segments of government, the expatriate advisors and the private sector. A final seminar will also be organized to discuss the overall study report. 5. Timing and Costs. In order to give the technical advisors time to have an impact, the study is expected to commence only in October 1992 (beginning of FY93) with the selection of study director and analysts to be completed by June 1992. A draft report will be submitted to the Ban. for review by February 1994. The elapsed time of the study is expected to be about l1 years with a final report to be presented to the Land Titling Project Executive Committee by May 1994. Tentative costs (in 1990 prices) are as follows: - 64 - ANNEX 6 Page 5 Baht Team leader e B 40,000/staff-month for 10 months 400,000 Substudy analysts e B 30,000/staff-month for 22 months 660,000 Resource persons 800,000 Comprising: Thais (300,000) Expatriates (500,000) Seminars including honoraria 175,000 (7 e B 25,000 each) Per diem (Thai) 100,000 Per diem, travel and hotel (expatriate) 320,000 Secretarial support, translation and report preparation 345,000 Total Costs 2,800,000 Socio-Economic Impact Studies 6. As part of LTP, a series of base-line and socio-economic impact studies were undertaken between 1985 and 1989 (with surveys primarily in 1985 and 1988)1/. Coverage included the following provinces: (a) Nakorn Ratchasima, Buriram and Roi-et in the northeast; and (b) Chiang Mai and Lampang in the north. The economic and financial benefits arising from the base-line and associated studies undertaken prior to 1988 have been summarized in para. 5.4 of this report. These results focussed on cross-sectional analyses of farmers (with and without land documeLts) at one single point in time. Most of the results of the economic and productivity assessments have yet to be analyzed on a time-series basis because, as in the north, much of the land title issuance under LTP commenced only at the end of 1988. Follow-on surveys for the sample areas are scheduled for 1991. 7. The socio-economic studies also include a number of case studies highlighting certain location specific, socio-institutional aspects of the LTP. A brief summary of main results of the completed case studies are given under two subheadings: (a) Social/Credit Aspects: (i) Rich farmers tend to obtain titles more easily than the poorer farmers primarily because the latter group had documentation and household record problems (Buriram Social Factors case study). 1/ See Yongyuth Chalamwong, Greg McColl and F.J. Murray, Socio-Economic Evaluation of the Land Titling Proiect - Preliminary Report, February 1989. - 65 - ANNEX 6 Page 6 (ii) Non-institutional (informal) lenders, many of whom are farmers, tend to lend based on personal relationships and, where clients may not be familiar, only land collateral is acceptable (Credit case study). (iii) After title issuance the poorer farmers tend to borrow much more (from informal lenders) for both consumption and investment (Buriram Social Factors case study). (iv) Land collateral is used by informal lenders only for loan amounts that are greater than B 5,000 (Credit case study). (v) As collateral, NS3 certificates are as much accepted as titles (chanod) by the informal lender. However, titles would have advantages in terms of receiving a higher amount of loan and perhaps a lower interest rate (Credit case study). (vi) When prices are low, farmers with land titles tend to borrow for nonfarm activities (Chiangmai Social Context case study). (vii) A number of family members, not involved in the farm, tend to 'borrow" the title deeds of the owner for their use (Chiangmai Social Context case study). (b) Institutional Aspects at the Field (Branch) Level (i) Under LTP, beneficiaries received their land titles almost six times faster than by the old survey method. (ii) Bottlenecks exist primarily at the local officer (checking and delivery) level rather than at the cadastre preparation level. (iii) Significant budget increases, including improved and more widespread services, were observed at the LTP branch levels. (iv) 752 of farmers' title deeds were for houselots (and were thus used for loans) rather than farm plots. (v) Reassignment of staff to project areas created some difficulties in the areas they came from. 8. Project Support. Continued evaluation of the LTP areas will take place under AIDAB support (started during LTP) through 1991/92 when the follow-on surveys would be undertaken with the help of technical assistance advisors (see Annex 2, para. 13). Besides verifying the impact of the issuance of various land titles and title-equivalent documents on (i) land value, (ii) the extent of credit and input use, (iii) improved productivity, (iv) incomes and (v) expenditures, the surveys will also assess the impact of title issuance on investments in land improvement or any other measures with an ecological/ environmental impact. To obtain a longer term perspective of socio-economic impact, this project will support additional follow-on surveys in 1993/94 for the LTP areas in the north and northeast (without AIDAB expatriate assistance). - 66 - ANNEX 6 Page 7 9. Since this project will be covering the more commercially advanced areas, base-line surveys will be started using selected provinces of the eastern seaboard (probably Rayong and/or Chantaburi) in 1991/92 to lay the foundations for assessing the impact in the urban areas (tourism, manufacturing, agro- processing) as well as the rural areas (especially on tree crops like rubber and fruit trees which are commonly found in the eastern provinces). The impact on the revenues of local authorities will also be assessed. For the urban areas in the seaboard provinces, assessments would be made of the impact of title issuance on land/property values, the location of land/building investments, investor incomes and spillover effects on employment and poverty (depending on the origin of the incremental labor force resulting from titled-related investments). For the rural areas, evaluation similar to that for LTP (see para. 8) will be undertaken. Higher capital investments, associated with higher valued tree crop production, which could include sophisticated investments like sprinkler irrigation (for durians), are more likely than in LTP areas. 10. Study Teams and Costs. The composition and costs (in 1990 prices) of a typical rural evaluation team are estimated as follows: Unit Unit Total cost staff cost No. (Baht) months (Baht) Staff Cost Team Leader 1 25,000 9 225,000 Assistant Team Leader 1 15,000 8 120,000 Field Supervisor 15 8,000 3 24,000 Interviewers for 300 farms 1 3,000 1.5 67,500 Secretarial Support 1 10,000 6.0 60,000 Subtotal 496,500 Operational Cost Materials for 300 questionnaires 300 100 30,000 Transport (days) 360 1,000 360,000 Per diem (days) 360 1,000 288,000 Publication 20,000 Overheads (5Z of staff cost) 25,000 Subtotal 723,000 Other Cost 80,500 Total Cost/Team 1,300,000 For urban teams, a smaller number of interviewers would be required. but since coverage of interviewers would be broader, higher caliber interviewers would be needed and tot 1 costs are expected to be the same. - 67 * ANNEX 6 Page 8 11. The total number of teams are: Baht (a) For LTP follow-on surveys in the north and northeast (2 rural teams) 2,600,000 (b) For LTPII base line and follow-on surveys (two rural and two urban teams) 5,200,000 (c) Team leader(s) report preparation and other costs 200,000 Total Costs 8,000,000 12. Output of the Socio-Economic Studies. In addition to progress reports on individual surveys, three final reports will be preparedt (a) LTP socio-economic impact for the north and northeast (undertaken through AIDAB assistance). (b) LTPII socio-economic impact for an urban area of the eastern seaboard. (c) LTPII socio-economic impact for a rural area of the eastern seaboard. These reports, in addition to summarizing the socio-economic status and impact on beneficiaries, will assess the implications of the findings for land policy, government revenues and the implementation of the land titling program. - 68 - ANNEX 7 THAILAND SECOND LAND TITLING PROJECT Estimated Schedule of Loan Disbursements IBRD Fiscal Year Cumulative Disbursements Proiects Disbursements (Z) and Semester (US$M) (2) LTP a/ Thailand FY91 1 0.9 3 0 0 2 2.4 8 1 2 FY92 1 4.5 15 5 5 2 7.5 25 11 9 FY93 1 10.5 35 20 15 2 15.0 50 26 24 FY94 1 19.5 65 33 32 2 24.0 80 42 41 FY95 1 28.5 95 51 50 2 30.0 100 60 58 FY96 1 - 80 69 2 - 100 78 b/ a/ From Loan 2440-TH. b/ Full disbursement in 8 years. THAILAND SECOND LAND TITLIN PROJECT SUPERVISION SCHEDULE ProJect Y"r Dote Duration Mission ComposWtion Areas of Concentration (m7yr) (weeks) 1 11/90 2.6 Agriculturalist Loan effectiveness; review ongoing project, Cadastral Specialist continuity with LiT II, FY91 work programs Valuation Specialist and budgets; aerial photography procurement; NSSK transformation action plan; CVA master plan preparation. 1 2/91 2.6 Agriculturalist Branch land offIce operations; NSSK trans- Valuation Specialist formation; CVA master plan preparation; Land Information Specialist land and mnagement informstion systes; training. 2 9/91 2.6 Agriculturalist Computerization of land records; branch and Cadastral Specialist distriect land office operations; training Land Information Specialist and career development; review of FY92 work 'o progrms and FY91 progress reports. 2 2/92 2.6 Agriculturalist Socioe-conomIc studies; CVA development Economist plan; DOL decentralization; land and Valuatlon Specialist management information systems. 8 8/92 2.5 Agriculturalist FY93 work programs and FY92 progress Cadastral Specialist reports; cadastral surveying and mapp;ng; land and management Information systems. 8 2/93 2.5 Agriculturalist Progress of studies; land and management Economist Information systems; CVA and DOL develop- mnt; staff training and promotion. 4 8/98 2.6 Agriculturalist FY94 work programs and FY93 progress Cadastral Specialist reports; progres of studies; cadastral Valuatlon Specialist surveying and mapping; land administra- Economist tion. 4 2/94 2.5 Agriculturalist Preparation of completion and impct Economist evaluation report. - 70 ANNEX 9 THAILAND SECOND LAND TITLING PROJECT SELECTED DOCUMENTS AND DATA AVAILABLE IN THE PROJECT FILE WORKING PAPERS 1. Land Titling Project Report No. P4 - Proposal for Phase II Implementation (PY7 to PY10), AIDAB/IBRD, August 1989. 2. Progress Reports Thailand Land Titling Project (Project Years 1 to 5), DOL, 1985-90. 3. Progress in the Land Titling Project, DOL, October 1987 4. Organization, Management and Operations Study, AIDAB, October 1986. 5. Immovable Property Tax Reform in Thailand, Gemmell, September 1985. 6. Land Titling Project Report No. T3 - Cadastral I Lecture Notes, AIDAB/IBRD, March 1989 7. Land Titling Project Report No. T4 - Cadastral Surveying, AIDAB/IBRD, July 1989. 8. Project Cost Tables. THAILAND SECOND LAND TITLING PROJECT ORGANIZATION CHART OF MINISTRY OF INTERIOR DEP" NW DEMNeO D8MNP E|MUr WE 8ECEY | D E POWYDEVELOPMENT lP PC a £| 70 XHE ER 0 MAMIWAFl DEPAf #*0 TO_ThE MINIERE _ i _ DEPARTMENT _ 1HEPCFFIANNING] _ DEPSIIETEOIEO .~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ DWETARYET DEPARTMEN DEARTMNTR RUAU L DEPARTEN THIE POLICEME ROPOLTAN PROVINCIAL lThE NATONGAL ADM TRA ON ~ ~ ~ ELOTIOlYWATER VJORIS I IOUStNG DEPARTMENT AUTHORITY AUthORITY J AUTI4ORI1Y THEPOUGE AAETROPOUTM PROVINCIAL S~~~~ANGKOK C _ DEPARTMENTWATER WORKS8 ELECTRICI7Y MARIETING METROPO|tTAN AUT~HORfrY AUTHORITY ORGMIZTIO ADMINISTRATON I TH4E PU I MAPT I DEPAR1TMET THAILAND SECOND LAND TITLING PROJECT Organization of Department of Lands Direcor CGeneral | Depuly DG Depul DG n D0tH r G a | Ofke of the | Land Documeni | Technks Suryve & Secrtay l Dhvbln DlvWn _ Peronnel_ Land PBeeords _ Iar Management _ PhotoD?nmbS Division DWisbon Division Dailnt T'1* clib Ssontrol Valuation = Togze FinanooBangkok Pubik Domain Caskulatlo _ Dbvislon _ Mebo=ia hfsuru nrlo _ Data roesslng I~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Land esfblo | Land O ffces(874) _~~~~~~~~~~~~lbo DD=snlw THAILAND SECOND LAND TITUNG PROJECT Existing Land Titling Project Management Organization Sucture I . I~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ I I v~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ varbw~~~~~~ Dvbbbn PrI 4 PA dn*M I F"~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ I 3 as I nt THAIIAND SECOND LAND TITUNG PROJECT Department of Lands Revenue 16 14 12 10 4 2 0 Yea _. THAILAND SECOND LAND TITUNG PROJECT Transaction Value of Registered Propery (FY 1984w 198) BANT (IN 100 BONS) 5- A 4- __ ___ _ __ _ 8 - 1064 1865 196l 1987 1988 1989 FCAL YEAR SOURCE: POLCY AND PLANNIN, DOI U' THAILAND SECOND LAND TITLING PROJECT Photomap Production tokm* w00 60~ I . I~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ momra ~ ~ to" " nvwd zIIz rrsnef#ptofw phoWmhontrob yb < P~~~~~~~~f photbinapPb raphlaaflo" and Wf h Dpre.wF adbbbuolo#raph0 THAI,'AND SECOND LAND TITLING PROJECT Urban Mapping Ihow"okm ---- Tt -a sewe C--I l a- Phbb amotyiy d~~~~~~~~~~~~~~~~~~~o rN . Db,)~~~~~~~~~~~~~~~~~~~Sn landw rel .. . .. . .. . . .. .D.I <~~~~~~~~~~~~~~~~~~~Gaga Lan _Ol l _ n . ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~. '''''''''''''' l h mpmo IPM1 r I_ r aoW p8tanaex n -WC MMn,*" nw%mr mto ChmV"WOW"c3 THAILAND SECOND LAND TITLING PROJECT NS3K TENURE CONVERSION Rural Tltle Conversion PHOTOMAP ADJUDICATION AND NS3K MAP TRANSFORMATION Preparation |p| I ~ ~ ~ ~ ~ ~ ~ ~ ~ I hv dinwtDvIo n l CoordinationI |~~~~~~~~~~~ Checkk mas| Coriht Drf | ul lbfons wmapparoel.wth DIsion ofdp0 spe flt |~ ~~~~~~~~~culao have aloattdymt= Irnvom. ohrmks =h n tr|ansformeda.o Office4 hcks Paty mamta NS map ] andbors NS3K opations have fori o o . W domain. vewrfationn NS map mphet twWrmaoatlon agansmapd%ns|C nut| ddctrgi CI n4 Mand koreramrhaee I Speaso Ce atadn 4 adiastram NOll S Assig deal mapshis p ar e tKh l oCh Pa 1paclmmr NS12) aMee hav - o | il ll r~~~~~~~~~~~~~~~~~~:dr' bee ' ao _ad~~~~~~~~~~~~~~~~~~~~F ad i= == L divam | | N811,N81k,N813 |~~~~~~~~~~~~~~~~,W THAILAND SECOND LAND TITLING PROJECT Issuing of Tltbs T~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ A*|y~~~~~~~~Gff Itm S_-f D Aetlal FlSpb _ ~~~Corfol Sny Aethl Tdorngulaftn: _ 8ek Adpsmri I~~~~~~~~~~~~~~~~~~~~~~~~- |Produdn otFh Forest Bourndarbs | U(t1 n Ronal (Net) Ra IssingK) ofnTocemDeed I In e p n s | Docrnent - Auoae Seareh l rnl mtn(I) Tmnsfraln g * '_ Auht FbJd Stirvy Fbi < hcks: (2 ConglatlSn of P = I ard om l . |C=n0 TlileDead |~~~Y Tbid 8ney)l. DreedUln PepamMon I Chedrsat oar I I ChadMo ln ot TlSe Deeds I aParcel bde la"Ce fCd9ta1M Upndexes to Lan Of ! (1) If NS3K on map sheet IsugdTJDes (2)It undocumntRed pwarcel on sheet F l~ fW of ,~~~~~~~~~~~~~~~~~~~~~~~i ,/1 --~444" i '..; _7.3C_~~~~~-- .~ _ _ '; . _ I ~~~~~~~~~~~~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ y4% ,~ / , j S t_' . IV 'N~~~~~~~~~~jo~~~~(,VL i~~~~~~~ La 9 3g - rXt' "~1~ ... , 44 t''Q' ji srQ '' '^,',, I J~~ ~~~~~~~~~~ ifi '-/J- _ t _ rP) _ _ - , , ' W , k - / , : . . i . s .. s _ 1. . _ _ ~34~L THAILAND SECOND LAND TITLING PROJECT Part of Typical Urban Photomap - Scale 1 1,075 ,Shows photomap background and land parcel overlayi t -% - f C' _ :~~ TtS, INJMOL W&I~~~~~~~~~~~~~~~~I ,., r I C,~ ~ ~~~~~~~~~~~~~~/ .;. Ko' . X in4 I ~~A THAILAND SECOND LAND TITLUNG PROJECT Activity Flow _____________ ~~Projet Year_ _ _ _ _ _ _ Preprojeot Year S 1 ~~~~2 3 4 SURVEY AND MAPPING Aerial Phoogrphy Satete Co*trol, Major Travrse Control Mnor Traverse Control Rural Photomap Producion Uitan Photomap Produ*con LAND ADMINISTRAION . Office Consuucton _ _ Equipment Proc nt __ _ NSOW Converton N84 Transformation Ac4udlcation TB iemuanco -. I/ Typical sequence of operaton for an area stat from aedal photography In pro-project year. MAP SECTION J ~~~~~~THAILAND MvANMARf 'U N SECOND LAND TITLING PROJECT t M v A N M A P ~~~ > g .- (^,:.!- Ir caVe1c14e >tfoi Fci~ oL-d lnypmjoec vC~ ~ ~ ~~~~l {g _ N-lh9Ri/, s -e . s 'ta - * 5 --= * >a<-o11-1t on11I.LAOoly X I ra_J - oF J j lovltP E 0 P LdE'S C~~~~~ EM R E P \82-iII)nI..lO () ~~~~~~~~~~L A t_.SJ 4 _' t1J i D E M O C R A T I C \. , e _OR^Stg Choo BLt< K A M P U C H E A -12- 'PT,20p Kh,,i Kh.< \ ) ~~~~~~~~~~~~VIET NAM fr~~~~~~~~~~~~~~~~~~ <~ ~~~'t r l" Phwqnga10 ) (~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~1 A IWlo A) S LA _ loo MALAYSIA IzE A