INCREASE IN LAND PRICE AND LAND USE PATTERN CHANGES IN THE POST-DISASTER SITUATION IN AMPARA DISTRICT, SRI LANKA

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Journal of Social Review Volume 3 (1 ) - December 20 14
INCREASE IN LAND PRICE AND LAND
USE PATTERN CHANGES IN THE
POST-DISASTER SITUATION
IN AMPARA DISTRICT, SRI LANKA
S.M.M.Ismail
Abstract
This field research carried out the subject on “Increase in land price and land use pattern
changes in the post-disaster situation in Ampara district”. It is one of the major productivities
under this project, funded by the NUFU, Norwegian Program for Development Research
and Education. In this research, the land use pattern, its changing trend, the increase in land
price and its significant causes in the post disaster situation, are key components to understand
the real condition of the land usage in the Ampara district. This district has had the misfortune
of facing many disasters in the recent past which created severe impacts on its people. This
area has suffered a lot as a result of armed conflict and natural disaster. The effects of both
disasters have had directed to increase the land price and land use pattern changes in the
research area considerably. Therefore, this study is significant as it explores how far post-
tsunami and post-war scenarios pilots to increase the land price and land use pattern changes
in the area of research. This paper has covered the three major workings as land use pattern
changes, increase in land prince and the causes for increasing land price respectively. This
paper is found that the land use pattern has been changed and it impact on agriculture and
other economical activities. Further, this study reveals that the land price of coastal region
of Ampara district has been increased rapidly due to many reasons. So, this recent work tries
to assess the level of usage of lands and the trend of land price in different locations, and also
these helps to categorize the varies types of land and land use patterns which experienced by
the people in Ampara district where natural and human-made disasters were placed in large
scale.
Journal of Social Review
Volume 3 (1)
December 2014
Department of
Social Sciences
Introduction
Land is one of the important necessities of
human life. Land use involves the
management and modification of natural
environment or wilderness in the environ
ment such as fields, pastures, and
settlements. It has also been defined as “the
arrangements, activities and inputs people
undertake in a certain land cover type to
produce, change or maintain it”
(Guttenberg, Albert Z. 1959). Land use is
an understanding of the use of the land and
the management practices within a land use
category, provides valuable information
about the reasons for change in the condition
of our natural resources. This information in
turn can be incorporated into strategic
planning and development at all levels with
the aim of optimizing land use, assessing
suitability, enhancing productivity and
ultimately achieving sustainable practices.
The increase in population, urban expansion,
variations in the demand for local agricultural
products, development projects initiated by
34

Journal of Social Review Volume 3 (1 ) - December 20 14
zone of the island, receiving rainfall during
the northeast monsoon and the inter-
monsoon season. The distance between
Ampara and Colombo (the capital city) is
nearly 350 km, and this is one of the main
obstacles standing in the way of economics,
social and cultural development of the
district.
Amapara is a densely populated district,
specially in its northern coastal area it has a
population of 6 percent, with an ethnic
composition of 44% Muslims, 37.5%
Sinhalese, 18.3% Tamils according to the
information released for 2007 by the
Department of Census and Population. There
are other ethnic groups such as Burgers and
Malays in negligible numbers scattered
around the district. More than 97% of the
Muslims and the Tamils live in the coastal
area comprising the Divisional Secretariat
Divisions of Kalmunai, Sainthamaruthu,
Karaitivu, Nintavur, Addalaichenai,
Akaraipattu, Alayadivampu, Thirukovil,
Potuvil, Sammanthurai, Navithanveli and
Irakkamam.
Map 1.1: Map of study area
the public and the private sectors, and the
economic policies followed by the
government have caused many changes in
the patterns of land use within the Ampara
district. And also these series of aspects have
created a higher demand for all types of
needs such as land for settlement,
cultivation, private and other public
purposes. This situation increasingly has
many socio-economical impacts on the life
of the people in the Ampara district.
Background of the study area
When the reverberations of an underwater
earthquake sent a tsunami wave hurtling
towards countries in South Asia in 2004, one
of its biggest victims was Sri Lanka, a
country that has been experienced over 3
decades of ethnic conflict. The sheer power
of the wall of water have caused the deaths
of thousands, destruction of villages, homes
and livelihoods, provoking an outpouring
of aid and sympathy from countries all
around the world. Sri Lanka was the country
that was hit severely by the tsunami next to
Indonesia, with approximately 36,000
people dead and over one million displaced
from their homes. The Northern and Eastern
Provinces, were the places that suffered
greatly, with over 20,000 dead, also
happened to be the home of a long-running
separatist struggle.
Ampara is one of the districts situated in
the South Eastern Coast of the Eastern
Province of Sri Lanka has had the
misfortune of facing many disasters in the
recent past that have created a severe
impacts on its people. The Ampara region
was historically known as Digamadulla in
the ancient time. It is bordered by the
districts of Batticloa and Polannaruwa on
the North, Hampantota on the South,
Moneragala and Badulla on the west and
the Indian Ocean on the East. It covers area
of 4431 sq. km. and is situated in the dry
35
Source : Disaster management Plan, 2006,
Divisional Secretariat, Kalmunai Muslim and
Tamil Division
Increase in Land Price and Land Use Pattern Changes in the Post-Disaster Situation in Ampara District, Sri Lanka

Journal of Social Review Volume 3 (1 ) - December 20 14
The main livelihood of the people in the
district is agriculture, fishing and related
pursuits. Ampara accounts for 25% of the
rice production in the country. Senanayaka
Sammuthrarya, located in the western part
of the district, supplies water to all irrigation
schemes, agricultural and households needs
of the entire district. Sandy beaches and
lagoons characterized the coastal area. The
total extent of Paddy land is nearly 67,500
hectares. Those who live along the coastal
area from Panama to Periyaneelavani are
engaged in the fishing industry as their main
means livelihood. There is a sugar factory,
a tile factory, some brick factories, rice
mills and garment factories in the district.
The indigenous cottage industries are based
on the palm trees and the products from
these industries can be further improved
with the application of modern technology.
Ampara has suffered severely during the
past 30 years due to armed conflict. The
effects of the conflict include: internal
displacement, damage to houses and
infrastructure, loss of livelihoods and a high
percentage of single-headed households (in
particular, women-headed households). As
a result, more than half of the populations
live below the poverty line. In addition to
the conflict, this district had faced a huge
disaster of Tsunami for the first time that
struck and shattered the eastern coastal belt
of Ampara district. In fact it has caused
death toll of 10,436, and 75,172 people were
injured, and 18,810 houses were damaged
(www.statistics.gov.lk).
This predominantly low-lying coastal region
is characterized by its sandy beaches and
lagoons, and is in the country’s dry zone.
Primary land use is shown in the table
below:
Table 1.1
Land Use Patten in Amparai District
Category
Urban
Land
Agricul
ture Land
Built up
Land
Associated
Non -
Agricultural
Land
40,847 40,847
65,97365,973
Homesteads
Tree &
Other
Potential
Corps
Paddy 58,984 58,984
Corp Land
Area
Figu res
(Ha)
Total
(Ha)
10,026 10,026
Sparsely-
Chena
Sugar
Cane
Corp
Land
5,000 5,000
Water-
bodies
Barren
land and
others
Range
Land
Forest
Land
Wet
Land
Total Area
Natural
forest
Forest
Plantation
Nellikelee
Scrub
Land
Gras
Land
Forested
Non
forested
Dense
Forest
Open
Forest
Mangr -
oves
Marsh
99,116
75,630
8,371
1,140
43,839
26,605
292
5,667
51,698
493,188
99,116
75,630
8,371
1,140
43,839
26,605
292
5,667
51,698
493,188
Source: District Statistical Hand Book
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Journal of Social Review Volume 3 (1 ) - December 20 14
Table 1.2
Distribution of Sampling (200
questionnaires) in Ampara District
Most of the area has been used for
agricultural production with major, minor
irrigation and rain fed water and forest
conservation is maintained highly in the
district. Scarcity of urban land has been
utilized for the human settlement and it
caused increases in the density.
Based on this information, this paper tries
to understand the land use pattern, increase
in land price and its causes and impacts on
the different levels of socio-economical
condition in the district.
Objectives of the study:
This study was carried out based on the
following objectives: to explore how far
land use pattern changed during post-
disaster situation in Ampara district; to find
out how far the government and NGOs
made use of land for housing and other
constructions and; and to examine the
reason for increasing land price in the
coastal belt of Ampara district.
Research Design/Method:
In this study, various methods were used
for data collection- from primary as well as
secondary sources. Secondary data was
collected from officials such as the
Divisional Secretariat and Municipal
Council, NGO’s records, previously
conducted research and reports, and other
relevant documents.
Primary data was collected mainly through
questionnaire survey, key informant
interviews and Focus Group Discussions
(FGDs). As the total number of population
of the district is almost 600,000, household
data was collected, from 200 households
based on stratified sampling method as the
district comprised of Muslims, Sinhala and
Tamil communities. The distribution of
sampling (200 questionnaires) is shown
below in table 1.2.
Muslims
Sinhalese
Tamils
GN Divisions
Total
42
39
19
Percentage
of th e people
100
84
78
38
200
Sample
Primary data was also collected from
structured interviews with key informants.
25 people were interviewed, as follows:
Land officers : 04
Political Leaders : 02
Social Activists : 05
Administrators : 04
Professionals : 04
NGOs representatives : 06
In addition to this, at the village level, data
was collected through four (4) focus group
discussions (FGD) with the participation of
tsunami and war affected people, social
activists, academics, and religious leaders.
These FGDs were conducted using a number
of participatory data collection instruments
adopted from Participatory Rural Appraisal
(PRA).
Three main methods were used (see table 1.3)
which consist of six data collection techni
ques/ instruments to be used in this study.
The following table summarizes the key
methods that are used in this study.
Type of data Techniques/instruments
Methods
Quantitative
and
Qualitative
Quantitative
Qualitative
Table 1.3: Methods and techniques of
data collection
Interviews,
Discussions
and Appr
aisals(PRA)
Desk
studies
Surveys
Literature review
Secondary data
Site visit( observation)
Household Questionnaire
and Farmers
Key informant interviews
Focus Group Discussion
(Rankings,groupdynamics)
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Journal of Social Review Volume 3 (1 ) - December 20 14
little unused land. In the Central Highlands
around Kandy, villagers faced with limited
flat land, have developed intricately terraced
hillsides where they grow rice. In the 1970s
and 1980s, the wet land cultivation area was
expanding rapidly, as the government
implemented large-scale irrigation projects
to restore the dry zone to agricultural
productivity. In the 1980s, the area drained
by the Mahaweli Ganga changed from a
sparsely inhabited region to a wet rice area
similar to the southwest. Through such
projects, the government of Sri Lanka has
planned to recreate in the dry zone the lush,
irrigated landscape associated with the
ancient Sinhalese civilization. (http://
www.country-data.com/cgi-bin/query/r-
13169.html)
The coastal belt, surrounding the island has
a different types settlement pattern evolved
from ancient fishing and agricultural villages.
Separate fishing settlements have come to
be expanded laterally along the coast, linked
by a coastal highway and a railway. The
mobility of the coastal population during
colonial times and after independence led to
an increase in the size and number of villages,
as well as to the development of growing
urban centers with the facilitation of outside
aspects. In the 1980s, it was possible to drive
for many kilometers along the Southwest
coast without finding a break in the string of
villages and bazaar centers merging into each
other and into towns.
The land used by man for different purpose
in the Eastern region of study; perhaps the
most significant changes in land use in recent
years have taken place within Ampara
district. Due to the rapidly increasing demand
for land for settlement and economic
activities, there is a constant struggle going
in uses due to the demand. (Ramraj Narasi
mhan).
These determine the more significant
changes that took place in the patterns of land
Understanding land use and its
pattern changes
This study analyses the land price trends
and the changes in the land use pattern in
order to investigate the causes for the rise
in the land price and the consequent changes
in the land use pattern in the post-disaster
situation in Ampara district. And also it
focuses on all the types of changes in the
land use pattern while keeping watch on the
overall process of rise in the land price in
this phase. Land use is an important
instrument for sustainable development in
this century. Possible use of land can
directly influence on land price which is
increased in this research area due to the
natural as well as human-made disasters.
Therefore, this chapter deals with clear
understanding the changes in the land use
pattern change and the price of land in wider
view.
Understanding of the use of the land and
the changes of land use pattern within a land
use category provides valuable information
about the causes for change in the condition
of our natural resources. Land use is the
function of land - what it is used for. Land
use varies from area to area. In rural
segment (countryside) land use can include
forestry and farming. In urban areas (towns
and cities) land use could be housing or
industry and other public purposes. The land
in Sri Lanka is used for variety of purposes.
A part is used for: agriculture, a part for
forestry and wildlife conservation and a part
for human ements, industry, infrastructure
etc. (Percy Silva - 2001).
In the 1980s, major parts of the Northern
and Eastern plains were sparsely populated,
with scattered villages each huddled around
an artificial lake. The Jaffna Peninsula,
although a dry area, is densely populated
and intensively cultivated. The Southwest
of Sri Lanka contains most of the people,
and the villages are densely clustered with
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Journal of Social Review Volume 3 (1 ) - December 20 14
use in the country during the period 1982
to 2010. And it has increased in the post
tsunami situation and following tables
describe the variability, land use patterns in
Ampara district can be categorized into
built-up area, wetland, agriculture (paddy,
coconut and other crops), and marshy land.
At present, Ampara faces the threat of the
land and environmental degradation due to
the unplanned urban system. Due to the
influence of various factors of many origins,
land cover has undergone dynamic changes.
(Namalie Jayasinghe, 2005).
In such a way, Ampara district also had
received a vital attention on land use pattern
and its changes consequently. In this
research, the land use pattern during
different period (from 1980 to 1990 and
from 2000 to 2010) can be measured as
computed in the table 1.4:
The urban land is 7.41% and agricultural
land is 32.74% as calculated during the
1980s period, because lack of urbanization
and demand was in the period and people
used the land for the settlement and
agriculture. And the mega development
project was not initiated by the government
in time and the people used the land for their
ordinary needs based on the traditional
system and cultivation and other practices.
But, it has been changed in the following
period of 1990s due to the demand and
settlement purposes for the victims of civil
war. So, table 1.5 illustrates the land use
pattern prevailed during the period of 1990s.
The use of urban land was augmented by
8.55% in this time and agricultural land
usage had been reduced to certain
percentage during this period, because such
land had been used for settlement and other
construction purposes. Meanwhile, the
disparity had been increased in the land use
pattern in the context of the millennium
development goal. The subsequently table1.6
shows the land use pattern in the millennium
phase
In the 3rd stage, the use of build up land has
increased in addition to the used land in the
early period. And agricultural land has been
abridged because it has been used for the
human settlement, particularly in this
research area. So, the change in the land use
pattern has reached to a new era because the
tsunami disaster has affected the demography
of the area which has made the decisive mark
on the land to accommodate the people’s
demands in the region of research.
The table 1.7 gives the details of the current
land use pattern in Ampara district. This table
is very important to understand the real
condition of land use pattern changes after
tsunami disaster, especially in the coastal belt
of Ampara district.
The table 1.7 describes the changes of land
use pattern in the area. In this phase, the new
demand for the land may seriously effect on
the agricultural and wet land. The area of
human influence has drastically increased
during the study period in the research area.
Reductions of paddy land and wetland also
have taken in to account during the period
of study. The trend of the changes shows that
the area is getting transformed from natural
environment to man-made environment.
In this study, urban land and agriculture land
were given priority to understand the land
use pattern in Ampara district during the post
disaster situation. Prior to the tsunami and
conflict, people have used urban lands to
build houses and commercial buildings for
their various activities. Further, government
built several public buildings such as
hospitals, schools, parks, playgrounds and
other all kind of administrative offices and
civil service buildings for the commercial,
administrative, and individual enterprise and
for the betterment of the people in the district.
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Increase in Land Price and Land Use Pattern Changes in the Post-Disaster Situation in Ampara District, Sri Lanka

Journal of Social Review Volume 3 (1 ) - December 20 14
Even Ampara is one of the most densely
populated districts in Sri Lanka and its
population growth rate is more than 2%. In
fact, thousands of people, mostly the
fishermen, lived and settled down in the
coastal area; close to the sea-shore. These
people were the severely affected as they
settled down close to the sea shore, by the
tsunami disaster in 2004 which devastated
their lives, houses, belongings and other
public buildings.
Moreover, protracted conflict and civil war
that held over the 3 decades in Sri Lanka
that contributed immensely to the loss of
lands of civilians in the Ampara District.
More than 3883 acres of paddy lands
belonging to Muslims in the Vaddamadu
and other areas have been forcibly taken by
the military groups (CCE report).
Government and NGOs were engaged in
post-tsunami reconstruction since 2005. The
GOSL initially declared 200 m as buffer
zone from sea shore for this purpose, and
then it was brought down to 60 m. This, in
fact, this policy change contributed to the
replacement of the construction of public
buildings, Kovils and Mosques in safe
areas- away from buffer zone 60 m limit.
The government and NGOs were able to
locate empty land quite easily for
reconstruction and relocation in some
villages, but it was not the case in some
other area where they were compelled to
purchase private paddy lands belonging to
individuals for this purpose.
Thus, GOSL and INGOs were able to locate
and settle the tsunami victims, who lived
within the buffer zone prior to tsunami, in
the new housing scheme under the
reconstruction and relocation system.
Furthermore, affected people who lived
outside the buffer zone area and non-
affected people of tsunami were also
engaged in purchasing paddy lands and
empty lands away from buffer zone to
construct houses and other purposes which
resulted in a sudden increase of the land price
and usage in the district.
However, paddy cultivation, after the civil
war and tsunami, has been productive for the
farmers in the Ampara District. As farmers
had easiest access to engage in cultivation in
all the areas in the aftermath of LTTE’s
regime, their production and cultivation had
risen considerably. Total cultivable land,
prior to the tsunami, was 55,000 hectares
producing 250,000 metric tons per season.
But the latest study shows a marginal, if not
considerable, increase after the tsunami.
According to the latest report, both the
production rate of paddy and the extent of
paddy lands have been increased. At present
(after the tsunami), the total cultivable area
under paddy is around 65,000 hectares and
the average production is 341,000 metric tons
per season.
In this sense, the types of land and land use
patterns in the research area in the post-
tsunami situation are given in the following
view points:
And urban land utilization has increased by
30% after tsunami disaster and the
agricultural land area is reduced by 1% in
the study area because such land have been
developed in to build up pattern.
Urban Agriculture
Residential Paddy
Industrial Home garden
Institutional Other crops
Recreational
Transportation &
Infrastructure
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Journal of Social Review Volume 3 (1 ) - December 20 14
Increase in land price in the post-
disaster situation in Ampara district,
Sri Lanka
This chapter analysis the reason or causes
for increasing land price and its socio-
economical impacts on the activities of the
people in post-disaster situation in Ampara
district. There are some evidence that land
prices have the potential for use as indicator,
especially during post-disaster period in
order to evaluate the socio, economic
condition and its future possibilities in the
region. The land prices have been changed
significantly. More research studies are also
needed to estimate the value of the land and
the causes reflecting the price of land. This
study only provides a partial treatment of
land price, since it focuses on land use
pattern changes, after the disasters.
Land value is the total monetary worth of a
piece of land. This includes upgrades or
improvements that were made to the
property. The land’s value is important if
we are trying to sell our property. It can also
be useful if we need to calculate our capital
gains. According to the Henry George
Organization, there are three approaches
that are used to determine the value of a
piece of land. These include the cost
approach, the sales comparison approach
and the income capitalization approach. The
cost approach says an informed buyer would
pay no more for a piece of land than he
would a similar property with a same
attributes. The sales comparison approach
uses the actual prices other buyers have paid
for similar properties to determine land
value. The income capitalization approach
takes into account any future income a buyer
could make from the property, and
determines the land and value based on
current market values and expected expense
increases in the land owner’s business.
(Henry George Organization, from http://
www.ehow.com/facts_5942534_definition-
land-value_.html)
According to this understanding the land
price (value) was decided due to the Demand
for the land and it is drawn closer to two
dimensions as face and area. Normally we
can divide the build up land in to three faces
as urban, semi urban, and rural. This category
is classified as of the centre and periphery
approaches, the urban is denoted Kalmunai
municipal area, the semi urban symbolizes
Karaitivu, Nintavur, Addalaichenai,
Akkaraipattu, Sammanthurai, Pottuvil and
Rural refer to Alayadivampu, Thirukovil,
Navithanveli and Irakkamam in the scope of
study. The ‘area’ is partitioned in to three
categories in each face: coastal or border,
middle and main area based on the goods and
services accessibilities in the region.
The demand is variable in every face and area
periodically based on the development of
goods and services delivery; it has been
tented due to conflict and tsunami disaster.
And these may causes to change the land use
Patten and increase the land price in the
district. The table 3.1 describes the land price
based on ‘face’ and ‘area’.
According to the data the land price valuated
in a higher range in the post disaster situation
than before and there was a variable based
on area such coastal/ border, middle and main
in both situation.
Here every price indicators has been
calculated by the mean value of the data in
order to the proposed category and the
results is articulated that land price is higher
in the urban area than semi urban and rural
faces, the land price is in the 2nd range in the
semi urban face than rural face and land price
has abridged in the coastal area in all face
excluding Pottuvil and the border area’s land
price is increased such Sammanthurai and
Alayadivempu area because the demand was
increased in the area due to the tsunami. The
development of tourism may lead to the
increase in land price in Pottuvil area. When
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Journal of Social Review Volume 3 (1 ) - December 20 14
we compare the data of the disaster causes
with the increase in the land price in all over
the area with some certain exclusion.
Why the price of land is increased?
There are many factors that influence on
land price in the research area. In the post-
war scenario, government had formulated
the buffer zone policy which is highly
considered in this paper as an important
measure to understand the factor of land
price. Meantime, population growth, higher
demand for the urban land, end of civil war
and peace initiatives, development of
tourism industry, expansion of local
industries, higher educational facilities,
mega development projects of the
government and other social factors that are
key influential and powerful indicators to
determine the land price in post-disaster era.
These factors are taken up for discussion in
detail.
Higher population growth
Our research in this area shows that this has
been the one and only investment
opportunity with a highest investment return
and a zero risk. The result of our random
survey conducted in Ampara will give a
clear picture of the future trend of real prices
of the land. The main reason for this increase
in the rate of prices is the high population
density in some areas in the region and the
demand for lands in some other remote
villages. Even Ampara is one of the most
densely populated districts in Sri Lanka and
its population growth rate is more than 2%.
So in comparison with other regions in Sri
Lanka, population density in Ampara district
is so high that it forces land price to go up
continuously.
Kalmunai, Sainthamaruthu are higher
densely populated areas in the district.
Therefore, availability of land is not enough
for the need of the people to build houses
and other buildings. So, scarcity of land in
these areas is generated the demand of land
price consequently. As a result of this people
want to buy urban land (closed to the main
road) at higher prices for their several
purposes. According to the questionnaire
survey, in Kalmunai municipality areas, it
costs Rs. 1,000,000.00 to buy a perch of land,
and we need Rs. 800,000.00 to buy a perch
of land in Sainthamaruthu as well. This
higher demand of land price is pathetically
making economical impacts on the life of the
people.
Clear demarcation of buffer zone
After Tsunami, the Government of Sri Lanka
(GOSL) initially declared 200 m as buffer
zone from sea shore. Then it was decreased
to 100 m and, finally the GOSL has been
demarcated 60 m as buffer zone for many
purposes. This demarcation is the key reason
of increase of the land price. Because, soon
after the tsunami, people who lived in the
buffer zone area were homeless, and they
were compelled to move to some other areas
away from the buffer zone in order to
purchase the land for their lives.
After the buffer zone policy of the
government, the price of the land which is
away from the buffer zone area has increased
due to the demand for land and the lack of
settlement land. As a result of this,
government and the NGOs have resettled the
Tsunami victims away from the buffer zone
area such as Ismail Puram in Sammanthurai,
Pace village in Addappallam, hosing scheme
in Karaithivu, Maruthamunai and in
Islamabath (Kalmunaikkudy). Meantime,
people who were affected by the Tsunami
have built the houses and commercial
buildings in some other areas. Because of this
practice, the land price has been increasing
more and more in such locations comparing
with earlier rate.
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Increase in Land Price and Land Use Pattern Changes in the Post-Disaster Situation in Ampara District, Sri Lanka

Journal of Social Review Volume 3 (1 ) - December 20 14
no freedom to purchase the land due to the
unsafe security situations. And most of the
lands were not utilized for the cultivation.
But after end of the civil war, people were
free to move everywhere and live peacefully.
Lands are being opened for cultivation,
settlement, construction and more. So, end
of the civil war and peace initiatives brought
the land price very high.
People from Ampara district were feared to
do the cultivation in many areas such as
Akkaraipattu (bordered land), Pottuvil
(Komari) and in Thirukkovil before the
terrorism was defeated. But, at present people
are given freedom for purchasing land,
cultivating, establishing industries and living
together without any fear and tension. This
peaceful environment gives opportunities to
live anywhere, and to buy anything in any
region of the country, especially in the area
of research. So, price of land has been
increased repeatedly.
Income from foreign employment
The foreign employment is the huge source
of income of the people in order to meet their
needs for their livelihoods and face the
challenges in their way of life existed in the
past. This foreign employment has become
a potential wealth and source of income for
their survival. There are youths, female, male
and the professionals have gone abroad and
improved their living conditions and also
interested in purchasing land as their future
assets for their generation.
This foreign employment has also given
opportunities for saving money out of their
foreign income. As it always make them
possible to have balance in their income,
because of this saving ability of foreign
employees they try to purchase land for
paddy cultivation, and putting up their house
for living and keep the land for their future
purposes.
Higher demand for urban land in post-
disaster period
The price of urban land has already become
very high due to the commercial and other
business enterprises in some areas namely
Kalmunai and Sainthamaruthu. And people
who lived near the buffer zone liked to move
to some semi urban areas in order to
purchase a land for various purposes. This
kind of move brought the land price in a
higher rate. In this circumstance, people
were compelled to purchase the land in
urban, semi urban and other suburb areas.
And also most of the people like to live in
the urban areas away from buffer coastal
areas in fear of Tsunami.
After 2004, several commercial and other
public buildings were constructed by the
government and the NGOs for many public
purposes. In addition to this, many private
banks and other institutions were also
established in the urban and the semi urban
areas in the coastal parts of Ampara district.
Government built markets, factories,
hospitals and other service centers in the
main part of the towns for the public
wellbeing. These short of constructions were
the causes for the increase in the land price,
especially in the case of urban and the semi
urban land in the region.
On the other hand, many agricultural lands
were used for the public and private
construction needs. For instant, hospital
project in Sainthamaruthu, market complex
in Karaithuvi and Nintavur and many private
and government banks etc. can be cited.
This creation also piloted to increase the land
price continuously in the research area.
End of civil war and potential for peace
Before the end of civil war the land price
was very low compared with the present
situation. During the civil war, people had
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Increase in Land Price and Land Use Pattern Changes in the Post-Disaster Situation in Ampara District, Sri Lanka

Journal of Social Review Volume 3 (1 ) - December 20 14
Good price for local production
At present the price of local products also
increasing, so the people want to get involve
in developing cottage industries and
produce more goods. For putting up
building for cottage industries they need
extra land for utility and run their business
in the market places where there are
competitors for purchasing land because of
this they have to pay more and buy the land
which trend makes price rising in the urban
and rural areas in the region.
Expanding local industries and
investment opportunities
People in the research area are engaged in
many local and cottage industries and small
scale entrepreneurial activities. After
tsunami disaster, many NGOs have
provided facilities and opportunities for self
employment in order to promote their
livelihoods. Some organizations have
established farms, waste management
centers, fertilizer and paddy seeds stores,
and training centers for preparing village
people with skill for self employment.
Booming of local industries in the
coastal area of Ampara district
with the support of INGOs in or-
der to promote the self employ-
ment opportunities of the local
people.
On the other hand many private banks and
insurance corporations also were established
to provide opportunities to invest in income
generating enterprises and to get loan in order
to initiate and produce the local
manufacturing goods and services. As the
land is an essential natural resource so in
order to establish these kinds of activities of
man all organizations, public and the private
sectors have tried their best to control the
increasing price of the land, but couldn’t.
Development of tourism industry
As the tourism is one the main source of
income to a county, the government of Sri
Lanka has taken up many steps to develop
the tourism industry in various regions in the
island, especially in the coastal areas of the
Ampara district. After civil war, the coastal
areas in Ampara are being attracted the
tourists by the development of the tourism,
especially Arugambay area in Pottuvil. In
Ampara district, Pottuvil is one of the
eminent tourist places where numbers of
tourist are visiting from all over the world.
Arugambay is one of the famous tourist
place in Sri Lanka where number of
tourists are arriving from several parts
of the universe.
The Arugambay was extremely affected by
the tidal wave of the Tsunami. Now it is
rebuilt by the government and owners of the
private restaurants. Arugambay is now
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Increase in Land Price and Land Use Pattern Changes in the Post-Disaster Situation in Ampara District, Sri Lanka

Journal of Social Review Volume 3 (1 ) - December 20 14
facilitated with scenic beauty for the local
and international tourists and visitors. At the
same time, after the end of civil war, the
number of tourist arrival has been increased
due to the existing peaceful environment in
Pottuvil-Arugambay area. Therefore,
people are very competitive in purchasing
land in the tourist areas in order to build
the hotels and restaurants for generating
income.
The development of tourism has caused the
situation to have the land price increased
up to 800,000.00 rupees per perch (at
present) in the coastal and the main area in
Pottuvil Divisional Secretariat. So, the land
price is also affected by the development
of tourism.
University and higher educational
institutions
In the research area, there are many higher
educational institutions, vocational training
centers and technical colleges such as South
Eastern University of Sri Lanka, National
College of education, Government teacher’s
training college, two technical colleges (in
Sammanthurai and Akkaraipattu),
Vocational training centre and international
colleges. These educational and vocational
institutions are playing vital role in
imparting education and training to the
community to uplift the standard of their
educational and living conditions in this
area.
South Eastern Univ ersity of Sri
Lanka is playing vital role in higher
educational process.
Therefore, the coastal belt of Ampara district
is becoming an important haven of the
Eastern province, and this phenomenon has
directed the demand for the land and the
increase in land price significantly.
Mega Development Projects
Government have initiated some mega
development projects with the aims to
provide infrastructural facilities such as
harbor, water treatment plant, tourism,
electricity, telecommunication and high way
network etc. These mega development
activities have created higher demand for the
land in all the villages in Ampara district.
These projects can be considered under the
following view points.
A. Infrastructure development
In Ampara district, the infrastructure is being
developed with the support of foreign
countries and nongovernmental organiza
tions. In this way, the houses for resettlement,
electricity, water supply and tele communi
cation are in the process of develop ment in
Ampara district, especially after Tsunami and
the end of LTTE regime. On the other hand,
road network also is developed covering and
connecting all highways routes. It helps all
the people for an easy accessibility, especially
transportation can be made easily from other
district to Ampara and from Ampara to other
regions.
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Increase in Land Price and Land Use Pattern Changes in the Post-Disaster Situation in Ampara District, Sri Lanka

Journal of Social Review Volume 3 (1 ) - December 20 14
Water supply is the key indicator
of the infrastructure development
progress in post-disaster situation
in Ampara district
This post-disaster development activities
and easy accessibility have given
opportunities to the outside people to come
and live in this district permanently. This
situation has directly influenced on the price
of land for purchasing.
B. Harbor project in Oluvil
Oluvil area was ones a rural village but now
with the implementation of harbor project
and the establishment of South Eastern
University of Sri Lanka, it is becoming the
urban environment. The government of Sri
Lanka has purchased many hectares of land
for the construction of harbor to promote
the national development to make Sri Lanka
a wonder of Asia. For this purpose, many
acres of land used by the people in Oluvil
areas were taken up for the above project.
Master plane of Oluvil harbor which is
the bench mark of the regional and the
national development of Sri Lanka.
Oluvil Port project is under
construction
Therefore, the people had to move to some
other areas away from their residential
places. So, they had to buy land for settling
down in the new places. in this circumstance
they had to spend more to buy the land to
meet their requirement or needs, because of
this higher demand for lands automatically
become necessary. Now the surrounding of
Oluvil is becoming an important base for
business, education and other essential needs.
So, people are interested in purchasing the
land before the price increased. This
competitive land purchasing was a main
cause for increasing land price.
Resettlement plan
Government and Non governmental
organizations have used the agricultural land
for the resettlement practices, especially in
Kalmunai (Tamil and Muslim divisions),
Sainthamaruthu, Akkaraipattu and
Thirukovil areas. And they constructed the
public buildings such as hospitals, schools,
child care centers, town halls, technical
college, health centers and so on. Before that
the agricultural land had already been used
for public utility services such as play
ground, fertilizer store, Children Park and
cultural centre.
Housing scheme located in Oluvil for
displaced people due to the harbor
project.
46
Increase in Land Price and Land Use Pattern Changes in the Post-Disaster Situation in Ampara District, Sri Lanka

Journal of Social Review Volume 3 (1 ) - December 20 14
This reconstruction programs have made
huge mark on the price of the agricultural
as well as non-agricultural lands in the
Ampara district.
Sacred place for religious and traditional
heritage
Deegawapiya is a sacred place in the ancient
time under the Kings rules. But, now also it
is respected and regarded by the Sinhalese
as well as other communities as sacred and
important centre famous for ancient
architectures and Buddhist temple.
Deegawapiya is one of the sacred
places in Sri Lanka and the heritage
of Buddhism.
potentiality. In addition to this, many of the
people are willing to purchase the lands for
their business purposes. As they have come
to know the real situation about the increase
in land price and the scarcity of land, they
purchased the land in advanced in order to
sell them at higher rate. This mentality or
the business attitude gradually steers for
increasing land price in the present
circumstances.
B. The practice of dowry system
Dowry system is the common phenomenon
which is followed by the people in the
research area, particularly in the coastal belt
of Ampara district. In many families, during
the time of the proposal for the marriage both
parties used to come to compromise to share
some kind of elements of dowry such as
money, vehicle, land and the separated house,
for bride-groom based on the professional
level. So, the land will be a considerable item
for dowry. In this region, if a woman wants
to get married she wants to buy a land and
buildup a house for her life. Therefore, this
system robotically led to increase the land
price in terms of demand for the land.
The following charts highlight the deferent
opinion of Tamil, Sinhalese and the Muslim
community on the causes for increasing the
land price in the post-disaster scenarios in
the Ampara district.
The chart (Chart - I) shows Muslims opinion
on fourteen (14) reasons for the land price
increasing in the Ampara district of Sri
Lanka. 80 people said that the practice of the
dowry system is a major cause for rapid
increasing of land price in the post-disaster
situation. It can be clear seen that
resettlement plan is ranked in second (78),
while saving land for future generation, mega
development project and clear demarcation
of buffer zone are mentioned by equal
number of people (77). Higher population
After rehabilitation works of the
government, the Deegawapiya became an
important place for worship. And also it
collects people together in order to make
ethnic cohesion among all communities in
the region. Moving of the people towards
this place is consequently increased. As a
result of this; the demands for the land and
its price also have been increasing rapidly
in the coastal belt of the district.
Social factors
Some social factors also determine the land
price in the post-disaster situation in
Ampara district. There are two social
aspects taken into the account for discussion
about the increase in land price.
A. Saving lands for future generation
The aspiration of the people is to save the
property for their future generation in order
to avoid higher rate for the land in future
47
Increase in Land Price and Land Use Pattern Changes in the Post-Disaster Situation in Ampara District, Sri Lanka

Journal of Social Review Volume 3 (1 ) - December 20 14
land price in the research area. It express
clearly that higher demand for urban land
(31) and the practice of dowry system (31)
are mentioned in high and equal number. The
reasosns, saving land for future generation
(30) and end of civil war and potential for
peace (29) are marked almost in very close
number, while university and higher
educational insitutions (28) and resttlement
plan (28) have shown equal numbers. 24
People have ticked on higher population
growth and development of tuorism industry
as reasons for land price increasment.
Although, mage development projects have
also marked by 23 people as an another
influancing factor, neverthless equal number
of people (20) reason out high demand for
urban land and good price for local
production. Further, the chart provides
another two less influencing factors, sacred
place for relgious and traditional heritage and
foreign employment. Booming of local
industries and investment opportunities (13)
are pointed out by very smaller amount of
people.
Conclusion
Land use is an understanding of the use of
the land and the management practices within
a land use category, provides valuable
information about the reasons for change in
the condition of our natural resources. The
total land area of Amparai district is 493,188
hectares which is used for a variety of
purposes. In this study urban and agriculture
land were given priority to understand the
land use pattern in Ampara district during the
post-disaster period. Prior to the tsunami and
violent conflict, people used urban land for
building houses and commercial complexes
for their purposes. The land was used for
different purposes in the region; perhaps the
most significant changes in land use in recent
years have taken place within the district.
growth is classified (75) as another
important cause for increasing the price of
land. Moreover, end of civil war and
potential for peace is expressed by 67 people
among the sample. Higher demand for urban
land has identified by 59 persons.
Interestingly, University and higher
educational institutions (42) and good price
for local production (41) are almost similar.
The chart indicates almost equal number of
people mentioned causes such as
development of tourism industry and
foreign employment. The next two reasons,
sacred place for religious and traditional
heritage and booming of local industries and
investment opportunities are explained in
very close numbers, 27 and 28 respectively.
The chart (Chart – II) illustrates Sinhalese
opinion on fourteen (14) reasons for the land
price increasing in the Ampara district of
Sri Lanka. It can be clear seen that
resettlement plan is ranked in first (74),
while sacred place for religious and
traditional heritage (65), clear demarcation
of buffer zone (62) and mega development
project (61) are indicated, approximately by
the equal number of people. The chart shows
50 people reason out the end of civil war
and potential for peace as a cause for land
price increasing. Higher demand for urban
land and saving land for future generation
are marked, 41 and 45 people respectively.
Interestingly, higher population growth (35)
and good price for local production (36) are
almost similar number. Average people are
mentioned following causes; development
of tourism industry, university and higher
educational institutions and booming of
local industries and investment
opportunities. Lastly, less number of
Sinhalese (16) is stated foreign employment
and the practice of dowry system (12) as a
reason for increasing of land price.
The chart (Chart - III) describes Tamil
people’s opinion for increasement of the
48
Increase in Land Price and Land Use Pattern Changes in the Post-Disaster Situation in Ampara District, Sri Lanka

Journal of Social Review Volume 3 (1 ) - December 20 14
Reference
Guttenberg, Albert Z.1959.‘A Multiple Land
Use Classification System’, Journal of the
American Planning Association, 25: 3,
Ramraj Narasimhan, Assessment of the
Tsunami Recovery Implementation,
Namalie Jayasinghe, 2005, Post-tsunami Sri
Lanka and the Ethnic Conflict Heywood, I,
Cornelius , S. and Carver, S. (1998).
Introduction to Geographical Information
Systems, Logman, UK.
Wilson Gnanadass, Ampara Success story in
Pluralism?, The Nation , News online.
Ampara District, People’s Consolation on
Post-Tsunami Relief, Recovery &
Reconstruction in Sri Lanka 2005. UNDP &
Community Extension Center , University of
Colombo,
Planning division, 2010, Kachcheri, Amapra.
District Statistical Hand Book, 2004, District
Secretariat, Ampara.
E-sources
www.statistics.gov.lk
http://www.dpi.vic.gov.a u/ dpi/ vr o/
vrosite.nsf/pages/landuse-home
http://www.country-data.com/cgi-bin/query/
r-13169.html
“What is de f i niti on of lan d va lue?”,
Available at: http://www.ehow.com/
facts_5942534_definition-land-value_.html,
Accessed on 07th December 2010
In this study, it can be concluded that the
land use pattern has changed due to many
causes in the post-disaster situation. People
willing to move some other places away
from the buffer zone, and the demand for
the urban land also directed the people to
accommodate their land in agricultural and
other land closed to the bordered villages.
Demand for agricultural land also rapidly
increased, because the many hectares of
agricultural land is situated closed to the
main highway roads in the area and it is
better for the people to have easy
accessibility and other service delivery.
The land price of Ampara district has been
increased rapidly in the post-disaster period.
This study has merged with many factors
that influence on land price in the area of
research. As a result, it can be given that
the population growth, clear demarcation of
buffer zone, higher demand for urban land,
end of civil war and peace initiatives,
income from foreign employment, good
price for local productions, Expanding local
industries and investment opportunities,
development of tourism industry, higher
educational facilities, mega development
projects of the Sri Lanka government,
resettlement plans Sacred place for religious
and traditional heritage and other social
factors that are key influential figures to
determine the land price in post-disaster
scenarios in the Ampara district.
49
Increase in Land Price and Land Use Pattern Changes in the Post-Disaster Situation in Ampara District, Sri Lanka

Journal of Social Review Volume 3 (1 ) - December 20 14
Table 1.4
Land Use Patten in Amparai District in 1980
Area
Figures
(ha) Total
Perce-
ntage
(%)
Category
Urban Land
Agricultural
Land
Forest Land
Range Land
Wet Land
Build up Land
Homesteads
Trees and Other Potential
Crops
Natural Forest
Forest Plantation
Sparse Forest
Revering Dry Forest
Nellikelee
Scrub Land
Grass Land
Forested
Non Forested
Sparse Forest
Non - Agricultural Land
Coconut
Mixed Tree &
Other Perennial Crop
Paddy
Sparsely - Chena
Crop Land
High Land Crop
Dense Forest
Open Forest
Mangroves
Marsh
Water Bodies
Baren Land
Other
Total Area
32,927
10,184
56,441
65,783
13,097
98,375
29,262
12,274
51,672
10,160
1,140
31,307
18,374
292
5,667
7,490
444,445
Source: Planning division, Kachcheri, Ampara - 2010
32,927
10,184
56,441
65,783
13,097
98,375
29,262
12,274
51,672
10,160
1,140
31,307
18,374
292
5,667
7,490
444,445
7.41
2.29
12.70
14.80
2.95
22.13
6.58
2.76
11.63
2.29
0.26
7.04
4.13
0.07
1.28
1.69
100.00
Increase in Land Price and Land Use Pattern Changes in the Post-Disaster Situation in Ampara District, Sri Lanka
50

Journal of Social Review Volume 3 (1 ) - December 20 14
Table 1.5
Land Use Patten in Amparai District in 1990
Area
Figures
(ha) Total
Perce-
ntage
(%)
Category
Urban Land
Agricultural
Land
Forest Land
Range Land
Wet Land
Build up Land
Homesteads
Trees and Other Potential
Crops
Natural Forest
Forest Plantation
Sparse Forest
Revering Dry Forest
Nellikelee
Scrub Land
Grass Land
Forested
Non Forested
Sparse Forest
Non - Agricultural Land
Coconut
Mixed Tree &
Other Perennial Crop
Paddy
Sparsely - Chena
Crop Land
High Land Crop
Dense Forest
Open Forest
Mangroves
Marsh
Water Bodies
Baren Land
Other
Total Area
37,981
8,813
56,441
63,382
11,891
98,375
29,186
12,274
51,672
10,160
1,140
31,307
18,374
292
5,667
7,490
444,445
Source: Planning division, Kachcheri, Ampara - 2010
37,981
8,813
56,441
63,382
11,891
98,375
29,186
12,274
51,672
10,160
1,140
31,307
18,374
292
5,667
7,490
444,445
8.55
1.98
12.70
14.26
2.68
22.13
6.57
2.76
11.63
2.29
0.26
7.04
4.13
0.07
1.28
1.69
100.00
Increase in Land Price and Land Use Pattern Changes in the Post-Disaster Situation in Ampara District, Sri Lanka
51

Journal of Social Review Volume 3 (1 ) - December 20 14
Table 1.6
Land Use Patten in Amparai District in 2000
Area
Figures
(ha) Total
Perce-
ntage
(%)
Category
Urban Land
Agricultural
Land
Forest Land
Range Land
Wet Land
Build up Land
Homesteads
Trees and Other Potential
Crops
Natural Forest
Forest Plantation
Sparse Forest
Revering Dry Forest
Nellikelee
Scrub Land
Grass Land
Forested
Non Forested
Sparse Forest
Non - Agricultural Land
Coconut
Mixed Tree &
Other Perennial Crop
Paddy
Sparsely - Chena
Crop Land
High Land Crop
Dense Forest
Open Forest
Mangroves
Marsh
Water Bodies
Baren Land
Other
Total Area
42,317
8,173
56,441
59,717
9,128
99,053
31,745
12,274
47,763
10,160
1,140
31,307
21,778
292
5,667
7,490
444,445
Source: Planning division, Kachcheri, Ampara - 2010
42,317
8,173
56,441
59,717
9,128
99,053
31,745
12,274
47,763
10,160
1,140
31,307
21,778
292
5,667
7,490
444,445
9.52
1.84
12.70
13.44
2.05
22.29
7.14
2.76
10.75
2.29
0.26
7.04
4.90
0.07
1.28
1.69
100.00
Increase in Land Price and Land Use Pattern Changes in the Post-Disaster Situation in Ampara District, Sri Lanka
52

Journal of Social Review Volume 3 (1 ) - December 20 14
Table 1.7
Land Use Patten in Amparai District in 2010
Area
Figures
(ha)
Total
Perce-
ntage
(%)
Category
Urban Land
Agricultural
Land
Forest Land
Range Land
Wet Land
Build up Land
Homesteads
Trees and Other Potential
Crops
Natural Forest
Forest Plantation
Sparse Forest
Revering Dry Forest
Nellikelee
Scrub Land
Grass Land
Forested
Non Forested
Sparse Forest
Non - Agricultural Land
Coconut
Mixed Tree &
Other Perennial Crop
Paddy
Sparsely - Chena
Crop Land
High Land Crop
Dense Forest
Open Forest
Mangroves
Marsh
Water Bodies
Baren Land
Other
Total Area
43,576
8,298
56,441
58,498
8,963
99,053
31,745
12,274
47,763
10,160
1,140
292
5,667
7,490
444,445
Source: Planning division, Kachcheri, Ampara - 2010
43,576
8,298
56,441
58,498
8,963
99,053
31,745
12,274
47,763
10,160
1,140
292
5,667
7,490
444,445
9.80
1.87
12.70
13.16
2.02
22.29
7.14
2.76
10.75
2.29
0.26
0.07
1.28
1.69
100.00
Increase in Land Price and Land Use Pattern Changes in the Post-Disaster Situation in Ampara District, Sri Lanka
53

Journal of Social Review Volume 3 (1 ) - December 20 14
Chart – I
Opinion of Muslim community
MUSLIMS
Questionnaire survey
High Population
Growth
High Demand for
Urban Land
Foreign
Emplyment
Booming of Local
industries...
University and
Higher...
Resettlement Plan
Saving Land for
Future...
Numbers
Chart – II
Opinion of Sinhalese
SINHALESE
Questionnaire survey
High Population
Growth
High Demand for
Urban Land
Foreign
Emplyment
Booming of Local
industries...
University and
Higher...
Resettlement Plan
Saving Land for
Future...
Numbers
Increase in Land Price and Land Use Pattern Changes in the Post-Disaster Situation in Ampara District, Sri Lanka
54

Journal of Social Review Volume 3 (1 ) - December 20 14
Chart – III
Opinion of Tamil community
TAMILS
Questionnaire survey
High Population
Growth
High Demand for
Urban Land
Foreign
Emplyment
Booming of Local
industries...
University and
Higher...
Resettlement Plan
Saving Land for
Future...
Numbers
Increase in Land Price and Land Use Pattern Changes in the Post-Disaster Situation in Ampara District, Sri Lanka
55

Journal of Social Review Volume 3 (1 ) - December 20 14