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IDPs Return to Recaptured Maarat Al-Numan in Idlib, Find Widespread Destruction

11-12-2024/in HLP, News /by Alicia Medina

Immediately after opposition factions seized control of Maarat Al-Numan in Idlib’s countryside on December 1, hundreds of forcibly displaced residents rushed back to inspect their homes, lands, and properties only to find the extent of destruction and vandalism that had afflicted their belongings by regime forces.

The armed opposition forces, operating under the “Deterrence of Aggression” operations room led by hardline Islamist group Hayat Tahrir Al-Sham (HTS) toppled on December 8 the Syrian regime.

Maarat Al-Numan, located in southern Idlib governorate, is the second-largest city in the region after Idlib City. Historically, it served as an industrial hub for southern Idlib, with most residents engaged in trade and commerce, unlike the predominantly agricultural areas of rural Idlib. Opposition forces first gained control of the city in 2012 before regime forces retook it in 2020 during a military campaign targeting southern Idlib. This campaign led to the displacement of all its residents to camps in northern Syria, within opposition-controlled areas.

Since then, various regime militias had taken over the city, which remained uninhabited, declaring it a military zone due to its proximity to opposition frontlines in southern Idlib. Among these militias were the Russian-backed “25th Special Mission Forces Division” and Iranian-affiliated groups such as Fatemiyoun and Zainabiyoun.

These militias prohibited displaced residents from returning to Maarat Al-Numan, even those living in regime-controlled areas. Like other areas in southern Idlib’s countryside, regime-contracted crews looted homes in the city, extracting recyclable materials, including steel bars from concrete roofs.

Since 2022, regime-affiliated media had propagated narratives about residents returning to the city, often showcasing celebratory events attended by state and Baath Party officials. However, these reports were mere propaganda, as no actual resettlement occurred. Away from regime media cameras, Maarat Al-Numan was uninhabitable due to the widespread destruction of homes and infrastructure, the division of neighbourhoods among various militias, and the erection of concrete barriers, some bearing the Iranian flag.

These militias not only used Maarat Al-Numan as a command centre for their operations in southern Idlib but also repurposed numerous civilian homes as weapons depots, command posts, and places of worship.

A correspondent for The Syria Report who visited the city after the entry of opposition forces exposed the extent of misinformation spread by the government about restoring services and resettling residents. Eyewitnesses reported rubble blocking neighbourhood roads, most of which were impassable for vehicles, except for parts of the Museum Street and a few main routes previously used for regime-held celebrations.

While private properties were looted, authorities focused on renovating a few government facilities, such as Bahethat Al-Badiya School, reopened on November 14, and the educational services complex, inaugurated on October 30.

AbdulRazak, a forcibly displaced resident living in the Mashhad Ruhin camp in northern Idlib, told The Syria Report that he returned to Maarat al-Numan the day after regime forces left it, only to find his flat in the western neighbourhood, previously undamaged by the fighting, rendered uninhabitable. The 100-square-metre apartment’s roof had been completely dismantled, and its steel reinforcement bars removed.

AbdulRazak explained that his flat, built as a second storey above his father’s house, had a reinforced concrete roof known locally as a “slab.” This type of roof is particularly targeted by looting crews for its steel. He estimated that approximately one tonne of steel had been removed from his roof. The crews, he noted, used various methods to extract the steel, including manual and electric tools, and even set the house on fire to heat the steel, making it easier to loosen. They then cooled the steel with water to induce expansion and contraction, which weakened the surrounding concrete.

Our correspondent documented similar looting in multiple homes, rendering many beyond repair and necessitating complete reconstruction due to structural risks. Approximately 40 percent of the city’s homes were estimated to have been affected by such looting, particularly older houses, single-storey buildings, upper floors of multi-storey buildings, and structures already damaged by combat.

Recent fires, likely set days before regime forces withdrew, were evident in several locations, alongside abandoned looting equipment and piles of salvaged steel.

Displaced resident Ahmed Al-Jarban described the city’s condition as dire, with his joy at returning home overshadowed by the immense destruction caused by the looting of residents’ properties.

The return of all displaced residents to Maarat Al-Numan remains highly challenging. The city, home to an estimated 370,000 people in 2004, has a population now scattered between Turkey, other host countries, and displacement camps in northern Syria, particularly in Mashhad Ruhin near the Turkish border. Many displaced residents cannot afford to repair or rebuild their homes without financial assistance.

Despite the devastation, some returnees have begun repairing salvageable homes. The correspondent witnessed one individual starting to rebuild a roof. However, the widespread destruction, ongoing military instability in surrounding areas, and financial barriers make a full return far from imminent.

https://hlp.syria-report.com/wp-content/uploads/2022/07/Logo-300x81.png 0 0 Alicia Medina https://hlp.syria-report.com/wp-content/uploads/2022/07/Logo-300x81.png Alicia Medina2024-12-11 11:15:372024-12-18 12:16:50IDPs Return to Recaptured Maarat Al-Numan in Idlib, Find Widespread Destruction

Idlib Farmers Suffer Difficult Wheat Season

09-01-2024/in HLP, News /by Rand Shamaa

Since 2022, the Damascus-run Idlib governorate has been organising annual public auctions for investing in lands owned by absentees, including people forcibly displaced from Idlib. The winning investors in these auctions must cultivate specific crops according to the annual agricultural plan approved by the Ministry of Agriculture and Agrarian Reform. This requirement applies to both investors and farmland owners residing in regime-controlled areas. In both cases, the farmers face numerous difficulties in completing the cultivation of their land or in reneging on their investment contracts.

The Idlib governorate declared that its Announcement No. 1075, issued on October 15, 2023, serves as an official notification to all previous auction winners for the 2023-2024 agricultural season, emphasising the need to settle their financial obligations within three days. Failure to comply will lead the governorate to take legal action, including fines for withdrawal or default and re-listing these lands in new public auctions. In case of default, investors risk losing their initial deposits. They may be liable for damage costs, potentially leading to administrative seizure of their properties, as happened with an investor in rural Hama in February 2022.

The Idlib governorate invited investors to participate in public auctions for 18,169 hectares of uncultivated, non-forested land on November 15, 2023. These lands were previously offered for investment. However, they attracted no bidders, or the winners were deemed to have withdrawn due to non-fulfilment of their financial obligations.

A local correspondent for The Syria Report explained that the lack of previous investment in these lands is partly due to their proximity to the front lines between regime and opposition forces, making them relatively dangerous. This has led to some winners withdrawing their investments or failing to complete the required documentation and financial obligations.

The Idlib governorate had divided the lands offered for investment in auctions according to the administrative division of areas under regime control in Idlib. The auctions were held in the last quarter of 2023 at the governorate’s General Secretariat building in Khan Sheikhoun. The winning investors received their contracts from the local contracts office so they could start farming.

The Syria Report’s correspondent reported that the bidding procedures have become well-known and are being repeated for the second consecutive season in Idlib. Typically, agreements are made among investors within the same area to bid for lands owned by their acquaintances or relatives.

However, other reasons prevent farmers, whether they are landowners or investors, from completing the cultivation of their land. These include the obligation to adhere to the agricultural plan set by the Ministry of Agriculture and Agrarian Reform regarding the type of crops and the conditions for obtaining diesel and other production essentials like fertiliser and seeds at government-subsidised prices. Many farmers cannot meet these conditions, leading them to purchase these essentials at market prices, increasing their production costs. This is one of the reasons why some farmers default on completing their investment contracts.

To encourage wheat cultivation, the Idlib Agriculture Directorate has allowed farmers to plant wheat even if they exceed the areas determined by the Ministry’s agricultural plan for the 2023-2024 season in Idlib. The Director of Agriculture in Idlib, in a recorded meeting on October 21, 2023, and published by the Ministry of Agriculture’s Agricultural Media page on Facebook, stated that the plan allocated 18,000 hectares for wheat cultivation in Idlib Governorate, consisting of 4,000 hectares of irrigated land and the rest of non-irrigated land. However, at the same time, the directorate did not provide incentives or facilitation for obtaining official documents that would enable farmers to obtain production essentials at subsidised prices.

Farmers receive specified quantities of diesel, termed “agricultural diesel,” for farming and irrigation purposes, priced officially at SYP 2,000 per litre. This diesel is distinct from so-called “free diesel,” which is available at gas stations at SYP 13,000 per litre. On August 9, 2023, the Agricultural Subcommittee, chaired by the governor of Idlib, decided to provide wheat farmers with 120 litres of agricultural diesel per hectare annually. The distribution of agricultural diesel is automated, using the “smart” family card managed by Integration for Trading LLC (Takamol) Company.

Landowning farmers must obtain an “agricultural organising notice” document based on proof of land ownership. This document allows them to access government-subsidised agricultural essentials like seeds, fertilisers, and agricultural diesel and obtain a crop certificate of origin. The agricultural organising notice is not a deed of ownership in itself. In contrast, investing farmers, either non-landowners or joint owners, must obtain a document called a “physical inspection notice” issued by a committee formed by the Agricultural Extension Unit affiliated with the General Union of Farmers. Based on the “physical inspection notice,” which notes the land surface and specifications, the committee determines the quantity of subsidised agricultural diesel for the farmer.

The General Organisation for Seed Multiplication set the price of wheat seed this year at SYP 3,950 per kilogram. Wheat seed is distributed at 250 kilograms per hectare for irrigated land and 200 kilograms per hectare for rainfed land. This distribution occurs between November 15 and December 15 each year, the optimal period for wheat planting.

https://hlp.syria-report.com/wp-content/uploads/2022/07/Logo-300x81.png 0 0 Rand Shamaa https://hlp.syria-report.com/wp-content/uploads/2022/07/Logo-300x81.png Rand Shamaa2024-01-09 19:19:562024-01-10 23:13:39Idlib Farmers Suffer Difficult Wheat Season

Explained: Real Estate Development in Aleppo’s Al-Haydariyeh Informal Settlement

29-08-2023/in Analysis & Features, HLP /by Rand Shamaa

Al-Haydariyeh is among the largest informal settlements in Aleppo and was declared a real estate development zone in 2011. The area saw widespread devastation during the war, forcing its residents into displacement. And though the Aleppo City Council hoped Al-Haydariyeh real estate development project could serve as a model for reconstruction in other east Aleppo neighbourhoods, the project still needs to be completed. 

The Al-Haydariyeh settlement began to develop in the early 1970s to the northeast of Aleppo, outside its official zoning plan. Initially, the land at Al-Haydariyeh was private, undivided and collectively owned; it was used for pastures and agriculture, while construction was prohibited. Some landowners have ownership documents in the form of a “green agricultural tabu” (a record dating back to the Ottoman era). Others have court judgments confirming the legitimacy of their purchases of undivided shares.

Some people built unlicensed homes on these lands, and some sold their land shares to contractors who built unlicensed houses that they sold to migrants from northern and eastern Syria. Over time, various informal neighbourhoods emerged in Al-Haydariyeh, often named after the resident ethnic communities, including Kurds, Turkmen, Assyrians and Arabs.

In the late 1970s, the state appropriated a large area of Al-Haydariyeh to construct social housing projects, a park, and a school. It issued its final expropriation order, No. 2280, in December 1982. However, some building contractors and members of the security forces seized parts of the confiscated land. They divided the land into smaller plots and sold them as sites prepared for unlicensed construction. As a result, some neighbourhoods emerged, named after the entities that took over the land, such as the “Intelligence Neighbourhood” and the “Theft Neighbourhood.”

The Aleppo municipality later expropriated the remaining land in Al-Haydariyeh. It allocated it for social housing programmes, which are implemented by public institutions affiliated with the Ministry of Public Works and Housing. The city council zoned this area via Decision No. 2426 in 1990. It is divided into 325 plots prepared for construction, each measuring 120 square metres. These plots were set aside for residents who had been given notices to demolish their unlicensed homes in the neighbouring Al-Masharqeh neighbourhood. Residents who were allocated these plots paid for them in instalments over 15 years. This section of land became known as the “40 Notices” district, named for the demolition notices. Most buildings here were licensed and consisted of two storeys, while a minority, which violated regulations, consisted of three. The district was provided with a water and sanitation network funded by its residents. Still, implementation was very ineffecient and poor, leaving some residents reliant on purchasing water tanks. All houses were connected to the electricity network and had usage meters, although unauthorized electricity tapping was common.

Since 2002, the Aleppo municipality began issuing eviction warnings to the “Theft Neighbourhood” residents. It promised to provide them with alternative housing (which they would be expected to pay for) as part of youth housing projects, a segment of Syria’s social housing programmes. Announcements were also made about launching these programmes in other parts of Aleppo.

In 2004, the Aleppo City Council annexed Al-Haydariyeh into the zoning plan issued that same year. The following year, the council commissioned the Faculty of Architectural Engineering engineering unit at the University of Aleppo to prepare a detailed zoning plan for the district, which, at that time, was estimated by the council to have around 32,000 inhabitants. The engineering unit completed the plan in 2006, amending the zoning plan for the “40 Notices” district and removing the park and small squares within it. However, this second plan was not ratified and remained unimplemented.

In 2010, the Aleppo Governorate Council subjected Al-Haydariyeh district to Real Estate Development and Investment Law No. 15 of 2008, marking it as the first district in Aleppo to which this law was applied. The Council of Ministers approved the decision a year later, establishing two real estate development zones in Aleppo. These zones aimed to redevelop areas containing mass unlicensed construction located in Al-Haydariyeh and nearby Tal al-Zarazir.

According to Law No. 15 of 2008 (which was later repealed by Law No. 2 of 2023, also amending Investment Law No. 18 of 2021), a real estate development zone can include properties within or outside a given zoning plan. These properties could be secured either from state assets, from assets of the administrative unit, from assets owned by development companies, or from private properties. The executive instructions for Law No. 15, issued by the Prime Minister under Decision No. 5410 in 2009, said that informal settlements could be treated as real estate development zones, regardless of their size, based on a justification memo and with approval from the Presidency of the Council of Ministers.

Announcing Al-Haydariyeh as a real estate development zone allowed the city council to seize properties and assets in the district. This gave the implementing authorities all the necessary powers and rights to take over and demolish those properties. A real estate development programme was then approved for Al-Haydariyeh, covering an area of 118 hectares. Of this, 42.12 percent was allocated for residential plots, green spaces and public areas, while 12.27 percent was allocated for public services.

This development aimed to construct 10,000 housing units through a partnership between the Aleppo City Council and real estate developers. The council divided the real estate development project in Al-Haydariyeh into three zones or phases, A, B and C, to facilitate the work for real estate development companies. The first phase spanned an area of 28.8 hectares, encompassing 2,700 residential apartments. The General Company for Engineering Studies (GCES) completed the studies and plans for the project’s general infrastructure. Meanwhile, the Military Housing Establishment (MHE) implemented significant portions of the infrastructure for the first and second phases of the project, such as the road network and the sanitation system.

Like other parts of east Aleppo, Al-Haydariyeh was under rebel control in 2012-2016. During this period, it suffered heavy bombardment and a suffocating siege by regime forces. With the Russian military intervention in 2015, the area endured aerial and artillery assaults, causing extensive damage. This pushed the opposition to surrender and accept forced displacement from the site in 2016. Since then, only a limited number of residents have returned to Al-Haydariyeh.

The Aleppo municipality started a demolition campaign in Al-Haydariyeh in 2018 in collaboration with the Ministry of Defense, citing the presence of mines in some buildings. In 2019, the city council started applying Urban Planning and Construction Law No. 23 of 2015 to Al-Haydariyeh, designating it as an area containing mass unlicensed construction. The site was then expropriated under the Expropriation Law No. 20 of 1983. Law No. 23 allows for the issuance of regulatory plans for a specific area, irrespective of the existence of public or private implementing agencies, without a specific timeframe for completion, no minimum ownership by administrative entities, and no specified minimum area requirement.

In 2020, the Aleppo City Council demolished and cleared homes within the executive plan for the Al-Haydariyeh development project. With that, the area was ready to be presented for investment in partnership with the General Authority for Real Estate Development and Investment. For projects within informal settlements like Al-Haydariyeh, the real estate developer is assumed responsible for providing alternative, paid housing for the area’s occupants or compensating them financially. In turn, the administrative entity must evacuate the occupants after handing them alternative housing and deliver the project site free of encroachments to the real estate developer.

One of the main concerns surrounding the land and property rights of former Al-Haydariyeh residents is that the real estate development project includes a social survey of the area’s inhabitants. However, given that all residents were displaced, it remains unclear how this survey will be conducted. A social survey typically solidifies compensation rights for residents present during the survey. Some local sources have suggested that people close to the authorities recently returned and resettled in the district based on security clearances. The Aleppo City Council has not listed any names of rights holders in the neighbourhood. 

https://hlp.syria-report.com/wp-content/uploads/2022/07/Logo-300x81.png 0 0 Rand Shamaa https://hlp.syria-report.com/wp-content/uploads/2022/07/Logo-300x81.png Rand Shamaa2023-08-29 19:05:562023-08-29 19:05:56Explained: Real Estate Development in Aleppo’s Al-Haydariyeh Informal Settlement

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