The World Bank Real Estate Registration Project (P168576) Combined Project Information Documents / Integrated Safeguards Datasheet (PID/ISDS) Appraisal Stage | Date Prepared/Updated: 08-May-2019 | Report No: PIDISDSA25983 May 09, 2019 Page 1 of 14 The World Bank Real Estate Registration Project (P168576) BASIC INFORMATION OPS_TABLE_BASIC_DATA A. Basic Project Data Country Project ID Project Name Parent Project ID (if any) West Bank and Gaza P168576 Real Estate Registration Project Region Estimated Appraisal Date Estimated Board Date Practice Area (Lead) MIDDLE EAST AND NORTH 25-Apr-2019 15-May-2019 Social, Urban, Rural and AFRICA Resilience Global Practice Financing Instrument Borrower(s) Implementing Agency Investment Project Financing Palestine Liberation Land and Water Organization (for the Settlement Commission benefit of the Palestinian (LWSC), Palestine Land Authority) Authority (PLA) Proposed Development Objective(s) The project development objective is to enhance tenure security and improve real estate registration services. Components Systematic Land and Property Registration Institutional Modernization of the PLA Project Management and Outreach PROJECT FINANCING DATA (US$, Millions) SUMMARY -NewFin1 Total Project Cost 12.60 Total Financing 12.60 of which IBRD/IDA 0.00 Financing Gap 0.00 DETAILS -NewFinEnh1 Non-World Bank Group Financing Trust Funds 12.60 May 09, 2019 Page 2 of 14 The World Bank Real Estate Registration Project (P168576) Global Partnership on Output-based Aid 4.60 Partnership for Intrastructure Development MDTF 3.00 Special Financing 5.00 Environmental Assessment Category B-Partial Assessment Decision The review did authorize the team to appraise and negotiate Other Decision (as needed) N/A B. Introduction and Context Country Context 1. The Palestinian Authority (PA) was established under the 1993 Oslo Accords for a five-year interim period with the responsibility of administering the territories partially under its control. The accords, however, were never fully implemented and progress towards a final status agreement between the Palestinian Authority (PA) and the Government of Israel (GoI) remains stalled. Consequently, the Palestinian territories are fragmented into small enclaves due to a multilayered system of physical, institutional, and administrative restrictions, which goes beyond a West Bank and Gaza (WB&G) divide. The West Bank is divided further into Areas A, B and C, each with its concomitant administrative and security arrangements. Additionally, reconciliation attempts between the PA and the de facto governing authority in Gaza have not materialized, and unrest with Israel continues to flare up, particularly in Gaza. Donor funding continues to decline, with drastic cuts in aid to the PA and United Nations Relief and Works Agency. 2. The Palestinian economy is stalling on the back of continuing restrictions, and the Palestinian Authority (PA) is facing a severe fiscal crisis. The constraints imposed by the Government of Israel (GoI) in the West Bank, along with the decade long blockade on Gaza, are hollowing out the productive sectors and have left the economy reliant on consumption-driven growth. The vulnerability of this situation has been exposed by a steep reduction in official transfers and a decline in investment in the recent years. Consequently, real growth in the Palestinian territories in 2018 was a mere 0.9 percent, with a 7 percent contraction in Gaza while growth in the West Bank was less than its average in recent years at three percent. Looking forward, growth is expected to average around 1 percent in the coming years, which implies a continuous decline in real per capital income and a further rise in unemployment and poverty. 3. WB&G is exposed to natural hazards such as drought, extreme heat, and precipitation, and climate change is expected to make these events more frequent and amplified. Climate change in the Middle East & North Africa (MENA) region is already taking place in the context of existing water shortages, groundwater quality, energy shortages, land constraints, problems of coastal aquifer recharge and conflicts over natural resources May 09, 2019 Page 3 of 14 The World Bank Real Estate Registration Project (P168576) and territorial boundaries. This will adversely affect future economic growth, productivity potential, social stability and security. In WB&G extreme heat and changes in hydrological flows are specific climate change challenges, which have increased instances of urban flash flooding. These changes will exacerbate and complicate the existing priority problems in WB&G, such as displacement, thus requiring carefully planned and effective responses to ensure adaptability and resilience. 4. Living conditions have deteriorated in recent years, mainly in Gaza. Around 24 percent of Palestinians lived below the US$5.5 2011 PPP a day poverty line in 2016/17 (latest available data) – 2.9 percentage points higher than in 2011. Forty-six percent of the population are below the US$5.5 poverty line in Gaza, compared to 9 percent in the West Bank. Monetary living standards in both regions remaine fragile. In the West Bank, poverty status is sensitive to even small shocks in household expenditures, while in Gaza any change in social assistance flows can significantly affect the population's wellbeing. 5. To achieve sustainable economic growth in WB&G, growth and job creation going forward will need to be private sector driven. For a small economy, achieving a sustainable growth path depends to a large extent on having a private sector that is able to compete in regional and global markets and increase its export of goods and services. The private sector is the only sustainable engine for growth and the focus for economic development should be on removing constraints and creating the right conditions for it to flourish. Sectoral and Institutional Context 6. The 2018 WB report – The Socio-Economic Effects of Weak Land Registration and Administration System in the West Bank1 – assessed that the most direct and significant economic impact of land registration is manifested through the financial sector, primarily through the lending and mortgage markets. Real estate is the West Bank’s most important source of collateral and the primary instrument used by Palestinian banks to secure mortgages and loans, especially to Micro-Enterprises and Small and Medium Enterprises (MSMEs). Land accounts for roughly 60 to 70 percent of collateral holdings in WB&G, however, only formally registered land is eligible. The study conservatively estimated that the collateral value of unregistered land in Areas A and B ranges between US$7 billion and US$35 billion. The additional collateral would improve access to finance for many households and MSMEs that are unable to generate their financing needs resulting from the lack of the required collateral. 7. Access to land and real estate in the Palestinian territories remains one of the largest impediments to economic growth. In numerous reports, the WB continues to strongly recommend the acceleration of land registration in Areas A and B to spur economic growth.2 The September 2016 Ad Hoc Liaison Committee (AHLC) report3 and 2017 WB&G Inclusive Diagnostic Note (IDN) both noted that limited land registration and unclear property rights presented major challenges for business and housing development. The WB&G Investment Climate Assessment recommended the improvement of land management and registration in 1 The Socio-Economic Effects of Weak Land Registration and Administration System in the West Bank: https://operationsportalws.worldbank.org/Pages/DocumentProfile.aspx?projectid=P163872&DocId=30&IsCovGen=true&stage=AUS 2 This includes the latest report to the Ad Hoc Liaison Committee as of September 2018: http://documents.worldbank.org/curated/en/413851537281565349/pdf/129986-REVISED-World-Bank-Sept-2018-AHLC-Report-final.pdf 3 Economic monitoring report to the Ad Hoc Liaison Committee, September 2016: http://documents.worldbank.org/curated/en/474311473682340785/pdf/108205-V2-WP-PUBLIC-SEPT-14-2PM-September-2016-AHLC-World- Bank-Report.pdf May 09, 2019 Page 4 of 14 The World Bank Real Estate Registration Project (P168576) Areas A and B to help ease a key constraint to investment and business.4 The 2015 Housing Sector Technical Assistance (TA) (P128982) found the lack of registration and legal property titles a major constraint for the constructions sector, and that the relatively slow progress of property registration is holding up efforts to develop mortgage lending, which requires official land titles as collateral. 8. The level of surveyed and registered land in the West Bank under previous authorities was very low. In 2005, with financing from the WB and the Government of Finland (GoF), the First Land Administration Project (LAP I; P080892) was launched to modernize land administration services in the Palestinian territories. LAP I developed procedures for the issuance of land titles and registration of property transactions, piloted systematic land registration (SLR), and modernized land service offices. LAP II (P105403) was launched in 2012 with financing from the WB and GoF to scale up the systematic registration process. The project encountered obstacles and failed to make progress towards its objectives and was cancelled in 2016. 9. In response to the cancellation of LAP II, the Office of the Prime Minister (PMO) launched the government reform program, Road Map for Reforming the Palestinian Land Sector (Road Map), which was endorsed by the Cabinet5 in September 2017. The Road Map outlines a comprehensive, multiphase, multi-stakeholder approach to reforming the land sector, including specific policy, legal and institutional reforms needed in the short, medium, and long-term.6 10. To accelerate progress in first-time SLR under the Road Map, the PMO established a new agency, the Land and Water Settlement Commission (LWSC)7, in March 2016 distinct from the Palestine Land Authority (PLA). The LWSC built on lessons learned from LAP I and II, including to partnering with municipalities and communities through formal mechanisms to improve the efficiency and governance of SLR. LWSC adopted a decentralized approach working with Local Government Units (LGUs) to complete settlement surveys under guidance of the LWSC. The Commission in turn completes the remaining settlement process and prepares the table of rights with titles and corresponding ownership for the PLA. Since its inception until the end of 2018, the agency has completed registration (settlement) of 112,827.58 dunums (approximately 192,517 titles). Despite good initial progress, key operational and regulatory issues remain and need to be addressed to accelerate further systematic registration. Thirty-eight8 percent of the land in West Bank is currently registered, with a significant portion of unregistered properties remaining in the urban centers. 11. In parallel to increased settlement activity, the government has continued to demonstrate political will for reform of the land sector. The PA is progressing with institutional reform of the land sector agencies. In April 2018, the two land agencies (PLA and LWSC) were more closely aligned with the appointment of joint leadership for both agencies9. Under the ongoing Support to the Palestinian Land Sector Advisory Services and Analytics (ASA, P163872), the WB provided technical support to amend the PLA Laws of 2002 and 2010, including provision of a Board of Directors for the PLA and increased oversight on state property 4 West Bank and Gaza Investment Climate Assessment, 2014: http://documents.worldbank.org/curated/en/249591468142766989/pdf/AUS21220REVISE0A0REPORT0SEPT0902014.pdf 5 Cabinet Decision Number 01/171/2017. 6 The Key Sector Reform Pillars of the Road Map are: (i) completing SLR for Areas A and B; (ii) institutional reform of land sector agencies, including governance arrangements; (iii) transparent, effective, and accountable management of public land; (iv) property tax reform; (v) establishing a national spatial data infrastructure; and (vi) preparing an inventory and mapping of rights in Area C. 7 Law Number 7 of 2016. 8 Based on data provided by LWSC. 9 Official titles: Chairman of the PLA; Head of the LWSC. May 09, 2019 Page 5 of 14 The World Bank Real Estate Registration Project (P168576) management. The institutional change, which aims to increase transparency at the PLA, was approved by the Cabinet in October 2018 and now awaits the President’s signature. 12. The Palestine Land Authority (PLA)10 is the national agency responsible for property registration and related transactions, such as transfers and mortgages, and state property management. Under the new leadership, the PLA has since completed internal restructuring with new management in place for key departments. The Authority has made further efforts to continue with reforms as advised by the WB including reviewing the legal and regulatory framework governing real estate and property. Additionally, as part of the Doing Business reform program for WB&G, the PLA took steps in 2017 to improve the procedures and time for registering property transfers for Palestinian companies and professional associations11. 13. Women remain marginalized in WB&G in terms of property ownership and land rights. There are no official statistics on women’s property ownership, either individually or through joint or common property arrangements; however, anecdotal evidence suggests women’s ownership rates are low, with their access to land limited primarily through social norms that prevent the exercise of inheritance rights. Despite these challenges, the LWSC is working to ensure women’s rights to registered property. For example, the first step under SLR requires the subdivision of land based on inheritance where applicable, ensuring women’s inheritance rights are recorded. According to the LWSC, roughly one-third of land/properties being registered through its first-time registration process are in the name of women. C. Proposed Development Objective(s) Development Objective(s) (From PAD) The project development objective is to enhance tenure security and improve real estate registration services. Key Results 14. The PDO will be achieved through: (i) advancing the registration of properties in the Palestinian territories, particularly in Areas A and B, thus improving availability and access to registered properties by the private sector; and (ii) supporting the automation of the real estate registration system and related services for citizens and businesses. 15. The PDO Level Indicators are: • Properties in target areas with ownership rights registered at the PLA (Number) (of which percentage registered in the name of women or jointly); • Time to register real estate transactions reduced (Days); and • Satisfaction of businesses and citizens with respect to real estate registration services is improved (including the percentage of women satisfied) (Percentage). D. Project Description 16. The project components are summarized as follows: 10 Established in 2002 and governed by PLA Law 6 of 2010. 11 PLA Circular, February 7, 2017. May 09, 2019 Page 6 of 14 The World Bank Real Estate Registration Project (P168576) 17. Component 1: Systematic Land and Property Registration (US$7.8 million). The objective of this component is to support the PA in its plan to complete systematic land registration (SLR) across the Palestinian territories over a four-year period through a results-based payments approach. LWSC will be responsible for implementing this component, as it has legal responsibility for the completion of the settlement activities. WB funding will support SLR financing in Areas A and B. It will also support the enhancement of institutional functions and capacity at LWSC. The component is structured in a four-year plan in alignment with the business plan prepared by LWSC. The component will also focus on ensuring the rights of women and vulnerable groups are protected by ensuring that they participate in the SLR process and promoting the registration of their rights. One of the subcomponents of this component is the development of a Gender Action Plan. Additionally, the component will aim to develop a streamlined methodology and approach to accelerate on-demand registration for businesses as part of the SLR process. The delivery of Component 1 will take a phased approach and will require a strong project management plan, which will be supported by a Project Management Information System (PMIS). 18. Component 2: Institutional Modernization of the PLA (US$4.0 million) This component will be implemented by the PLA and will build its technical capacity and support its transformation into a modern, service-oriented organization that provides e-services to government, businesses, and citizens. Business process re- engineering and subsequent automation will streamline the PLA service provision, achieve digital transformation, increase service quality and transparency, and improve service delivery. The component will further support improving property value information through the development of mass valuation models. 19. Component 3: Project Management and Outreach (US$0.8 million). Component 3 will support the development and implementation of project management functions in the PLA and LWSC, including Monitoring and Evaluation (M&E), and will be mapped to the PLA. This will finance the external project audit, the Social Impact Assessment (SIA), and mid-term and final project evaluations, in addition to any additional staff needs for project management, including a project coordinator, social safeguards specialist, and procurement staff. Existing systems within the PLA and LWSC will be utilized and WB support will be used to enhance the workplans for existing staff members. The hiring of short-term staff will be considered for filling additional staff needs. The component will finance customer surveys conducted at launch, mid-term, and completion to monitor customer satisfaction and provide a venue for citizen engagement. A Social Impact Assessment (SIA) will be financed under this component which will identify channels for citizens’ feedback especially for communities in the project area and those who may have been left out. The component will also finance the development and implementation of a public awareness campaign to increase citizen participation, with a focus on women and marginal groups in line with the GAP. 20. IPF with DLIs. The project will utilize Disbursement Linked Indicators (DLIs) to finance selected outputs under Component 1. The use of results-based financing is suitable for use with systematic land registration activities as those supported by the project. The use of DLIs will provide additional oversight over the expenditures made under the project, and an incentive to complete the SLR process with the registration at the PLA, which was a challenge under LAP II. a. DLI 1: Properties in target areas with ownership rights registered at the PLA (US$7.0 million). There is a direct correlation between the cost of achieving the DLI (operating cost of the LWSC) and what the DLI will be disbursing against (property titles). As the PA has a previous weak track-record with SLR activities, this DLI will encourage LWSC management to focus on achieving results. Additionally, by directly supporting and financially supplementing ongoing operations, the DLI will bolster May 09, 2019 Page 7 of 14 The World Bank Real Estate Registration Project (P168576) activities in SLR. b. DLI 2: Gender Action Plan prepared, endorsed, and implemented (US$0.3 million). This DLI would strengthen institutional systems and processes aimed at ensuring property rights of women and vulnerable groups in the West Bank. E. Implementation Institutional and Implementation Arrangements 21. The recipient of the grant is the Palestinian Liberation Organization (PLO) for the benefit of the PA as with nearly all cases of assistance provided under the TFGWB. The PLO will make the proceeds of the grant available to the PA through a Subsidiary Agreement. On-Granting Agreements between the PA and the PLA and LWSC will further make the proceeds of the grant available to them as the implementing agencies. The PLA and LWSC will implement the project in accordance with the legal agreements and the project’s operations manual. The MoFP will open the Designated Accounts (DAs) on behalf of PLA and LWSC, under the Bank of Palestine. Advances made to the DA would not be commingled with other resources of the PA. The PLA and LWSC are responsible for managing the accounts, and the MoFP is responsible for requesting replenishments from the WB. 22. Overall implementation and management of the project will be carried out by the two land agencies – PLA and LWSC – which are jointly led by the Chairman of the PLA. Management functions will be embedded within the two land agencies and rely on existing structure and government systems and procedures to the greatest possible extent. A Project Manager (PM) has been assigned within each agency. In close coordination with one another, the PMs will provide oversight for the technical activities to be delivered under the project components relating to their respective agencies. Reporting on project results for the components will be provided by the assigned PM at each agency. A PMIS will be established under the project at LWSC within the first year of the project to support the M&E of activities under Component 1. As the implementing agencies of the project, the PLA and LWSC will be responsible for technical supervision, management of procurement, finance, and safeguards, and reporting for the project. This will include: (i) project fund management; (ii) preparation of financial statements; (iii) organization of project audits; (iv) signing and issuance of all procurement notices, advertisements, and all contracts with suppliers and consultants; (v) environment and social safeguard management; (vi) preparation and updates to the POM; and (vii) compilation of results reporting and submission to the WB. The head of each agency, regardless of whether it remains jointly led by the Chairman of the PLA, will be responsible for ensuring that the project implementation activities listed above are completed in a timely manner. 23. Through Component 3, the project will support the two land agencies with overall project management. Overall day-to-day coordination, monitoring of the workplan and procurement plan, and M&E, and reporting within and across the agencies will be facilitated by a Project Coordinator funded by the project, who will report to the two PMs. The project will also hire procurement and social safeguards (including to advise on public communications) specialists to provide the technical skills that are currently weak or lacking at the two agencies. In addition to supporting project implementation, the specialists will train existing LWSC and PLA staff in these functions to support them to fulfill the roles themselves for the last two years of the project. The project may finance additional technical staff as needed for added implementation support. The extent of facilitation support needed will be assessed and jointly determined by the PLA and LWSC. May 09, 2019 Page 8 of 14 The World Bank Real Estate Registration Project (P168576) 24. The success of the project will depend on the interinstitutional cooperation between the PLA and LWSC. While there is a risk in having two implementing agencies for the project, this approach mirrors the PA’s existing operational structure for the land sector. The agencies have clear and distinct mandates and responsibilities, which the project is utilizing in its design to avoid overlaps and confusion regarding implementation of respective activities. This approach has proven to be successful for conducting land registration, thus the project will rely on it. 25. The Board of Directors for the PLA/LWSC will act as the Steering Committee for the project. It will: (i) review annual workplans and budget; (ii) review progress, achievements and discuss any pending issues that need to be resolved at higher levels; and (iii) provide overall policy guidance. The Steering Committee will meet at least twice a year and hold extraordinary meetings when necessary. . F. Project location and Salient physical characteristics relevant to the safeguard analysis (if known) Contribution to the finalization of systematic settlement/registration in the Palestinian territories in Areas A and B in the West Bank; Automation of selected property registration services; Reduced time to register property transactions in Palestinian territories; Inventory of state properties; Operational CORS network; Completed Geospatial Information Management Action Plan. G. Environmental and Social Safeguards Specialists on the Team Helen Z. Shahriari, Social Specialist Zeyad Abu-Hassanein, Environmental Specialist SAFEGUARD POLICIES THAT MIGHT APPLY Safeguard Policies Triggered? Explanation (Optional) The project will only involve soft activities for land registration, i.e., there are no construction or rehabilitation of infrastructure activities involved. The project activities are not expected to cause any Environmental Assessment OP/BP 4.01 Yes significant, direct or indirect environmental impacts. However, a Social Impact Assessment (SIA) will be prepared no later than 3 months after project effectiveness and will investigate the social risks and impacts and propose mitigation measures. Performance Standards for Private Sector No project activities implemented by private No Activities OP/BP 4.03 entities. May 09, 2019 Page 9 of 14 The World Bank Real Estate Registration Project (P168576) Project activities will not cause impacts to any Natural Habitats OP/BP 4.04 No known natural habitats. Forests OP/BP 4.36 No No forests will be impacted by project activities. No pest management substances or equipment will Pest Management OP 4.09 No be financed by the project. No physical cultural resources identified to be Physical Cultural Resources OP/BP 4.11 No impacted by project activities. No indigenous people will be impacted by the Indigenous Peoples OP/BP 4.10 No project. The proposed project will only involve soft activities, including land registration; therefore, project activities are not expected to cause any significant, direct, or indirect environmental or social impacts. The project will not support the titling of property in the name of the State that would result in evictions. The project will support the PA to register property in Areas A and B that do not require the acquisition by the State of land to establish rights of way/access. Some LGUs do land adjustments based on existing laws that may include either or both of the following situations: (i) parcel reshaping to make parcels more usable; and (ii) establishing right of way and access which may include acquisition of a portion of the parcel by the State. The DLIs of the proposed project will only disburse for properties that do not include the acquisition by the State of land to establish Involuntary Resettlement OP/BP 4.12 No rights of way/access. No titling involving acquisition of land in the name of the state and/or for public use will be financed by the project. As a result OP 4.12 was not triggered. However, there could be a reputational risk if with its own funding, the PA uses the land acquisition approach on land in the vicinity of or immediately adjacent to parcels covered by the project. Other social risks related to land registration that need mitigation could include: (i) the exclusion of those without land title or documentation; (ii) possible disputes between land users and land owners; (iii) possible conflict between family members; and (iv) the risk of the exclusion of female members of the households and some of the most vulnerable groups. There could also be competing claims on land at the time of registration. Mar 04, 2019 Page 10 of 14 The World Bank Real Estate Registration Project (P168576) The Social Impact Assessment (SIA) (to be prepared no later than 3 months after project effectiveness) will investigate the social impacts and risks related to the project and provide mitigation measures to address them during the implementation. The SIA will include an assessment of the legislation on land acquisition for rights of way and will define the actual risk of such activities, taking into account the actual practice and experience of the Government in implementing this law, and considering the benefits that derive to the population and their assets from having better access to -- and connection of -- their properties. The SMP will include a robust GRM system with detailed roles and responsibilities with clear feedback mechanism. The TOR for the SIA was prepared and approved. Safety of Dams OP/BP 4.37 No No dams will be affected by project. Projects on International Waterways Project does not finance any activities on No OP/BP 7.50 international waterways. Projects in Disputed Areas OP/BP 7.60 No Project does not finance activities on disputed areas. KEY SAFEGUARD POLICY ISSUES AND THEIR MANAGEMENT A. Summary of Key Safeguard Issues 1. Describe any safeguard issues and impacts associated with the proposed project. Identify and describe any potential large scale, significant and/or irreversible impacts: The project is assigned environmental category B, partial assessment, requiring preparation of a Social Impact Assessment/Social Management Plan. The SIA and SMP instruments will identify and assess the social risks and impacts and propose mitigation measures to address them. 2. Describe any potential indirect and/or long term impacts due to anticipated future activities in the project area: The project will only involve soft activities for land registration, i.e., there are no construction or rehabilitation of infrastructure activities involved. The project activities are not expected to cause any significant, direct or indirect environmental impacts. The long term impacts are all positive since the project objective will be achieved through: (i) advancing the registration of all properties in the Palestinian territories in Areas A and B; (ii) improving service delivery to citizens and businesses in property registration-related transactions; and (iii) enhancing private sector participation in the property sector. 3. Describe any project alternatives (if relevant) considered to help avoid or minimize adverse impacts. There are no relevant project alternatives identified to help avoid or minimize adverse impacts. Mar 04, 2019 Page 11 of 14 The World Bank Real Estate Registration Project (P168576) 4. Describe measures taken by the borrower to address safeguard policy issues. Provide an assessment of borrower capacity to plan and implement the measures described. Only the preparation of a SIA and SMP is required for the project. TORs have been prepared and approved by the Bank for the preparation of the above instruments. In addition, an assessment of the borrower's GRM system was done. Even though there is a GRM system that receives complaints, given the multi-layered nature of the existing GRM system and limited information sharing, among other things, a robust project specific GRM mechanisms is one of the requirements of the SMP. 5. Identify the key stakeholders and describe the mechanisms for consultation and disclosure on safeguard policies, with an emphasis on potentially affected people. Main stakeholders include Land and Water Settlement Commission (LWSC), Palestine Land Authority (PLA), Citizens of Areas A and B and private business owners. There will not be an RPF since OP 4.12 was not triggered. An SIA/SMP will be conducted no later than 3 months after project effectiveness to manage risks. B. Disclosure Requirements OPS_EA_DISCLOSURE_TABLE Environmental Assessment/Audit/Management Plan/Other For category A projects, date of Date of receipt by the Bank Date of submission for disclosure distributing the Executive Summary of the EA to the Executive Directors 08-Apr-2019 22-Apr-2019 "In country" Disclosure West Bank and Gaza 22-Apr-2019 Comments Document disclosed on Land and Water Settlement Commission website on April 22, 2019: http://lwsc.ps/sliderinfo.php?page_id=182 C. Compliance Monitoring Indicators at the Corporate Level (to be filled in when the ISDS is finalized by the project decision meeting) OPS_EA_COMP_TABLE OP/BP/GP 4.01 - Environment Assessment Does the project require a stand-alone EA (including EMP) report? Yes If yes, then did the Regional Environment Unit or Practice Manager (PM) review and approve the EA report? Yes Are the cost and the accountabilities for the EMP incorporated in the credit/loan? Yes OPS_ PDI_ COMP_TA BLE Mar 04, 2019 Page 12 of 14 The World Bank Real Estate Registration Project (P168576) The World Bank Policy on Disclosure of Information Have relevant safeguard policies documents been sent to the World Bank for disclosure? Yes Have relevant documents been disclosed in-country in a public place in a form and language that are understandable and accessible to project-affected groups and local NGOs? Yes All Safeguard Policies Have satisfactory calendar, budget and clear institutional responsibilities been prepared for the implementation of measures related to safeguard policies? NA Have costs related to safeguard policy measures been included in the project cost? NA Does the Monitoring and Evaluation system of the project include the monitoring of safeguard impacts and measures related to safeguard policies? NA Have satisfactory implementation arrangements been agreed with the borrower and the same been adequately reflected in the project legal documents? NA CONTACT POINT World Bank Anna Corsi Sr Land Administration Specialist Rafeef Abdelrazek Urban Development Specialist Borrower/Client/Recipient Palestine Liberation Organization (for the benefit of the Palestinian Authority) Implementing Agencies Mar 04, 2019 Page 13 of 14 The World Bank Real Estate Registration Project (P168576) Land and Water Settlement Commission (LWSC) Judge Musa Shakarneh Head mohshkarna@lwsc.ps Palestine Land Authority (PLA) Judge Musa Shakarneh Acting Chairman mohshkarna@lwsc.ps FOR MORE INFORMATION CONTACT The World Bank 1818 H Street, NW Washington, D.C. 20433 Telephone: (202) 473-1000 Web: http://www.worldbank.org/projects APPROVAL Anna Corsi Task Team Leader(s): Rafeef Abdelrazek Approved By Safeguards Advisor: Nina Chee 02-May-2019 Practice Manager/Manager: Jorge A. Munoz 03-May-2019 Country Director: Ranjana Mukherjee 09-May-2019 Mar 04, 2019 Page 14 of 14