Understanding Rajakaluve, Lake Buffers, and Khata Types in Bangalore
When it comes to purchasing land or property in Bangalore, understanding the intricacies of Rajakaluve,lake buffer zones, and Khata documentation is absolutely essential. Many buyers fall into legal trouble or face BBMP demolitions due to a lack of awareness about these critical issues. This guide will help you understand the key terms and how they impact your property decision.
What is a Rajakaluve? :
A Rajakaluve is a major stormwater drain or canal designed to carry rainwater across the city and prevent flooding. These canals are interconnected with lakes, ponds, and smaller drains like nala,halla, and kaluvé. Over time, as Bangalore urbanized, many rajakaluves were encroached by private properties, leading to severe waterlogging and government action including demolitions. To identify the presence of a rajakaluve near your property, it is critical to examine BBMP maps of rajakaluve and old village survey records. These maps provide insights into whether a primary, secondary, or tertiary drain passes through or near your land.
Buffer Zones:
A buffer zone refers to an area around a natural resource or infrastructure that is protected from development or pollution to maintain its ecological health. Buffer zones are used to safeguard water bodies, wetlands, and other natural systems from urban encroachment and degradation.
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Rajakaluve and Lake Buffer Zone As per NGT(National Green Tribunal)
In the case of Lakes, 75m from the periphery of water body to be maintained as green belt and buffer zone for all the existing water bodies ie. lakes/wetlands. 50m from the edge of the primary Rajkaluves. 35m from the edges in the case of secondary Rajkaluves, 25m from the edges in the case of tertiary Rajkaluves
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Rajakaluve and Lake Buffer Zone As per Revised Master plan(RMP-2015)
Within the demarcated buffer for the valley the following uses are allowed: i. Sewerage Treatment Plants and Water treatment plants ii. Roads, pathways, formation of drains, culverts, bridges, etc which will not obstruct the water course, run offs, channels. iii. In case of water bodies a 30.0 m buffer of ‘no development zone’ is to be maintained around the lake (as per revenue records) with exception of activities associated with lake and this buffer may be taken into account for reservation of park while sanctioning plans. iv. If the valley portion is a part of the layout/ development plan, then that part of the valley zone could be taken into account for reservation of parks and open spaces both in development plan and under subdivision regulations subject to fulfilling section 17 of KTCP Act, 1961 and sec 32 of BDA Act, 1976. v. Any land falling within the valley for which permission has been accorded either by the Authority or Government, and then such permission shall be valid irrespective of the land use classification in the RMP 2015. Fresh permissions for developments shall not be accorded in valley zone.
- NOTE: Drains: The drains have been categorized into 3 types namely primary, secondary and tertiary. These drains will have a buffer of 50, 25 and 15m (measured from the centre of the drain) respectively on either side. These classifications have been used for the drains newly identified while finalizing the RMP 2015. In case the buffer has not been marked due to cartographical error for any of the above types of drains, then based on the revenue records buffer shall be insisted in all such cases without referring the land use plan while according approval for building/development/ layout plan. Permissions in sensitive areas earmarked on the land use plan shall be considered only by the planning Authority.
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Final Thoughts:
Bangalore’s property landscape can be tricky to navigate, especially with hidden rajakaluves, lake boundaries, and unclear Khata statuses. Always consult an expert to analyze:
- The proximity of rajakaluve to your survey number
- Any buffer zone implications
- The legal status of your Khata and whether it's eligible for upgrades