Two-thirds of upcoming properties in Bengaluru lack approval

Bengaluru: Two out of three under-construction buildings in Bengaluru lack statutory municipal plan approvals, according to a BBMP survey that exposes the planning anarchy and policy paralysis in the city.  

The survey, which covered 2,419 residential and commercial buildings under construction, was conducted by the Bruhat Bengaluru Mahanagara Palike (BBMP) following the collapse of a six-storey building in Babusapalya in October 2024 that killed nine people.

The ill-fated structure was being constructed without an approved plan. 

Its findings are grim: only 835 properties obtained permissions from the BBMP. The majority — 1,584 property owners — have commenced or nearly completed the construction without even applying for plan approvals. 

One of the primary reasons for such unauthorised constructions is that the BBMP does not issue building plan approvals for ‘B’ khata properties, which are revenue sites or single plots situated in unauthorised layouts.

While such properties are required to approach the Bangalore Development Authority (BDA) first, the planning body has yet to start issuing permissions for small plots, such as 30x40 or even 40x60. 

In the absence of a mechanism, property owners have no option but to construct homes without approvals. Of the 22 lakh properties in Bengaluru, authorities estimate that around 6 lakh have been constructed on ‘B’ khata sites. 

A senior BDA official said the state government was working on a plan to address the concerns of ‘B’ khata property owners. “There is no legal provision for giving approvals to properties that have already received ‘B’ khatas from the BBMP. Currently, we are issuing development plans only for those sites that are bigger than 20 guntas,” the official said. 

The second reason, many property owners say, is the tedious process to get plan approvals from the BBMP, even if the building is situated on an ‘A’ khata site. 

Murali Govindarajulu, a resident of Whitefield, said getting approvals from the civic body was far more difficult than constructing the house. 

“Even for ‘A’ khata properties, one has to pay a bribe of at least Rs 5 lakh. Many find it easier to grease the palm of the ward engineer in charge of inspections than deal with the town planning department. On top of this, the returns are very low for people who build according to the law. Others earn as much as Rs 4 lakh in rental income per month,” he said. 

However, a BBMP official said property owners that do not take the necessary approvals would face problems while applying for khata. “Since October 1, 2024, the sale of such sites cannot be processed. These sites do not even get e-khata,” he said. 

Another official said the BBMP had the power to issue notices and even demolish a building constructed on a ‘B’ khata site without the necessary approvals.

“A majority of the building violations pertain to ‘B’ khata properties as they do not take the prior nod. We have issued notices to such builders. We also raze only illegal floors as long as setback violations are not significant,” he said.