Urban and Regional Development Plan formulation and Implementation Guidelines, 2014 - IIA-IIB

 

Addendum to Urban and Regional Development Plan formulation and Implementation Guidelines, 2014 - Cooling Action Plan

 

UN Habitat's Strategic Plan 2026-2029

 

New Land Registry Rules 2025

 

The Department of Land Resources, Ministry of Rural Development, Government of India, has prepared a draft ‘The Registration Bill 2025’ to align it with a modern, online, paperless and citizen centric registration system. Once enacted, the Bill shall replace the pre-Constitution Registration Act, 1908.

The Registration Act, 1908 has served as a cornerstone of the document registration system in India for over a century. It provides a legal basis for the registration of documents affecting immovable property and other transactions. Over time, the role of registered documents has grown significantly in both public and private transactions, often forming the basis for financial, administrative, and legal decision-making. It is therefore essential that the process of registration is robust, reliable, and capable of adapting to evolving societal and technological developments.

In recent years, the growing use of technologies, evolving socio-economic practices, and increasing reliance on registered documents for due diligence, service delivery, and legal adjudication have underscored the need to create a forward-looking registration framework. Several states and union territories have already introduced innovations such as online document submission and digital identity verification under the existing 1908 Act. Further, it is equally important to clearly delineate the roles and responsibilities of registering officers, enabling them to uphold the integrity and reliability of the registration process in a manner consistent with applicable law. Building upon these advancements, there is now a need to provide a harmonized and enabling legislative framework to support secure, efficient, and citizen-centric registration practices across the country. The Registration Bill, 2025 has been designed to realize this vision.

In a historic move, India has repealed the 117-year-old Registration Act of 1908 and introduced Registry Rule 2025. This colonial-era law had long governed property registration but struggled to keep pace with modern needs. The new regulation brings a digital-first approach, aiming for transparency, efficiency, and secure ownership verification. Citizens and businesses alike are expected to benefit from faster, more reliable processes that reduce fraud and simplify property transactions.

Registry Rule 2025 reflects India’s growing focus on technology-driven governance. With urbanization rising and digital infrastructure expanding, the old manual system was increasingly inefficient. This reform is designed to modernize land ownership processes, empower citizens, and create a trustworthy record system that supports legal clarity and economic growth.

Why India Needed a Modern Land Registration System

The previous Registration Act relied heavily on paper documents, physical visits, and slow verification methods. This outdated system caused delays, lost documents, and frequent disputes over ownership. Citizens often faced bureaucratic hurdles and corruption, which led to uncertainty in property transactions. The need for a modern, tech-enabled system became increasingly urgent to keep up with India’s rapid development.

Urbanization and population growth put additional pressure on land records. A modern system can reduce fraud, streamline processes, and provide real-time ownership verification. By shifting to a digital framework, India can ensure fairness, faster service delivery, and easier access for buyers, sellers, and legal authorities, improving overall confidence in the property market.

Mandatory Aadhaar Verification in Property Transactions

Registry Rule 2025 requires all parties in a property transaction to undergo Aadhaar verification. This includes buyers, sellers, witnesses, and legal representatives. Linking property transactions to verified identities reduces the risk of impersonation and fraudulent registrations, making land ownership safer and more transparent. Real-time verification ensures that every property transfer is traceable and accountable.

Mandatory Aadhaar authentication also helps streamline record management and prevent duplicate registrations. By creating a single, reliable source of identity verification, the government aims to simplify legal processes while protecting citizens from common scams. This step marks a significant move toward digital security in property dealings.

Digital Signatures Replace Traditional Paper Processes

Under Registry Rule 2025, physical signatures are no longer valid for registering land. Instead, digital signatures, verified via Aadhaar or approved platforms, are mandatory. This shift allows property transactions to be completed remotely, eliminating the need to visit registrar offices physically. The reform not only saves time but also makes land registration more accessible for citizens in all regions.

Digital signatures enhance security by preventing forgery and ensuring that all documents are legally binding. This also reduces dependency on intermediaries, enabling buyers and sellers to complete transactions efficiently. The adoption of digital authentication represents a major step in India’s broader push toward e-governance and digital India initiatives.

Centralized Online Land Records Improve Transparency

Registry Rule 2025 mandates that all land records be stored in a centralized digital repository. Citizens can access property information, track applications, and request updates online. This system empowers landowners by giving them direct access to verified records, reducing reliance on middlemen or local officials. Transparency is expected to build trust in property transactions across the country.

By moving land records online, the government aims to simplify dispute resolution. With clear, accessible, and verifiable information, parties can resolve disagreements faster. Digital records also facilitate better planning for development projects, property taxation, and infrastructure management, benefiting both citizens and state authorities.

GIS Mapping Ensures Accurate Land Identification

Every parcel of land will now be mapped using Geographic Information System (GIS) technology. GIS ensures precise boundary identification and helps resolve disputes between neighboring landowners. It also supports government planning, infrastructure development, and accurate property taxation. By integrating mapping technology, Registry Rule 2025 aims to eliminate overlapping claims and land duplication issues.

GIS mapping makes ownership verification more reliable and provides visual records that can be accessed online. This technology reduces legal ambiguities and enables faster court processes for disputed properties. Ultimately, GIS integration will make land management more efficient, secure, and transparent for all stakeholders.

Phased Implementation Across Urban and Rural Areas

The rollout of Registry Rule 2025 will be phased, starting with urban and metro areas, followed by semi-urban and rural regions. The government plans to complete the transition within two years. During this period, legacy systems may continue, but new property registrations will prioritize the updated digital framework. This gradual approach allows citizens and authorities to adjust smoothly.

Phased implementation also enables states to strengthen digital infrastructure and train staff for online procedures. Urban regions with existing technology adoption will transition faster, while rural areas may need additional support. Careful planning ensures that citizens across India benefit from reliable, secure, and efficient land registration services.

Impact on Buyers and Property Investments

For property buyers, Registry Rule 2025 offers greater confidence and clarity. Digital verification ensures that ownership records are accurate and up-to-date, reducing the risk of purchasing disputed or encumbered land. Buyers can access complete ownership history online, making informed decisions easier. This transparency also builds trust between buyers and sellers, improving the overall property market.

The new system is likely to attract investors by minimizing risks associated with land transactions. Verified ownership, reduced disputes, and clear documentation make property investments safer. Developers and real estate professionals can plan projects with more certainty, supporting economic growth and boosting confidence in the sector.

Legal and Professional Adaptation in the Digital Era

Lawyers and property consultants must adapt to digital registration procedures, including Aadhaar verification, GIS mapping, and digital signatures. Professionals who embrace the new technology will be better positioned to advise clients and navigate legal processes efficiently. Training and skill development are critical to ensuring smooth adoption of the new system.

Digital processes also make it easier for legal experts to resolve disputes and maintain accurate records. Faster verification and centralized data access reduce litigation time and costs. Overall, Registry Rule 2025 encourages legal professionals to innovate and deliver more effective services to property owners.

Challenges and Public Concerns in Rural Adoption

Despite its benefits, Registry Rule 2025 faces challenges, especially in rural areas with limited internet connectivity. Citizens may struggle with digital portals and online registration processes. Concerns over Aadhaar integration and data privacy also require careful attention. The government has promised encrypted storage and strict access controls to protect sensitive information.

Building trust among rural populations is crucial for successful implementation. Awareness campaigns, digital literacy programs, and accessible support centers will be necessary to encourage adoption. Overcoming these challenges ensures equitable access to modern land registration for all citizens, regardless of location.

Technology as the Backbone of Land Registration Reform

Registry Rule 2025 relies heavily on digital infrastructure, including Aadhaar authentication, digital signatures, and GIS mapping. Robust technology ensures transparency, reduces fraud, and allows real-time access to ownership data. Continued investment in cybersecurity, connectivity, and user education will be key to the reform’s long-term success.

By leveraging technology, India is creating a more secure and efficient property registration system. Citizens benefit from reduced paperwork, faster approvals, and reliable records, while the government gains better planning tools and streamlined land governance. Technology integration is central to making land ownership safer, more liquid, and easier to manage.

Long-Term Economic Benefits of Registry Rule 2025

Transparent and verifiable land records will have significant economic benefits. Property transactions will be faster, disputes will decrease, and legal costs will drop. Easier access to secure land ownership can unlock credit, investment, and development opportunities, particularly in underserved areas. Overall economic activity in both urban and rural regions is expected to increase.

Registry Rule 2025 can enhance investor confidence, encourage formal property markets, and reduce risks associated with land ownership. By modernizing property records and ensuring reliable verification, India positions itself for sustainable growth and more equitable access to land-related resources for its citizens.

The New Land Registry Rules 2025 generate massive developments in the mode of property registration of India. The established rules imply some improvements in transparency along with further operational efficiency and easier access to the system for property deals. These regulations use digital technology to facilitate processes within the system and to protect the property owner rights for participants in registration activities.

Urbanization Trends in India

 

Urbanization in India - Trends:

lndia is on a clear upward trajectory of urbanization, with its urban population steadily increasing. According to projections by the Ministry of Health and Family Welfare for the period 2011—2036, urban India is expected to house 507 million people in 2ii25, accounting for 35.7% of the total population—up from 31% in 2011. By 2036, this figure is projected to rise to 600 million, comprising around 40% of the total population.

Key Urbanization Trends (2001—2011):

Emergence of New Urban Agglomerations: Eluting this period, 90 new urban agglomerations (UAs) emerged, indicating rapid urban expansion.

Growth of Million-Plus Cities: The number of cities with populations exceeding one million increased from 35 to 52, representing 42.3% of the total urban population.

Rise in Census Towns: There was a phenomenal increase of 2,530 new census towns, driven largely by economic growth and rural transformation. This trend has likely accelerated post-201 I due to ongoing infrastructure expansion and urban-centric development policies.

 

Challenges and Economic Implications:

Despite rapid urban growth, infrastructure and basic urban services have srtuggled to keep pace with the rising demands of population and businesses. This mismatch is hindering India's ability to fully leverage the economic potential of its urban areas.

A comparative analysis illustrates this gap clearly:

● East Asia and the Pacific region contributes 29% of global GDP with 32% of the global population-a GDP-to-population ratio of 0.91.

● In contrast, South Asia, with 14% of the global urban population, produces only 8% of global GDP—a significantly lower ratio of 0.57.

This disparity indicates that congestion effects and infrastructure bottlenecks in Indian cities are limiting productivity and economic returns, making urbanization a double-edged sword.

 

Current Institutional Landscape:

(i) Central Government Initiatives:

Encourage devolution of 18 functions (Schedule 12 of the Constitution) to ULBs. These fonctions include:

• Urban planning

• Water supply

• Public health

• Sanitation

• Urban forestry

• Slum improvement

• Fire services, etc.

 

(ii) State Government Initiatives (Observed Trends):

Functional Fragmentation:

Despite the call for devolution, many states have created parallel bodies, instead of empowering ULBs directly:

Ø  Boards and Corporations manage key services like:

• Water supply

• Sewerage and sanitation

• Often in mega-cities, these are outside the control of municipal bodies (e.g., Jai Boards, Sewerage Boards).

Ø  Urban Development Authorities (UDAs):

• Handle urban planning, land use regulation, building permissions.

• These often function independently of ULBs, reducing local planning authority.

Ø  State Nodal Agencies:

• Created for pooled procurement or project implementation, especially under central schemes like AMRUT or Smart Cities.

• Often act as intermediaries, again bypassing ULBs.

 

(iii) Mission Mode Implementation:

• Special Purpose Vehicles (SPVs) or Project Management Units (PMUs):

• Created for programs like Smart Cities Mission.

• Though efficient in project delivery, they often sideline ULBs in decision-making.

 

(iv) Oversight Mechanisms:

• Regional Commissioners or Additional District Magistrates:

• Provide supervisory control over urban settlements.

• This can dilute ULBs' autonomy, keeping power with district-level officers.

 

(v) Institutional Integration Attempts:

• Merging Rural and Urban Departments at the State level:

•This seeks to harmonize service delivery across rural-urban boundaries.

•Usefiil for managing peri-urban areas, but can create administrative confusion if not clearly delineated.

 

(vi) Single Operator for Water Suppiy:

• Entrusting water supply to a single district/city-level operator:

• Can enhance service quality, efficiency.

• But raises concerns about ULBs losing control over a critical local function.

 

Assessment:

While these initiatives aim to improve urban governance and service delivery, many of

• Reinforce centralized or state-level control.

• Bypass or weaken ULBs, contrary to the spirit of the 74th Amendment.

• Reduce accountability to elected local representatives.

 

Way Forward

• True devolution of the 18 functions must be backed by financial, functional, and administrative autonomy.

• Strengthen ULB capacity (technical, financial, human resources).

• Encourage convergence, not bypassing, of initiatives.

• Define clear roles for state-level bodies vs. ULBs.

• Create accountability mechanisms involving local elected officials.

Our City Plans

Sponge Cities - A Solution for Urban Flooding

·        

   The "sponge city" is an urban planning model designed to use "nature-based solutions" to distribute water better and improve drainage and storage. Sponge cities are a new approach to urban planning that emphasizes flood management and water conservation through the strategic use of green infrastructure. This concept is inspired by nature’s ability to absorb rainwater, mimicking a sponge. The term “sponge city” originated in China, it refers to “a new urban planning model in China that emphasizes flood management via strengthening green infrastructures instead of purely relying on drainage systems.”

The Concept of Sponge Cities:

The concept of sponge city has been introduced by Kongjian Yu, the Chinese landscape architect. The thinking is that one has to create structures that surround these rainwater systems and enable them to soak like a sponge. This approach is significantly different from the usual ‘grey infrastructure’ which uses pipes, drains and the concrete channels. However, sponge cities allow the natural water cycle procedures like natural retention basins, parks, wetlands, and green roofs, and permeable pavements.

Objectives of Sponge Cities:

Reduce urban flooding: 

By increasing infiltration and storage of rainwater, sponge cities aim to lessen the burden on traditional drainage systems, thereby reducing the risk of flooding during heavy rainfall events.

Reduce water scarcity: 

Captured rainwater can be stored and reused for non-potable purposes like irrigation or flushing toilets, reducing reliance on strained freshwater resources.

Mitigate urban heat island effect: 

Green infrastructure, like trees and parks, can help to cool urban environments by providing shade and evapotranspiration (the release of water vapor from plants).

Enhance ecological biodiversity: 

By creating green spaces and restoring natural waterways, sponge cities can provide habitat for various plant and animal species, promoting a more diverse urban ecosystem.

Promote sustainable water management: 

Sponge cities encourage a shift towards a more natural and sustainable approach to managing water resources within urban areas.

Importance of sponge cities in mitigating floods:

Rainwater Absorption and Retention: 

Sponge cities are designed to absorb and retain rainwater, reducing the volume of water that flows into drainage systems during heavy rainfall.

Example: Rooftop gardens, permeable pavements, and open green spaces are integrated into urban designs to allow rainwater to infiltrate into the ground.

Natural Water Storage: 

The concept involves creating natural storage areas, such as wetlands and ponds, to hold excess rainwater and prevent it from overwhelming drainage systems.

Example: The Tianjin Eco-City in China incorporates wetlands that function as water storage during heavy rains, reducing the risk of flooding.

Green Infrastructure: 

Vegetation and green infrastructure, like bioswales and urban forests, are critical components of sponge cities that help slow down and absorb rainwater.

Example: Singapore's Marina Barrage features a lush urban park that doubles as a water catchment area, preventing downstream flooding.

Improved Drainage Systems: 

Sponge cities often include enhanced drainage systems that manage water flow more efficiently and prevent localized flooding.

Example: The Sponge City Initiative in Wuhan, China, involves upgrading drainage networks and using sensors to monitor water levels in real time.

Improved water table: 

The use of permeable surfaces like permeable pavement and porous concrete allows rainwater to seep into the ground rather than pooling on surfaces.

Example: In Melbourne, Australia, the Water Sensitive Urban Design approach includes permeable pavement in parking lots, reducing surface runoff.

Flood plain Management: 

By creating and preserving natural floodplains, sponge cities provide space for water to spread out, reducing the risk of inundation.

Example: The Thames Barrier in London, UK, is a flood control structure that protects the city by preventing storm surges from entering the river Thames.

Climate Resilience: 

Sponge cities are designed to adapt to changing weather patterns, making them more resilient against increased rainfall due to climate change.

Example: Copenhagen, Denmark, has adopted a sponge city approach to address rising sea levels and heavy rainfall, incorporating green roofs and permeable surfaces.

Smart City

The term "smart city" often brings to mind tech-driven utopias, but it’s much more than just sensors and apps.

At its core, a smart city uses digital innovation to enhance the quality of life for all residents, making urban living more efficient, inclusive, resilient, and sustainable.

A real smart city therefore should:

 Integrate data-driven governance
 Enable participatory planning
 Enhance basic services like transport, water, and energy
 Foster climate resilience and reduce emissions
 Use tech to include, not exclude - especially in informal and underserved areas

 Smart doesn’t mean high-tech - it means people-centred planning, evidence-based decision-making, and climate-smart design.

Cities Crumbling Under a Flood of Irregularities

 

“Water finds its own level… only God knows the truth,” say the elders. When continuous rains lash the land, floodwaters naturally flow into nearby lakes, ponds, and other water bodies. These serve to meet the drinking and irrigation needs of local communities. They also play a crucial role in replenishing groundwater, reducing heat, and preserving biodiversity. But what happens when these lifelines of nature fall prey to land grabbers? If they disappear, won’t human life be thrown into chaos? Unfortunately, that is exactly what’s happening today in many of our so-called “concrete jungles.”

With rising temperatures and climate change, torrential downpours have become more frequent in recent years. As a result, densely populated Indian cities are finding themselves caught in the grip of floods. Roads overflow with rainwater, traffic comes to a standstill for kilometers, and residents are forced to suffer miserably. What can be done to prevent this? There must be proper drainage for rainwater, and above all, local water bodies must be protected like the apple of one’s eye. But who is really paying attention to that?

In recent years, the real estate sector has taken off dramatically. With urban migration increasing, every inch of land within city limits has turned into a golden asset. Consequently, the eyes of land sharks have fallen on lakes and ponds. Politicians — more interested in profit than in public welfare — are backing these encroachments, while corrupt officials, ever hungry for bribes, look the other way.

As a result, in places like Puppalaguda, Miyapur, and Moosapet in Hyderabad, massive buildings worth hundreds of crores have been built right on top of lakebeds. With the support of politicians and officials, illegal builders continue their activities without fear. The innocent buyers who purchase these houses later find their neighborhoods submerged during heavy rains.

According to the Union Ministry of Jal Shakti, as many as 38,000 water bodies across the country have been encroached upon — most of them in Uttar Pradesh, Tamil Nadu, Andhra Pradesh, and Telangana. The destruction of these lakes and ponds has not only damaged the local water systems but also wasted crores of rupees spent on infrastructure and worsened the urban environment, pushing cities further into a dark future.

Even middle-class and affluent residential areas — colonies and gated communities — are now facing flooding problems. The lack of proper drainage routes for rainwater is the main cause. Traditional flood channels and lake outlets that existed for hundreds of years have been encroached upon or filled in, leading to recurring floods.

Encroachments on water bodies and the rise of illegal constructions around them are the root causes of floods and waterlogging. Recognizing this, the Supreme Court and various High Courts have issued several judgments against such encroachments. Governments too have vowed to act strictly in this regard.

However, despite strong laws, implementation remains weak. The encroachments of lakes, ponds, and rivers are severely affecting the environment. Governments must enforce existing laws effectively and take stringent measures to eliminate illegal constructions and land grabs to protect the nation’s vital water resources.

Real Estate (Regulation and Development) Act (RERA)

The real estate sector is a crucial driver of economic growth in India, contributing significantly to GDP and employment. However, for many years, the sector was plagued by issues like project delays, lack of transparency, and disputes between buyers and developers. To address these issues, the Indian government introduced the Real Estate (Regulation and Development) Act, 2016, commonly known as RERA. 

What is RERA:

RERA, the Real Estate (Regulation and Development) Act, 2016, was enacted by the Indian Parliament to regulate the real estate sector and ensure the protection of home buyers while boosting investments in real estate. The Act mandates the establishment of a Real Estate Regulatory Authority in each state and union territory to oversee the sector and address grievances.

Objectives of RERA :

The primary objectives of the Real Estate Regulatory Authority are as follows:

• Customer Protection : RERA is focused on safeguarding the interests of homebuyers by ensuring fair practices, providing timely information, and resolving disputes between buyers and developers.

•  Promote Transparency: It aims to bring transparency to the real estate sector by mandating developers to disclose project details, including project timelines, legal approvals, and financial information, enabling buyers to make informed decisions.

• Standardization and Accountability: RERA sets guidelines and regulations for real estate developers, ensuring adherence to quality standards, construction norms, and timely completion of projects. It holds developers accountable for any deviations from the agreed-upon terms and conditions.

• Establishment of Regulatory Authority: It establishes a dedicated regulatory authority that acts as an independent body to oversee the real estate market, enforce regulations, and resolve disputes effectively and efficiently.

Functions of RERA:

The RERA Authority performs the following functions:

• Regulate and Register: This Authority has the jurisdiction to list and control real estate brokers as well as various real estate developments.
• Keeping and Disseminating Records: It must issue and keep project records available for public review.
•  Disclosures and Advertisements: RERA regulates the advertisements and promotional materials used by developers and agents to ensure that they provide accurate and truthful information to buyers, preventing misleading claims.
• Consumer Grievance Redressal: RERA establishes a mechanism for addressing consumer complaints and disputes. It provides a platform for buyers to file complaints against developers, and RERA facilitates their resolution through mediation or adjudication.
• Store Promoters Database:  It must retain a database of all projects containing proof as well as images of the promoters or enterprises whose licenses were canceled.
• Obligation Compliance: It is responsible for ensuring that all requirements imposed on builders, property allottees, and estate agents are met.
• Order Compliance: It must ensure that all of its rules and regulations are followed.
•  Keep Track of All Real Estate Agents: The RERA authority must keep track of all real estate agents. It also keep details and photos of agents whose licenses have been revoked or suspended.

Benefits of the RERA Act, 2016:

The RERA Act brought significant advantages to India's real estate sector:

• Statutory Regulation: It enforced statutory regulation on real estate projects, ensuring adherence to guidelines and timelines.

• Completion Assurance: Buyers gained assurance of project completion, reducing the risk of investing in delayed or abandoned projects.

• Statutory Obligations: Developers and buyers had statutory obligations, emphasising compliance with legal mandates.

• Access to Funds: RERA approval made projects more appealing to financial institutions, granting developers easier access to funds.

• Buyer Satisfaction: RERA-approved projects offered transparency, adhered to timelines, and complied with regulations, resulting in higher buyer satisfaction.

• Beneficial for All: The positive impact of RERA extended to developers, real estate agents, and buyers, benefiting the entire real estate ecosystem.

Key Points:

• 35 States/UTs have established Real Estate Regulatory Authorities.

• 29 States/UTs have set up Appellate Tribunals, while 27 have appointed Adjudicating Officers.

• 1,51,113 projects and 1,06,545 agents are registered under RERA.

• 1,47,383 complaints have been disposed of by Real Estate Regulatory Authorities nationwide.