Latest news with #SarangKulkarni
Hindustan Times
6 days ago
- Business
- Hindustan Times
Independence Day 2025: Bengaluru struggles to achieve freedom from flooding, traffic and unplanned urban growth
Bengaluru has transitioned from the Maharaja-era's carefully planned abundance to post-independence unplanned sprawl, aggravating floods, traffic congestion, and infrastructure stress. Early planners envisioned 'ring towns' and self-contained industrial hubs to manage growth and relieve pressure on the city. Instead, Bengaluru expanded haphazardly, overburdening its ecology and urban systems. Independence Day 2025: Bengaluru's shift from Maharaja-era planning to post-independence sprawl has worsened floods, and traffic. (Representational Image)(In Photo: Bengaluru flood in May 2025)(AFP) Urban experts note that post-independence planning largely focused on middle-class aspirations for individual plots and low-rise housing. Today, congested roads, recurring floods, and uncontrolled real estate growth highlight how inadequate planning has strained the city's infrastructure. They add that from the 1960s to the 1980s, Bengaluru's limited expansion allowed it to manage growth, but the software boom of the 1990s changed the landscape. Rapid, unregulated development outpaced infrastructure, leaving the city struggling to keep up. With Independence Day approaching, experts reflect that decades after gaining political freedom, Bengaluru has yet to achieve freedom from the consequences of unplanned urban growth. They question whether the city has built on the foresight of its early planners or replaced that vision with systems that limit, rather than support, its growth. Sarang Kulkarni, Managing Director of Descon Ventures, said that after Independence, large public sector companies such as ISRO, BEL, and HMT set up their establishments in Bengaluru. These had large campuses where people could both work and live. When the IT sector arrived, companies also created campuses, but this time, housing demand grew outside the workplace, and the need for transport increased. Previously, work and housing were part of the same campus. Also Read: 'Does the area flood?' Bengaluru homebuyers and investors now have fresh real estate worry 'With this shift, there was a requirement to create transport corridors, but the government neither had sufficient land parcels nor, more importantly, a master plan. As a result, roads began to appear haphazardly in response to demand. The only planned road network from that period that we see today is the Outer Ring Road; beyond that, most expansion was unplanned,' he said. 'In those days, people with army backgrounds and workers from the early companies settled in Bengaluru. Over time, layouts began forming in parts of the city because, while the industries were doing well, they could not accommodate everyone near their workplaces. Many people wanted plotted developments; this gradually translated into a real estate demand in the 1970s and 1980s, when the IT industry started looking at Bengaluru. After the 1990s, we saw major migration into the city, and this growth became exponential and largely unregulated,' Kulkarni said. Sandeep Anirudhan, Convenor of the Coalition for Water Security, points out that, 'From the 1960s till the 1980s, the city didn't expand much, so we survived. But the software boom changed everything, unregulated growth took over, and we never built the infrastructure to support it,' he said. Anirudhan notes that 'Pre-independence, we had stronger institutions that planned for the city to grow and thrive. Post-independence, especially in recent decades, we have allowed those systems to collapse. We've gone from building for abundance to manufacturing scarcity.' Also Read: Bengaluru floods: Was the city's Maharaja-era drainage system more effective and in sync with nature? Early real estate growth story of Bengaluru In her book The Promise of the Metropolis, historian Janaki Nair observes that post-independence planning increasingly catered to middle-class aspirations for individual plots and low-rise houses. Citing a study, Nair wrote, '88 per cent of dwelling units were on the ground floor… Bangalore is still an individual space-oriented and low-rise city' (p. 131). The 'ideal of a site' and a lingering 'nostalgia for the bungalow and the compound' shaped the planning imagination, a far cry from the integrated, capacity-focused layouts of the Maharaja's time. Even the city's expansion, Nair notes, defied its own Master Plan. 'The one common denominator in the spread of the city was the haphazard growth of the land used in spite of the City Master Plan… attributed to the multiplicity of jurisdictions involved in city development, and the uncoordinated and individual decisions of private developers' (p. 131). Nair's book showed that public housing provision was limited; 'the City Improvement Trust Board distributed about 64,656 sites between 1945 and 1976, and the BDA distributed about 63,062 sites between 1976 and 1988, and a total of 71,483 by 1991. The Karnataka Housing Board built 5506 houses in today's north Bengaluru's Yelahanka, and 15,000 on the outskirts. The Karnataka Slum Clearance Board had built 2125 houses up to 1989.'(p. 131) Also Read: Bengaluru Rains: Here's how proptech tools help homebuyers assess flood risks before investing in real estate Bengaluru's history of water management dates back centuries Harini Nagendra, professor of sustainability at Azim Premji University, noted that Bengaluru's history of water management dates back centuries. 'Even during the Chola period, people had begun creating tanks and waterbodies in small pockets for irrigation and other needs,' she said. Over time, successive rulers, from Kempe Gowda to Hyder Ali, Tipu Sultan, the Wodeyars, and later the British, expanded this network, constructing additional tanks as the population grew. This practice continued into the late 19th century, culminating in the creation of Sankey Tank in the 1890s. Anirudhan points out that 'Our ancestors built around 2,000 lakes, holding and recharging nearly 25 TMC of water into the aquifers, ensuring wells had ample water, when the city's population was just a few lakhs. If we hadn't destroyed those lakes and wetlands, it would have been sufficient for even today's 1.5 crore residents. They built for abundance. Now, we don't even plan, let alone build; and the decisions we take are reductionist and destructive,' he said.
Hindustan Times
20-05-2025
- Business
- Hindustan Times
'Does the area flood?' Bengaluru homebuyers and investors now have fresh real estate worry
Incessant rainfall has brought Bengaluru to a standstill, with torrential downpours causing widespread waterlogging and flooding across the city, including in some of its most upscale neighborhoods. The crisis has exposed deep infrastructural gaps and is forcing a shift in how homebuyers evaluate real estate. In Bengaluru's rapidly growing real estate market, homebuyers are shifting priorities. Instead of focusing only on amenities or a developer's reputation, many are now asking a more critical question: Does the area flood? Flood risk has become a key concern for investors, say real estate experts. 'The first thing buyers want to know today is whether the location is prone to flooding,' said Disha Mohan, a realtor at Coldwell Banker. 'In areas near lakes, particularly in Sarjapur and the eastern parts of the city, flooding has become a serious issue. Investors are definitely more cautious and discerning now.' Frequent waterlogging in high-demand localities like Sarjapur, Marathahalli, and Yemlur has made flood risk a decisive factor in home-buying decisions. Experts say even premium gated communities and luxury villas have been hit by rising water levels during the monsoon, prompting both investors and end-users to reassess where—and how—they invest in Bengaluru. 'Thinking of buying property in Bengaluru? Skip the brochures and sunny-day site visits,' said one resident. 'The real inspection begins when it rains—because that's when the truth shows up, and it doesn't lie.' Also Read: Bengaluru's flood crisis: Can the Greater Bengaluru Authority save the day? Despite being India's tech hub, experts argue that Bengaluru's worsening flood crisis stems from two long-standing issues: unchecked urbanisation and rampant real estate development. 'Bengaluru once had numerous lakes—now only around 80 remain,' said Sarang Kulkarni, Managing Director of Descon Ventures. 'Many of these lakes have been built over by developers. While it may seem feasible to fill in a lake and construct buildings, the natural contours of the land don't change. Water will still follow its original path, flooding roads and low-lying areas.' Built on undulating terrain, Bengaluru was shaped by a system of interconnected valleys radiating from a central ridge. The city's three major valleys—Hebbal (207 sq. km), Vrishabhavathi (165 sq. km), and Koramangala-Challaghatta (255 sq. km)—once served as natural drainage channels. However, unregulated construction has constricted these waterways, drastically reducing their capacity and increasing flood risk in vulnerable zones. Recent flooding in areas like Manyata Tech Park in the north and the eastern IT hub of Whitefield is a case in point. 'If you look at the current master plan, much of north Bengaluru is still classified as a green zone, with limited development permissions,' Kulkarni explained. 'But developers are acquiring large tracts of agricultural land and launching projects through Joint Venture Agreements. The problem is, these areas lack basic drainage infrastructure.' T.V. Ramachandra, a scientist at the Indian Institute of Science, echoed these concerns. He noted that over the past 45 years, Bengaluru has witnessed a 1,055% increase in built-up area, while losing 79% of its water bodies and 88% of its vegetation. Crucially, the natural connectivity between lakes—which once allowed excess water to flow and settle—has been lost. 'Infrastructure should come before development, not after,' said Kulkarni. 'But in Bengaluru, it's the reverse. We should take cues from cities like Amaravati, where infrastructure was laid out first before opening the area to companies and real estate developers.' As flooding becomes more frequent and severe, experts agree: without a fundamental shift in how the city grows, Bengaluru's infrastructure—and its residents—will continue to struggle. Frequent flooding in certain areas of Bengaluru has led to a noticeable dip in real estate demand, according to real estate brokers. Riyaz Ahmad, owner of Access Realtors, said demand has dropped by around 12–15% in several localities. 'We've seen around a 15% drop in interest along Mysuru Road and Kengeri due to recurring waterlogging. Even in once-hot zones like Hennur Road, which benefited from its proximity to the airport, buyers are more cautious. Their first question is: Does the area flood? That shift in mindset has led to a similar decline in demand.' 'Flooding is now a key concern for homebuyers, and it's visibly impacting demand,' said Manoj Agarwal, Director of Sales and Leasing at Agarwal Estates. Even Bengaluru's most exclusive pockets haven't been spared. On the city's so-called Billionaire Street, where prices hover around ₹25,000 per sq ft, appreciation has slowed noticeably due to persistent flooding issues. 'Flooding is something we've almost come to accept in Bengaluru—but it's not going away,' Agarwal said. 'It continues to affect areas like Marathahalli, Yemlur, and Billionaire Street. Property demand dipped, and resale activity stalled. Recovery has been slow, and even now, these properties haven't appreciated like those in other parts of the city.' Also Read: Bengaluru floods: IT hub resembles Venice as major tech parks and prime apartments flooded As Bengaluru continues to grapple with recurring floods, experts urge homebuyers—especially those investing in high-value properties—to factor flood risk into their decisions. 'Bengaluru is a cosmopolitan hub and the IT capital of India, but its infrastructure tells a different story,' said Kiran Jeevan in an interview with 'Once known as the 'City of Lakes,' the city is losing that identity to unchecked development.' Jeevan recently served a ₹50 lakh legal notice to the Bruhat Bengaluru Mahanagara Palike (BBMP) over the city's deteriorating road conditions. 'Flooded roads have become a persistent issue. It's shocking that a city of this stature still struggles with such basic infrastructure,' he said. With flooding becoming a recurring threat in Bengaluru, experts say homebuyers must take extra precautions before investing in residential projects. Due diligence is no longer just about builder reputation or amenities—understanding the land's history and regulatory compliance is now essential. Start by reviewing historical satellite images on Google Maps to identify signs of past water accumulation in and around the project site, said Kulkarni. 'Buyers should examine village maps to check for natural features like streams or water bodies within the survey numbers covering the project land,' said Kulkarni. 'If such features exist, developers are required to get approvals from the Revenue Department for any realignment or diversion.' Consult both current and proposed master plans to see if there are any planned roads, reservations, or zoning restrictions affecting the land, he said. Search local news archives for reports of past flooding in the area. This can offer a clear picture of the site's flood risk and how it's impacted nearby properties in previous years. Ensure the project is registered with RERA (Real Estate Regulatory Authority), which provides legal safeguards and ensures the developer complies with key regulatory norms, he said. Sneha Nandihal, convener of I Change Indiranagar—a collective of RWAs—emphasised the importance of flood awareness. 'Flooding should be at the top of every buyer's checklist in Bengaluru,' she said. 'This city is meant to drive our economy, yet its citizens are constantly let down by poor planning. I love my Indiranagar, but with the current state of things, I sometimes just want to escape to the wilderness.' Experts agree: in a city like Bengaluru, understanding flood risk isn't optional—it's critical.
Hindustan Times
20-05-2025
- General
- Hindustan Times
Greater Bengaluru Authority: A ray of hope or a setback as floods inundate the tech city?
Urban policy experts have offered mixed reactions to the formation of the Greater Bengaluru Authority (GBA), expressing both cautious optimism and concerns about its structure, governance, and potential impact on city planning and livability. The reactions come even as the city grapples with heavy flooding, with several areas submerged following torrential rains. Experts see the GBA's promise of better coordination among key government bodies, like the Bengaluru Development Authority (BDA), Bangalore Water Supply and Sewerage Board (BWSSB), and Bengaluru Metropolitan Transport Corporation (BMTC), as a positive step toward tackling the city's recurring waterlogging issues. Also Read: Bengaluru floods: IT hub resembles Venice as major tech parks and prime apartments flooded However, they caution that without addressing the fundamental problem of encroached and filled-in lakes, now reduced to around 80 from several hundred, Bengaluru's flooding crisis is unlikely to be resolved. Even if lake areas are developed locally, the natural water contours remain, causing water to follow its original path and flood low-lying areas. Experts stress that reclaiming natural water channels and ensuring proper drainage are essential for sustainable urban management. They say waterlogging is a persistent issue in Bengaluru, particularly in the rapidly expanding eastern areas like Whitefield and northern Bengaluru, where infrastructure development has not kept pace. "Stronger collaboration between agencies is crucial," said Vishwanath S., former Secretary-General of the International Rainwater Catchment Systems Association. "For instance, departments managing stormwater drains and lakes must work in tandem to ensure effective water management. Success hinges on the seamless coordination of various systems, which is essential to achieving tangible improvements on the ground." Urban experts argue that the issue is not merely administrative—it is fundamentally a structural problem. "Bengaluru used to have many major lakes, but now only about 80 remain. Most real estate developers have constructed these lakes. While at a local level, it's possible to fill in a lake area and develop it, the land contours remain unchanged. Water still follows its natural path, flooding roads and low-lying areas. How do we reclaim water channels and ensure proper drainage out of the city? Unless that's done, it's difficult to solve this problem," Sarang Kulkarni, MD of Descon Ventures, said. He emphasised the need for a comprehensive master plan that goes beyond land use to include long-term infrastructure goals. A coordinated approach is essential to ensure future-ready planning. Currently, Bengaluru lacks a fully functional, updated master plan. Previous efforts, such as the Revised Master Plan 2031, were ultimately abandoned in 2022. 'Whenever a new authority is established, there is often friction, and it takes time for all stakeholders to align,' Kulkarni said. 'Until the Greater Bengaluru Authority (GBA) stabilizes and is seen as a unified vision by everyone involved, progress will remain slow. That said, the government must ensure that as the city expands, infrastructure leads development, not the other way around, as we've seen in the east and north, where haphazard growth has led to frequent flooding.' Also Read: Greater Bengaluru Authority replaces BBMP as city's main civic agency: Here's what it means Srikanth Viswanathan, CEO of Janagraha, highlighted the Greater Bengaluru Authority's (GBA) potential to enhance urban planning and coordination among city agencies. He noted that if implemented effectively, the GBA could unlock under utilised land, promote densification, and optimise the metro network to reduce congestion and improve mobility. However, he cautioned that achieving these outcomes would require staffing the GBA with professionals skilled in transport planning. "Urban sprawl cannot be the solution. Controlled Floor Space Index (FSI), enhancing infrastructure and connectivity, and introducing differential development control regulations (DCR) are crucial," he said. Indian land prices are often irrationally high. Unless we integrate planning with mobility—especially last-mile connectivity—we will continue expanding the city in unsustainable ways." Differential Development Control Regulations (DCR) are zoning rules that vary within an area, enabling diverse development intensities and types in different zones. Sathya Sankaran, also known as the Bicycle Mayor of Bengaluru, said that dividing BBMP into smaller municipal corporations could make city governance more effective. He argued that these smaller units would be easier to manage, with the ability to generate their own revenue, seek development grants, and independently plan their spending. "Smaller cities are easier to govern, but they must have the autonomy to generate funds and make planning decisions independently." Sandeep Anirudhan, convenor of the Citizens' Agenda for Bengaluru, highlighted a key governance gap since the 74th Constitutional Amendment in 1993, which mandated that the city be managed with support from a Metropolitan Planning Committee (MPC). However, Anirudhan pointed out that despite being formally established, the MPC remains largely non-functional and critically under-resourced. 'There isn't a single transport planner within the MPC, nor has it produced a comprehensive master plan,' he said, underscoring the urgent need to build professional urban planning capacities. Satya Arikutharam, former Chief Technical Advisor to the Karnataka government and now an independent consultant, said, the GBA might dilute the role of agencies like the Bengaluru Metropolitan Land Transport Authority (BMLTA). 'Effective city planning must integrate land use and transport. Look at Whitefield's Sarjapur Road — it saw major development without any coordinated transport planning. BMLTA was supposed to fix this, but two years since the Act passed, implementation has been weak,' he said. He stressed the need for assessing the impact of ongoing real estate approvals, especially in peripheral areas where planning permission for large real estate projects is granted without adequate transport infrastructure. 'Real estate thrives on the perception of city expansion, but that should not come at the cost of sustainable development,' he said. Experts emphasise the need to empower smaller municipal corporations within the new governance framework Anirudhan pointed out that the new structure has diluted the role of municipal corporations. "Real autonomy for Bengaluru's smaller corporations can only be achieved when mayors are given genuine decision-making powers," he said. He also urged the state government to look into model laws, such as the Model Municipal Law 2003, proposed by the Ministry of Corporate Affairs, which advocates for decentralization and enhanced civic accountability.
