TRANSFER OF KHATHA

TRANSFER OF KHATHA

 

Khatha can be got transferred from the Vendor’s name to the Purchaser’s name upon the Registration of Conveyance Deed by following the prescribed procedure. Applications for Khatha Transfer may be filed in Asst. Revenue Officer’s Office along with the documents mentioned in the Sarala Khatha Scheme Book. The Sarala Khatha Scheme Book gives all the details about the services of the Revenue Department, documents to be filed, fees to be paid, schedule of time for the services and also the rates for assessment of property tax under the self-assessment scheme. Documents to be enclosed to the application are the same as for new Khatha Registration along with up-to-date tax paid receipts. Purchaser of such property is liable to pay 2 percent of Stamp Duty as Khatha Transfer Fees.

Payment of Property Tax

Property tax can be paid in two annual installments. The property for the first half year will have to be paid within 60 days from the date of commencement of the assessment year. The second installment has to be paid within 60 days from the date of commencement of the second half of the assessment year. Payment of property tax beyond 60 days as mentioned above will attract penal interest.

R.T.C.

RTC means “Records of Right, Tenancy & Crops for inspection”. RTC relates to Khatha of agricultural properties and it is otherwise called as “Pahani”. It is a very important document for agricultural land. RTC is issued by the Village Accountant under Rules 40, 42, 58 & 70 of Karnataka Land Revenue Rules, 1966. RTC is a very important document to trace title of agricultural property. It contains the following details:

1.Survey Number,

2.Hissa Number/Sub Number,

3.Total extent of Land & Kharab Land,

4.Revenue Details,

5.Kind of Soil,

6.Patta,

7.No: of Trees,

8.Total extension cultivated through irrigation,

9.Owner of possession in the land (column),

10.Kind of possession,

11.Other Rights & Miscellaneous,

12.Cultivation & tenancy details &

13.Use of land & kinds of crops.

RTC column serial Nos. 12 & 13 contain total 16 sub columns. It shows cultivator of the land, year and tenancy details, kind of crops, details of water of growth of crops, details of water resources, average production of crops/acre and other details.

Mutation Extract

Mutation is understood in the Revenue Department as a Transfer of Right. Mutation is made by the Village Accountant in the Register of Mutation. Mutation is issued in Form No: 11 under Rule 46 of Karnataka Land Revenue Rules, 1966. It contains 7 columns as detailed below:

1.Sl. No. shows mutation no: and year,

2.No. of reference to preliminary record or Taluk Office or Sub-Registrar or other Office,

3.Nature of Rights,

4.Survey no: and sub-division of details,

5.Order details to the enquiry Officers,

6.Date of entry in the Preliminary Record or Record of Right &

7.Date of issue of notice to the concerned parties.

Village Panchayath Khatha Form No: 9

The Gram Panchayath will issue Khatha in Form No: 9 under Rule 35 of Karnataka Panchayath Raj Rule, 1995. It contains the following details:

1.Property no and details,

2.Owner of the land and

3.Total extent of the property with boundaries and annual tax.

Form No: 10

It is a demand register of assessment of the annual year. The Gram Panchayath will issue Form No. 10 under Rule 35 of Karnataka Panchayath Raj Rule, 1995. It contains the following details:

1.Property no:

2.Owner’s name and tax fixation for the assessment year &

3.The details of the tax (i.e., sanitary, education, health, library, property tax, electricity tax and water tax).

4.Instead of Form 9 & Form 10, Form 1 & Form No: 12 are now issued which contain similar details in respect of properties situated in the Village Panchayath area.

5.It is advisable that for peaceful possession and enjoyment of your property with an absolute, clear and marketable title, you have to get the Khatha transferred in your name immediately upon purchase.

Environment Friendly Systems

Environment Friendly Systems

The industry is now replete with eco-friendly catch phrases like carbon credits, green buildings and energy efficiency. The latest technology is now being harnessed to meet these demands by companies in the business of temperature regulation and ventilation.

That using an efficient, environment-friendly system is in keeping with business sense is what companies are becoming aware of. Retailers in Europe and the US spend 2% of their proceeds on only electricity and now all are demanding that the figure comes down. Retailers in India too are beginning to realize the importance of such matters and how they affect profit margins.

There are always innovations for energy efficiency. For example, Sanyo possesses an eco-store management system for regulating the load on air-conditioning, refrigeration and lighting. In China and Japan this system has been seen to have a 10% to 40% reduction in load. They have introduced the system in Reliance Hyper Martin Jamnagar.

The same company also possesses air-conditioning systems running on CNG and LPG rather than electricity which will become a popular technology because of the frequent power cuts in India. Commercial establishments are lured by carbon credits. They're willing to invest once they can see business sense in it. Before the awareness and availability of environment-friendly products reaches the public it will take time but young educated middle class Indians in particular are now becoming aware of it.

A common sight in the consumer durables space is the Bureau of Indian standards (BIS), that has star ratings for energy efficiency. There is however, no legislation for commercial spaces as yet. In countries abroad even a certificate for cleaning of an air-conditioner duct has to be compulsorily shown to the health department. As we are going through a construction boom now it would be the ideal time for the government to bring in legislation in this matter.

In the area of emission control existing refrigerants such as R22 are being done away with by companies as they are ozone depleting and variants that do not affect ozone such as R410 and R404 are being brought in. Some are changing to carbon dioxide technology that eliminates heat but does not affect ozone levels.

Only the IT/ITeS, biotechnology, telecom, hospitality and retail sectors seem to have awareness and sensitivity in this matter. The HVAC equipment in a commercial space uses as much as 55% of the energy bill. There is much scope for improvement and innovation.

The proper usage and maintenance of equipment is as important as the installation and companies often do not realize this and go from green to grey. All departments are involved in the planning of a green building from the architect to the mechanical engineer to the electrical department. They must collaborate and work to utilize materials and equipment in the best way.

PURCHASE OF PROPERTY BY NON RESIDENT INDIANS

Advocate Selvakumar | property advocates in Bangalore | advocates in Bangalore

Many Indians are moving out to other countries in search of jobs and returning back only after retirement. Nevertheless, their desire to own a house in their motherland never dies, which, no doubt, is an asset, but is also source of revenue for the Government.

Acquisition and transfer of immovable property in India by Non-Resident Indians (NRIs) and persons of Indian Origin (PIO) are regulated by certain legislations, which envisages certain terms and conditions, as discussed below:

FERA and FEMA

The earliest law regulating transactions involving acquisition and transfer of the immovableproperties by NRIs and PIO is the Foreign Exchange Regulation Act 1973 (FERA) and the same has been now replaced by Foreign Exchange Management Act, 1999 (Act 42 of 1999) (FEMA), which came into force from 1-6-2000. FEMA has authorized the Reserve Bank of India to form guidelines with regard to acquisition of immovable property by NRIs and PIO.

The following are the explanation given to the frequently used terminologies and certain mandatory pre-requisites before acquiring or transferring the property by NRIs or PIOs, which does not require prior permission of RBI.

Non-Resident Indians:

FEMA defines a NRI as a person not residing in India. This category includes:

1.                     Indian citizens who reside outside for employment, carrying on any business, vocation or any other purpose indicating definite period of stay outside India.

2.                     Indian citizens employed abroad with foreign government, international agencies like UNO, IMF, World Bank etc.

3.                     Employees of Central and State Governments deputed abroad on temporary assignments or posted to their offices. This includes Indian diplomatic missions.

An Indian citizen who goes abroad on a student visa and takes up appointment after the completion of studies will be regarded as a person residing outside India only after taking up a job abroad. Non-Resident Indians are not regarded as residents in India for holidays, business, etc. Persons residing in India means a person residing in India for more than one hundred and eighty two days during the previous financial year, but does not include the persons above.

PIOs

A PIO means a person residing outside India, holding an Indian passport, whose father or grandfather was an Indian citizen by virtue of the Constitution of India or the Citizenship Act, 1955. However, the citizens of Pakistan, Bangladesh, Sri Lanka, Afghanistan, China, Iran, Nepal and Bhutan do not fall under this category.

Acquisition / Transfer of Immovable Property by a NRI

 NRIs can acquire or transfer any immovable property in India except an agricultural land, plantation property and farmhouse. However, they can transfer the same to an Indian Citizen residing in India.

Acquisition and Transfer of immovable property by PIO

Following are the permissible norms for a PIO.

PIO may purchase any immovable property except agricultural land, farmhouse and plantation property provided the funds are met out of the funds received in India by inward remittances from outside India or from the funds held in non-resident account, complying with provisions of Act and guidelines of RBI. PIO may accept any immovable property by way of gift from a person resident in India or from NIR or a PIO, except agricultural land, farmhouse and plantation property.

There is no bar on inheritance of any immovable property from person resident outside India, provided that person has acquired the property in conformity with the regulations in force at that time or had acquired such property from a person resident in India. He may also transfer residential or commercial property in India by way of gift to a person resident in India or to a person resident outside India who is a citizen of India or to a person of Indian Origin resident outside India.

Repatriation of Sale Proceeds

Prior permission of the RBI is required to repatriate the sale proceeds of immovable property outside India, by a NRI, or his successor. The authorized dealer is permitted to allow repatriation of the sale proceeds of immovable property in India, outside India except agricultural, plantation property or farmhouse to a NRI or to a PIO on following conditions:

1.                  The acquisition of the immovable property by the seller is in compliance          with the law and regulations in force.

2.                  The property is sold after three years from the date of acquisition or from the date of payment of final installment of sale price, whichever is    later.

3.                  The amount to be repatriated does not exceed the amount paid for acquisition in foreign exchange received through normal banking channels or funds held in foreign currency Non-Resident account or equivalent to foreign currency on the date of payment if acquired through      Non-Resident external account.

4.                  If the sale proceeds are from the residential property, repatriation should        not be more than two properties.

5.                  Authorized Dealers may allow to NRIs/PIOs the facility of repatriation of      funds out of balances held in their Non-Resident Rupee (NRO) Accounts,             subject to production of an undertaking by the remitter and a certificate             by a Chartered Accountant in the formats prescribed by the Central Board      of Direct Taxes (CBDT) (enclosed to A.P. (DIR Series) Circular No.56      dated November 26, 2002).

Prohibition on acquisition or transfer of immovable property in India

There is a complete prohibition against acquisition or transfer of immovable property in India by the citizens of Pakistan, Bangladesh, Sri Lanka, Afghanistan, China, Nepal and Bhutan without the prior permission of the RBI. However, they may acquire or transfer immovable property on lease, which should not be beyond five years.

Acquisition of Immovable Property for permitted activities

Reserve Bank of India has accorded permission to the NRIs to acquire immovable property in India, for the purpose of carrying on business or other activities in India on the following conditions:

1.      The purpose is to open a branch or other place of business.

2.      The business or activity is established in India as per the Foreign Exchange Management (Establishment in India of Branch or Offices or other place of business) Regulation, 2000.

3.      The office is not a liaison Office.

4.      There is a need to acquire immovable property to carry on the activity.

5.      There is strict compliance of all applicable laws, rules, regulations and direction in force.

6.      The person files Form No. II within ninety days from the date of such acquisition.

7.      The immovable property acquired can be transferred by way of mortgage to an authorized dealer as security for any amount borrowed.

Housing loan in rupees to a Non-Resident:

NRI or a PIO is eligible for a housing loan to acquire residential accommodation in India subject to the following conditions:

1.                  Loan to be availed from an authorized dealer or a Housing Finance Institution approved by the National Housing Bank.

2.                  Amount of loan, margin to be met and repayment period will be as applicable to a person residing in India.

3.                  The loan proceeds are not allowed to be credited to Non-Residential External (NRE) / Foreign Currency Non-Resident (FCNR) / Non-Resident non-repatriable account of the borrower.

4.                  Loan should be fully secured. The acquired property will; have to be given as security by equitable mortgage. If needed, other assets of the borrower will have to be given by way of lien.

5.                  The repayment of loan, interest and other charges shall be by the borrower out of remittances outside India through normal banking channels. This may be from the funds of the borrower in his Non-Resident External (NRE) / Foreign Currency Non-Resident (FCNR) Non-Resident Non-repatriable (NRNR)/Non-Resident-Ordinary (NRO) / Non-Residential Special Rupee (NRSR) account in India. The rental income of the property acquired may also be used for repayment.

6.                  The interest charged to the loan shall be in conformity with the RBI, National Housing Bank directives.

Investment in Local Funds

Reserve Bank of India grants permission to foreign citizens of Indian origin to invest in local funds in real estate on submission of necessary applications provided such investments are for bonafide use of residence.

If the property is not immediately required for residential purpose, the same may be leased out and the lease amount is repatriable.

Foreign Citizens residing in India are allowed to purchase one property for their bonafide residential purpose out of their Rupee funds.

Investment by non-Indian origin Foreign Citizens

Foreign national of non-Indian origin may purchase immovable properties in India for their residential purpose out of fresh remittance of foreign exchange through normal banking channels, with prior approval of Reserve Bank of India. The income out of investment is not repatriable. If any member of a Partnership Firm, Trust, Association or Club is a Foreign Citizen the prior permission of RBI is necessary for purchase of sale.

Foreign Companies / Banks

Any foreign company other than Banking Companies are permitted to acquire / hold immovableproperties if they are needed for their business. They have to declare such acquisition to the RBI.

Foreign Companies who have only liaison office in India can also invest in acquisition out of fresh remittance.

Foreign Embassies/ Diplomats/ Consulate Generals

Foreign Embassy/ Diplomat/ Consulate General have been allowed to purchase/ Sell immovable property in India other than agricultural land/ Plantation property/ Farm house provided (i) Clearance from Government of India, Ministry of External Affairs is obtained for such purchase/ sale, and (ii) the consideration for acquisition of immovable property in India is paid out of funds remitted from abroad through banking channel.

In compliance with the mandatory conditions envisaged in the act discussed above, it is also important and advisable to invest in the property free from any legal hassles, which could validly and legally convey the ownership over the immovableproperty.

onus on Transarent rules

Advocate S Selvakumar | Advocate at Koramangala | Advocate at HSR

            Sri. M.P. Prakash, Minister for Revenue and Parliamentary Affairs, revealed his future plans for Centralized Registration and better infrastructure facilities at sub-registries. Following are the excerpts.

•        What are the departments that earn more revenue for the State?

          Excise, Stamp duty and Registration, Commercial Taxes, and Road Transport earn main revenue for the state.

•        Guideline value for Registration of the Properties is high in Karnataka Stamp Duty and Market Value. Due to high value people will adopt various means to avoid Stamp Duty. If the guidance Values are reasonable, Government will get more revenue, because of increase in numbers of registrations. Do you have any proposals for it?

          The previous government had notified the formation of committee for guidance value during the year 2003 that is on 18/8/2003, this was published in the Karnataka Gazette. The committee had non-official members also representing various sectors like Apartment Owner’s Association, Developers Association, Builder’s Association and people connected with social work. The previous committees had only official members. The committee had 8 sittings. Committee noted that subsequent to the guidance value fixed during July 2002 there was recession for some time and then there was boom. There was overlapping of rural area of the Bangalore and also urban Conglomeration. In such cases the committee has fixed the medium rate. The one important work of the committee is the fixation of guidance value for the flats taking into con-side ration the floor area ratio.

          The guidance values have been fixed after considering many facets. The objections were heard and reliefs were given where the objections are reasonable and justified. The guidance value arrived by the committee is reasonable and has relevance to the market value.

•        The Department of Stamps and Registration earns maximum revenue for the government. But infrastructure in these offices is not even minimum. How do you propose to remedy this?

          I do agree with these things but unfortunately Revenue is one department, which is the last to be considered for provision for infrastructure, because of so many constraints, so many compulsions and priorities.

          Now I am thinking very seriously, as this is one of the most important revenue earning departments. I have got two proposals. One proposal I am seriously considering is to create some more sub registrar offices in order to avoid crowding. About providing the infrastructure facilities, I have been told that many of these offices are situated in private buildings. When we are giving so much of rent, there are two alternatives, one is to ask the owner of the building to provide extra facilities, like sitting for the people who come for registration and other works. For this purposes the owner has to provide extra area so that the people could wait with dignity. People should not be allowed to loiter around. And offices should also be provided with other facilities like toilets, restaurants, etc. I haven’t gone to each of the premises where the buildings are occupied.

          If there is space I will immediately take up these with the owners. If it is government owned building then my priority is to see that the things are done. If it is not possible then we may have to look for alternative suitable place. This is the second alternative, third alternative is I am thinking, wherever government land is available, wherever it is possible, I will certainly see that the money is allocated this year and more infrastructure facilities are provided.

          At the same time, there are certain things, inspite of providing facilities, our people are simply impatient; they want things, to be done immediately, as quickly as possible. This has given rise to the corruption. It is really impossible for any one to register about 5000-3000-1000-500 registrations per day. Naturally, they tend to say, you come afterwards. In order to oblige, employees at sub-registrar office sit and work till late in the night, for certain benefits. This has given rise to corruption. We will provide certain infrastructure as well have some more sub-registrar offices to bring down the rate of corruption immediately.

•        Earlier there was a proposal that registration may be done in any of the registering offices, which will be interlinked. When will this be implemented?

          I will certainly talk to my IGR and Secretary and see that any innovative inputs and suggestions that we get in order to bring down the corruption in the department and to give better facilities will be implemented as soon as possible. I will consider centralised Registration office to reduce the inconvenience to the public. I am open to all suggestions.

•        Karnataka Land Reforms Act and Revenue rules are outdated. Do you have any proposal to update this?

          There are many aspects for which Pros and Cons will be there. The previous Janata Dal government included Section No 109 in Karnataka Land Reforms Act, under which the people who are not entitled to hold agricultural lands are eligible to take agricultural lands for the purpose of industrial development, education, place of worship, housing projects, horticulture and floriculture subject to certain conditions and limitations. Exemptions can be given there is need.

          Law is nothing but commonsense. When commonsense dictates certain rules required needs change such things have to be implemented.

          Too much of liberty in this field is not good. The farmers should not be allowed to sell the lands, hence certain restrictions. Many of the farmers are not equipped with education, culture, and samskara to take any other avocation other than agriculture. If the farmer looses the agriculture land, others will be robbing his life.

•        The procedure for conversion of land by Deputy Commissioner is cumbersome. It needs to be simplified. What is your opinion?

          Perfect. In the districts of Bangalore within 18 kms vicinity, the offices are well equipped. There is a deputy commissioner.. If there are any suggestions to simplification of it, I will certainly look into it and the special deputy commissioner has been empowered to look into this matter I think 2 or 3 things will have to be done, in order to prevent certain indiscriminate conversions and other things. A proposal has to come to the government then there will be too many hierarchies. There will be a delayed matter, but there will be a change. It will be a preventive action, which will drop corruption.

•        The conversion of land is not reflected in RTC, which misguides the people why not it be made mandatory?

          I totally agree with you many a times. The rule says within 30 days it has to be done. Whenever there is a registration the information has to be given to the concerned Taluk office. The people who want to buy, or whosoever is entitled to, that particular property should have a pakka and full proof documents. So they have to make necessary changes as and when it is converted. Supposed if it is converted, they will have to say, yes it has been converted for residential / industrial / or any other. As it is it has to be done. Unfortunately it is not happening to an extent, which we decided. However hereafter I am going to improve the system. I will go on periodical checks. I will also make supervisory officers of the hierarchy to be responsible and pay attention to this where they are not dispersing of the cases.

•        Why not the department make it mandatory to mention the zonal regulation in RTC to avoid misuse of land?

            Why don’t come up with certain suggestions which leads to certain amendments to the law and where the administrative reforms was to be done at various levels, I will attend to it and see that changes are done wherever it is necessary. Any useful suggestion who ever is giving we will readily consider the same.

NO ZONAL REGULATIONS WITHOUT ACQUIRING THE PROPERTY

Advocate Selvakumar | property advocates in Bangalore | property lawyer Bangalore

Being one of the fastest growing cities, Bangalore is experiencing a steady increase in the population, the main reason being that the rapid growth of Information Technology, which has earned the titles of “IT Hub of Asia” and “Silicon Valley of India”. With the view to implement schemes for regulating  growth in the field of environmental exigencies, several legislations have been passed in different states, and one such act passed by the Karnataka Government is Town and Country Planning Act 1961. The role of the Planning Authority constituted under the said act is to implement schemes relating to public utility places, for developing the city in the planned manner, which includes public parks, Educational Institutions, etc.

The BDA is playing a vital role initiating step towards planning for development in Bangalore and accordingly prepared Comprehensive Development Plan (CDP) as per the Karnataka Town and Country Planning Act, 1961. The motto behind the implementation of such development plan is to develop the existing urbanized areas and   extension of the already developed areas, which will avoid new developments in distant outskirts that lacks infrastructure and transporting. Added to this, CDP also aims at creating flexible land use zone, to strengthen and respond to the realistic regulations and finally to safeguard public interest also.

  

Supreme Court Judgement:

In the field of such Development Plans being implemented in various states, the recent Supreme Court, in its judgement in Raju.S.Jethmalani and others Vs State of Maharashtra and others, has envisaged certain mandatory procedures to be followed by the competent authority before initiating any action pertaining to the proposed Development Plan. However, the judgement mentioned above  in particular pertains to Development Plan undertaken by the Government of Maharastra under Maharastra Regional and Town Planning Act 1966.

Welfare of the Public:

The Latin Maxim “Salus Populi est Suprema lex”  which means  the welfare of  the public is the Supreme law, this is one of the well known law which deals with the public interest , to this maxim all other maxims of public policy must yield for the object  that  “ all laws are  to promote the general well being of Society”. In other words “regard for the public welfare is the highest law”.   “Necesstas Non Habet Legem which means necessity has no law is the another  maxim that has been relied upon by the in the judgement delivered, which has been discussed in detail below.

Brief facts of the case referred to above are as follows:

Raju.S.Jethmalani and others V/S. State of Maharashtra and others (Order dated 5/5/2005)

On 18th of September 1982 draft development plan was prepared under Bombay Town Planning Act 1954 and Section 26(1) and 37 of the Maharashtra Regional and Town Planning Act 1966, for developing parks and Plot No. 437 and 438, measuring 2.00 Acres and 1.5 Acres was earmarked for the purpose of developing a park and was proposed to be named “Salisbury Garden”. The said plan was finalized and sanctioned on 5/1/1987.

The present controversy centers around the acquisition of the Plot No.438. In this regard, the Government issued notification, inviting objections and the Present owners submitted their objections for de-reserving the same. However, the proposal was initiated by  the Maharashtra Government for de-reservation of the plot earmarked for development of the park, due to paucity of funds for acquiring the same and the impugned notification was challenged by a Public Interest Litigation.

The High Court suggested for a settlement that instead of quashing the impugned notification, the implementation of the said notification can be deferred for the period of two years and if the same could not be carried out within the time specified, then the notification shall be set aside. However, while delivering this judgement, burden was laid on the owners of the plot No.437 to provide necessary area, approximate in size, suitable for the purpose of garden and park as envisaged in the Development Plan. The said order was not challenged by the Owners and after the expiry of two years, the impugned notification became operative and direction was issued to the concerned authority to proceed accordingly. After such passing of the said order, an application was filed before the High Court, seeking clarification and the same was also dismissed. Aggrieved by both the orders, the Owners preferred Special Leave Petitions before the Hon’ble Supreme Court.

The Hon’ble Supreme Court held that though the Legislation does not prohibit any Authority from acquiring land belonging to any private person for implementing the Development Plan to provide amenities to the residents of the area, such land cannot be earmarked for development plan without acquiring the land, without which the right of the Owner to use his land for residential purpose will be deprived. In the present case, the said plot was earmarked for the purpose of developing a garden under its development plan of 1966, but no effort was made by the Municipal Corporation or the Government to acquire this Plot for the purpose for which it was proposed to be acquired.

However, suggestion was made to the parties to the PIL asking them to explore the sources for mustering funds for acquiring the plot, which is the subject matter of the litigation and since parties confessed their inability for the same, the Hon’ble Supreme Court passed the order giving six months time to the residents if they can raise funds for acquisition of the land by the Government and if the same could not be done within the specified period, then the Appellants/Owners can utilize the land for the residential/other purpose in accordance with law. In View of the above discussion, the appeals were allowed

The principles laid down by the Hon’ble Supreme Court is that though the Legislation does not prohibit any Authority from acquiring land belonging to any private person for implementing the Development Plan to provide amenities to the residents of the area. In case of such land being earmarked for  development plan, then such Authority should first acquire such land, by following all the procedure envisaged under Law, without which the right of the Owner to use his land for residential purpose will be deprived.

C.D.P. in Bangalore:

In regard to the CDP being implemented by Bangalore Development Authority, the same principles are required to be followed. However, no final notification has been passed by the Government for  giving legal sanction for  CDP, which has led to lot of chaos among the public and impediments in its implementation by the competent authority. keeping in view the Supreme Court decision discussed above, anybody aggrieved by the act of such authority pertaining to their property being acquired for development plan can challenge the same in the Court of Law and the decision passed in this regard is binding on the Competent Authority.

WATER MANAGEMENT IN SINGAPORE

WATER MANAGEMENT IN SINGAPORE

AS Singapore is an island country, it has rather limited water resources amongest other resources. It is a nation that is 'stressed for water' as its population of 3.80 million occupies 699 square kilometers. Its water availability amounts to less than 1,000 cubic meters per person every year.

Its only internal resource of fresh water comes from its average rainfall of 2400 mm per year. Its neighbor Malaysia provides 40 percent of its water requirements. India's urban areas can learn a lesson from the way Singapore handles its water needs.

It has what it calls '4 taps water strategy' which forms the key to its management of water. These consist of its own catchments management and water harvesting in reservoirs, importing water from Johore, Malaysia, desalination plants to provide water and recycling of waste water by its new and motivated NEW water plants.

The first of the taps consists of harvesting rainwater that falls on its land and storing it in reservoirs. Almost 60 percent of the country is now a catchment for its own water reservoirs. Earlier most of the rainwater used to flow into the sea, whereas now it is channelised for collection in 14 reservoirs that are separated from sea water, treated and sent back to the city. Earlier storm water channels were only concrete drains made to flush out the downpour, they are now being given ecological treatment to foster softer landscapes, flora and fauna to enhance the biological tendency that natural rivers possess in comparison to concrete drains.

Beginning with the Singapore and Kalang rivers, all the 32 rivers, 7000 km of canals and drains will slowly be ecologically restored. They aim to make it possible for fish to return to these rivers. Seventeen reservoirs will be in place and 70 percent of the city will form the catchment for these reservoirs by the end of 2009.

Water bought from Malaysia comprises the second tap which forms 40 percent of its requirement at present. In the 1960s two agreements for purchased water were signed and have led to arguments at times but despite all the strains Malaysia has never ceased to supply water to Singapore.

In 2011 one of the agreements will come up to be renewed and the other wi II come up in 2061. As a diplomatic measure and for good relations Singapore will continue sourcing water from Malaysia.

Recycled sewage water called NEW water comprises the third tap. Each day three waste water recycling plants recycle almost 90 million litres. This water is returned to the freshwater reservoirs, further treated and supplied back to the city for all its needs. Before treated waste water is sent to reservoirs it is subjected to a further three-step process of membrane-based ultra filtration, reverse osmosis and ultraviolet treatment.

Nearly 20,000 tests have been carried out before the water was declared suitable for onsumption.

This water is slowly being integrated into the city's water needs through at first for non-potable use and also through blending with reservoirs for potable use. In supermarkets bottled NEWater is available for consumers to let them know of its safety and good taste. Desalination is the fourth tap.

In 2005 the first desalination plant was specially made having a capacity to produce 136 million litres of desalinated water per day that is about 10 per cent of water needs. Desalination will provide 400 million litres of water per day by 2011 or approximately 30 per cent of Singapore's water need.

As Singapore has a water demand of around 1,400 million litres daily and its natural resources are limited, it has concentrated on multiple sourcing of water that includes rainwater harvesting, purchasing water, recycling treated sewage water and desalination. By means of proper water tariff the demand for water per capita is held at 163 litres per person each day.

The sewage network is connected with every household and wastewater is treated for potable use. It is now moving towards increased self-sufficiency and has an ecological and technological approach towards management of water.

India needs to have a vision of self-sufficiency in the future times as urban areas will require political skill to manage water, a professional approach for technological choices and an ecologically sound approach to rivers, streams, lakes and ground water for keeping up water quality. This is the only way to make water available for all.