Greater Bengaluru Governance Act: Key Highlights (2024–2025)

The Greater Bengaluru Governance Act, 2024 (GBGA) marks a fundamental restructuring of urban governance in Bengaluru, bringing in a decentralised model of municipal administration. Effective 15 May 2025, the Act abolishes the erstwhile Bruhat Bengaluru Mahanagara Palike (BBMP) and creates a multi‐tier framework with stronger supervisory oversight and clearer functional roles.

Structural Overhaul and Administrative Units:

• Dissolution of BBMP: The BBMP, along with 15 town bodies, five city municipal councils, and several adjoining gram panchayats, has been dissolved. These are reorganised under the Greater Bengaluru Authority (GBA).
• Creation of Municipal Corporations: Bengaluru now consists of five municipal corporations—Central, North, East, West, and South. Each corporation is further divided into two zones (ten in total), with an increase in the number of wards from 70 to 150.
• Supervisory Authority: The GBA operates at a metropolitan level. It is chaired by the Chief Minister and co‐chaired by the Deputy Chief Minister. The GBA oversees planning, infrastructure, civic amenities, public health, and inter‐corporation coordination.

Key Regulatory Provisions on Khata and Land Use:

• Khata Regulations: The GBGA formalises the distinction between A- and B-Khata properties. Any property constructed after 30 September 2024 will no longer be eligible for B-Khata. Vacant land approved and converted under the Karnataka Town & Country Planning (KTCP) Act may be declared as a layout or single plot, making it eligible for A-Khata.
• Private Roads: Private roads connecting vacant lands may be declared as public roads under Section 212 of the GBGA. Land conversion and development require approvals under Sections 15 and 17 of the KTCP Act, including building plan, commencement, and occupancy certificates.

Amendments and Municipal Autonomy:

• Amendment Bill, 2025: To address concerns raised by civic bodies, the Act was amended in 2025. The amendment clarifies that the GBA will not interfere with the day-to-day functioning of municipal corporations, thereby safeguarding their autonomy under the 74th Constitutional Amendment. Municipal powers relating to taxation, reservations, and elections remain intact.
• Ward Delimitation and Elections: A Delimitation Commission has been appointed, with final notifications expected by 1 November 2025. The State Election Commission (SEC) will then finalise electoral rolls, paving the way for elections to the new corporations.

Implications and Challenges:

The GBGA aims to strengthen urban governance through decentralisation, improved service delivery, and streamlined infrastructure development. Splitting the city into multiple corporations is designed to bring administration closer to residents.

Nevertheless, civil society organisations, including Janagraha, have flagged concerns around citizen participation, clarity in institutional roles, and readiness of local bodies to assume new responsibilities. Safeguarding grassroots democratic institutions remains a key challenge.

Takeaway:

The GBGA introduces a modernised governance framework for Bengaluru, with devolved powers, localised administration, and clearer land regulation. For property owners, developers, and citizens, the critical changes concern Khata eligibility, land conversion requirements, and ward restructuring. Staying abreast of delimitation notifications, regulatory deadlines, and forthcoming municipal elections will be essential for compliance and effective participation in the new governance system.