No deputy commissioner’s nod needed to convertland within master plan areas of Karnataka

Bengaluru: In a major reform aimed at cutting red tape and accelerating investments, the state govt has overhauled the land conversion process, introducing time-bound approvals, automatic clearances and online-only procedures.The revenue dept Tuesday notified the Karnataka Land Revenue (Amendment) Rules-2025 to replace the long and opaque land conversion regime governed under the Karnataka Land Revenue Rules-1966 with a streamlined, digitally driven system.
At the heart of the reform is the introduction of new Rules 106B to 106F, which redefine how agricultural land can be converted for non-agricultural use under Section 95 of the Karnataka Land Revenue Act. The govt has clearly segregated procedures for land falling within approved master plans, land outside planning areas, and land earmarked for small industries and renewable energy projects.One of the most significant changes applies to agricultural land located within areas covered by an approved master plan. For such parcels, prior permission from the deputy commissioner (DC) is no longer required. Instead, landowners need only file an online application with an affidavit to the jurisdictional planning authority and pay the prescribed conversion fee. Once the payment is made, a digital receipt is issued and shared with the DC for revenue record updates. Officials say this provision will substantially reduce delays in Bengaluru and other urban regions where conversion applications often languish for months due to overlapping approval requirements.For agricultural land outside master plan limits, DC remains the competent authority, but the process is now bound by strict timelines. DC must seek reports from planning authorities, the tahsildar and the assistant commissioner within 15 days and decide on the application within the next two weeks. If no decision is taken within 30 days of filing the application, the proposal will be deemed provisionally approved, triggering an automatic demand notice for conversion fees. Upon payment, a digitally signed conversion order will be generated automatically, eliminating the scope for discretionary delays."The intent of these amendments is to eliminate procedural delays, bring certainty to investors and citizens and ensure that land administration is easy. By leveraging technology and clear timelines, we are making the system more transparent and accountable. There will be no hanky panky in the process," said principal secretary (revenue) Rajender Kumar Kataria.Auto-conversion for small industries, green energyIn a clear push for manufacturing and clean energy, the govt has introduced automatic conversion of 2 acres for new industries and for projects approved under the Karnataka Renewable Energy Policy 2022–27. Such projects no longer require prior DC approval, provided they submit online applications with departmental clearances and pay applicable fees.Higher accountability, stiff penaltiesTo prevent misuse, the reforms impose stringent penalties for false declarations or violations. If affidavits or documents are found forged or misleading, the conversion can be cancelled, fees forfeited and the land confiscated by the govt. Penalties of up to Rs 1 lakh and daily fines of Rs 2,500 for continued violations have been prescribed, along with the possibility of criminal prosecution.The amendments also rationalise conversion fines, with rates linked to proximity to urban centres. Land within 18km of GBA limits will attract the highest rates, while rural areas will face significantly lower charges, reflecting market realities and development pressure.

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