Do you need an NOC to buy a house there?

After HYDRAA’s intervention, many people are now cautious about buying houses anywhere, especially near lakes. If a house or apartment is located near a lake, canal, or water body, it’s important to verify whether the property complies with government regulations. When buying a home in residential projects near water sources, checking certain things can help avoid future problems. Most importantly, it is recommended to verify whether the property has a No Objection Certificate (NOC) from the relevant government departments related to construction. If you buy a house without thoroughly checking important details like the No Objection Certificate (NOC), just because the builder or construction company gave assurance or because acquaintances have bought there, problems are inevitable. Purchasing a home near water bodies without fully understanding the construction details will definitely lead to difficulties later. Whether you are building a new house or adding floors to an existing one near lakes, ponds, or other water reservoirs, obtaining the mandatory NOC from the relevant government authorities is essential. In the jurisdictions of GHMC and HMDA, many lakes have been encroached upon, and large constructions have been undertaken in the FTL and buffer zones. In response, the government has established a special authority called HYDRAA. According to regulations, no constructions are permitted in FTL and buffer zones. If anyone builds structures violating these rules, the government has the authority to demolish them. In this context, it is mandatory to obtain No Objection Certificates from the government for any constructions or layouts near water resources, strictly following the government regulations. If lakes, ponds, or other water bodies fall within the HMDA jurisdiction, government regulations mandate that any construction must be at least 200 meters away from these water resources. Similarly, within GHMC limits, the mandatory distance is 100 meters, and obtaining a No Objection Certificate is compulsory. When applying to HMDA or the municipal department for layout approvals related to residential, commercial constructions, or plot permissions, officials first check the master plan to identify the zoning of the area. After that, they conduct a survey regarding the nearby water resources. If the proposed site is near a water resource, officials will refer the application to the Revenue and Irrigation departments for NOC clearance. The entire process is conducted online.   According to the Municipal and Urban Development Department Memo No. 13612/M1/2012, the Executive Engineer from the Irrigation Department and a Joint Collector-level officer from the Revenue Department jointly issue the No Objection Certificate. They jointly examine the application received at the field level to determine whether the proposed construction falls within the FTL or Buffer Zone limits. The FTL boundary is determined using DGPS technology based on latitude and longitude coordinates from the lake’s low water level (the bund or embankment). If there is embankment, they take a reference point 0.6 meters (2 feet) below the sluice level and calculate from there. This process helps ascertain whether the proposed layout or building falls within the FTL boundary or not. Here’s the key point: Along with FTL, the Buffer Zone around the lake is also crucial. According to G.O. Number 168, for lakes larger than 10 hectares, a buffer zone of 30 meters around the lake is considered, and for lakes smaller than 10 hectares, a buffer zone of 9 meters is considered. Government regulations strictly prohibit any construction activities within these buffer zones. Regarding the issuance of NOCs, the Irrigation Department and the Revenue Department play a vital role. When a construction application is submitted via the Build Now portal and if the site is near a lake, the application is first sent to the Irrigation Department, where the Executive Engineer inspects and certifies it. Then the application moves to the Revenue Department, where a Joint Collector-level officer must certify it. Only after both departments confirm that the site is outside the FTL and buffer zone limits will the HMDA or GHMC grant the construction permit.