For planned development of cities, state authorities rely on mater plans that envision and set the rules for the future development of a city. It is in this context that we discuss the key provisions of the Hyderabad Master Plan 2031 or the HMDP-2031, which envisages the planned development of the city with a population of about 1.84 crores and a workforce of about 65 lakhs. The HMDP masterplan 2031 draft was prepared in 2011, keeping in view the trends that were then prevalent. The city has since been developed based on the model prescribed under the HMDP-2031. Discussed in detail in this article are the key details of the HMDP-2031.
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Hyderabad infrastructure development
Hyderabad can easily be counted among the most promising residential and commercial hubs in India, because of the unprecedented growth it has registered in both areas. Despite an overall slowdown in commercial and residential segments in India, the city of Nizams has acted as an exception, even in the Coronavirus-hit year 2020. The present growth trend could easily be attributed to the proper planning of the city.
With an aim to make Hyderabad, one of the fastest-growing cities in Asia, a traffic-free city, the Telangana government plans to update the Hyderabad master plan and take up laying of roads as per the amended plan.
In fact, according to the state government, over Rs 8,000 crores was spent, to create better infrastructure facilities in Hyderabad, over the past six years. This has been helpful, as the city has been ranked among the fastest-growing cities in India. Mercer has continuously ranked Hyderabad as the top city on its ‘Liveability Index’ for the last five years.
As more roads are developed, to link various parts of the city within and outside, their specifications must be put in place, keeping in view the tremendous increase in traffic. Since the master plan acts as a blueprint for the overall development of the city, it is important to understand the key provisions of the Hyderabad master plan.
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Hyderabad master plan
To provide Hyderabad the infrastructure it would require, to cater to a population of 185 lakhs and a workforce comprising 65 lakh people by 2031, the authorities, in 2013, notified the Hyderabad masterplan (HMDA masterplan), 2031. Under the plan, 5,965 sq kms of area is allocated for various purposes under the city’s land-use policy.
Examined in this article are the key points of the Hyderabad master plan of 2031 and how it would shape the city in future.
Hyderabad Metropolitan Development Authority (HMDA): Key factsArea: The total area of HMDA is around 7,228 sq kms. Jurisdiction: The jurisdiction of the Authority extends to 55 mandals located in five districts, including Hyderabad, Medak, Rangareddy, Mahbubnagar and Nalgonda. The jurisdiction of the HMDA includes the areas covered by the Greater Hyderabad Municipal Corporation, the Sangareddy and BhongirMunicipalities and 849 villages. Master plans: Seven master plans have been notified and are in force for the area under the Authority. |
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HMDA master plan 2031 map download
Click here to view and download area-wise HMDA master plan 2031 map.
Hyderabad master plan of 2031: Area covered
The plan covers an area of around 5,965 sq kms, which consists of:
- An extended area 5,018 sq kms.
- Areas covered by the Outer Ring Road Growth Corridor.
- Areas covered by part of the erstwhile HUDA area, outside the Outer Ring Road Growth Corridor.
- Portions covered by the Hyderabad Airport Development Authority (HADA) master plan, outside the Outer Ring Road Growth Corridor.
- Areas covered by the master plan for Bhongir.
- Areas covered by the master plan for Sangareddy.
Types of land development permitted
Following types of land development is permitted under the plan:
- Layout development schemes
- Group housing schemes
- Group development schemes
- Township development
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SEZ development
Development schemes and special projects under the HMDA Act, 2008.
Individual plot sub-division /individual plot or plots amalgamation.
Residential use zones
The plan categorizes the residential use zones in four sections, Residential Zone-1, Residential Zone-2, Residential Zone-3 and Residential Zone-4.
Under Residential Zone-1, fall urban areas contiguous to growth corridors.
Residential Zone-2 are non-contiguous urban areas.
Under Residential Zone-3 fall urban centres not covered in the two zones.
In Residential Zone-4 are all the rural settlements.
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Activities permitted in Residential Zones 1-3
- All types of residential buildings
- Auditoriums
- Bakeries and confectioneries
- Banks, burial grounds/ cremation ground
- Bus stands
- Bus depots without workshop
- Cinema halls on plots above 3,000 sq metres and abutting road of minimum 18 metres width
- Clubs
- Computer software units /IT-enabled services
- Community centres
- Customary home occupation/household units
- Dharamshalas
- Doctors’ clinics and dispensaries
- Educational institutions
- Electrical distribution station
- Electronic printing press
- Exhibition and art gallery
- Gymnasium
- Fire stations
- Foreign missions
- Group housing/apartment complexes
- Health facilities with not more than 20 beds
- Function halls on plots above 3,000 sq metres and abutting road of minimum 18 metres width
- Guest houses
- Hostels and boarding houses
- Hotels on plots of above 2,000 sq metres and abutting road of minimum width of 18 metres
- Library
- Games facilities of local nature, both, indoor and outdoor
- Night shelters
- Motor vehicle repairing workshops/garages
- Municipal, state and central government offices
- Parks/tot lots
- Petrol pumps
- Plant nursery
- Police check posts
- Police stations
- Post offices
- Professional offices
- Public utilities and buildings except service and storage yards
- Religious premises
- Research institutes
- Restaurants/eating places
- Retail shopping centres
- Showroom for sale and distribution of LPG
- Taxi stand/three-wheeler stands
- Technical training centre
- Transit visitors’ camp
- Water pumping station
- Weekly markets
- Informal market (informal sector activities)
- Yoga centres/health clinics
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Activities not permitted in Zones 1-3
- Botanical garden
- Courts of law
- Heavy, large and extensive industries
- Indoor games stadium
- International conference centre
- Obnoxious and hazardous industries
- Outdoor games stadium
- Reformatory
- Hospitals treating contagious and infectious diseases
- Storage godowns of perishable, hazardous and inflammable goods
- Solid waste dumping yards
- Warehousing
- Storage of gas cylinders
- Water treatment plants
- Wholesale mandis
- Workshops for buses
- Zoological gardens
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Activities permitted in Residential Zone-4
- All types of residential buildings
- Banks
- Bus stands
- Clinics, dispensaries, primary health sub-centres
- Community centres and social institutions
- Customary home occupation/household units
- Municipal, state and central government offices
- Parks and playgrounds
- Professional offices/ personal services establishments
- Public utilities and buildings, except service and storage yards
- Religious places
- Restaurants/eating places
- Retail shops
- Repair service establishments
- Schools
- Stables for domestic animals, subject to a limit of five animals on each plot
- Storage of crop, fodder, manure, agricultural implements and other similar needs
Activities not mentioned in the list are prohibited in this zone.
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Area requirements for layout development
* The minimum area for layout development is four hectares. Out of the total area, 10% of the land should be reserved for open spaces, for recreation and community purposes. This also includes up to 2.5% land required to be set apart for social infrastructure.
* From the developable area in group housing schemes /group development schemes in sites of 4,000 sq metres and above, 5% of the area is to be given to the HMDA free of cost for capitalisation towards provision of master plan facilities. This condition is only applicable to sites located outside the GHMC limits. The developer has the option of paying 1.5 times the basic value of such land to the authority, in lieu of the land.
* At least 5% of the developable land to be developed within the site for Economically Weaker Sections (EWS) housing facility, with maximum plot size of 50 sq metres and at least 5% for Lower Income Group (LIG) housing facility with maximum plot size of 100 sq metres. The developer can also choose to develop only EWS plots, in lieu of LIG housing.
* In case it is not feasible to provide the minimum 5% EWS and 5% LIG plots within the site, the developer has the option to develop the minimum required number of plots under both categories on any land within a five-km radius of the existing site, with minimum BT road connectivity of 12 metres. Alternatively, the developer may hand over equivalent land to the HMDA for development of EWS/LIG plots within a five-km radius of the existing site.
* Residential enclaves or gated communities may be permitted, only if a public road of 12-metre width is developed at the periphery, for the convenience of accessibility of other sites and lands located in the interior.
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Development of green layouts and green development
Builders opting for development of green layouts will be entitled for 25% concession in processing fees. They will, however, have to abide by certain rules to get that benefit. These include:
- Layout planning and design as per solar geometry
- Eco-friendly transportation on-site
- Energy-efficient street lighting
- Provision for minimum local amenities
- Conserving site vegetation
- Conserving site geology
- Soil conservation and erosion control
- Adherence to site contours
- Integrated approach for sustainable urban drainage system
- Water conserving landscaping
- Water recycling and reuse
- Provisions for rainwater harvesting on-site
- Zero discharge of wastewater and storm water from site
- Operation and maintenance requirement for decentralised wastewater treatment systems
- Provisions for safe disposal of unused treated wastewater
- Reducing storm water runoff and heat island effect through permeable paving
- Reduction of outdoor light pollution
- Provisions for waste management on-site
Land pooling
The plan established that land pooling schemes may be undertaken, either by public authority or licensed private developers, provided the area of such a scheme is not less than 20 hectares.
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Open spaces
No construction is permitted in the ‘Open Space Buffer’ (a minimum 30-metre belt around the full tank level of existing water bodies), except for fishing, boating and picnics along the banks, provided that the construction is open to sky jetties for boating or platforms for fishing. The same rule is applicable in the forest zone and areas around water bodies.
- No building activity other than recreational use can be carried out within:
- 30 metres from the boundary of lakes of area 10 hectares and above.
- Nine metres from the boundary of lakes of area less than 10 hectares/kuntas/shikam lands.
- Nine metres from the boundaries of canals, etc.
- Two metres from the defined boundary of a nala.
Activities permitted in recreational use zone
- Bird sanctuary
- Botanical/zoological garden
- Building and structures ancillary to use permitted in open spaces and parks subject to the total ground coverage not exceeding 2%
- Camping grounds
- Children traffic parks
- Commercial use of transit nature like circus
- Film studios/city, having minimum plot area of 10 acres with ground coverage not exceeding 10%
- Holiday resorts having minimum plot area of 10 acres, with ground coverage not exceeding 5%
- Local parks
- Open air cinemas/auditorium
- Outdoor sports stadiums
- Picnic huts with built up area not exceeding 2%
- Playgrounds
- Public and institutional libraries with total built up area not exceeding 2% of total site
- Regional parks
- Restaurants as part of sports, recreational outdoor facilities not exceeding 5% ground coverage
- Shooting range
- Specialised parks/ maidans for multi-use
- Sports training centres
- Swimming pools
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IT GRID Policy
With an aim to further boost the prospects of the city as an information-technology hub, the government has directed officials to prepare a blueprint for the development of industries in all areas around Hyderabad, under its new growth in disperse (GRID) policy. The state cabinet has already approved the IT GRID policy. Under the policy, the state will prepare a master plan for the development of areas with better infrastructure.
Hyderabad master plan 2041
Work is underway to bring out a new master plan for the Hyderabad Metropolitan Region. The Telangana government is in the process of roping-in an international consultancy, which will help it create Hyderabad master plan 2041, which is expected to bring 84 villages that came under GO 111, catchment areas of Himayatsagar and Osmansagar reservoirs, under its ambit. The new master plan will have 7,200 square kilometres area under the HMDA.
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FAQs
What are the residential zones under the Hyderabad master plan?
What are the residential zones under the Hyderabad master plan? Residential Zone 1, Residential Zone 2, Residential Zone 3 and Residential Zone 4 are the four zones under the Hyderabad Master Plan. Zones 1-3 cover urban areas, while zone 4 covers rural settlements.
What is the area covered by the Hyderabad Master Plan?
Under the Hyderabad Master Plan 2031, 5,965 sq kms of area is allocated under the city’s land-use policy, for various purposes.
What is the jurisdiction of the HMDA?
The HMDA covers Hyderabad, Rangareddy district, Medak, Mahbubnagar and Nalgonda.