HMDA Master Plan 2031 – The master plan of Growth for Hyderabad


When it comes to designing and managing the growth of cities, governments use detailed plans known as master plans. One such plan is the Hyderabad Master Plan 2031, which lays out guidelines for the future development of Hyderabad, a city with a population of approximately 1.84 crores and a workforce of around 65 lakhs. The Hyderabad Master Plan 2031 draft was created in 2011, taking into account the existing trends at the time. Since then, the city has been developed according to the plan. This article will provide a detailed overview of the key elements of the Hyderabad Master Plan 2031.

Infrastructural Development in Hyderabad

Hyderabad, a bustling metropolis in India, is making a name for itself as a premier residential and commercial destination. The city’s real estate sector has seen unprecedented growth, cementing its status as one of the country’s most populous urban centers. Spanning 650 square kilometers along the banks of the Musi River, Hyderabad is a city on the rise.

Hyderabad master plan

The Hyderabad Master Plan 2031, which covers a total area of 5965 square kilometers in the Hyderabad Metropolitan Region, is a blueprint for the city’s future growth. It projects a population of 184 lakhs and takes into account current development trends, such as the Inner Ring Road, the Outer Ring Road, and highways.

This comprehensive master plan proposes new urban nodes and centers in the region to ensure balanced development. It also provides guidelines and regulations for building and development activities in Telangana’s Hyderabad Metropolitan Region. The Hyderabad Metropolitan Development Authority (HMDA) is responsible for implementing the master plan. Its jurisdiction extends to 55 Mandals in five districts, including Hyderabad, Medak, Rangareddy, Mahbubnagar, and Nalgonda. This includes the Greater Hyderabad Municipal Corporation, the Sangareddy and Bhongir Municipalities, and 849 villages. With a clear vision for the future and a dedicated authority overseeing its growth, Hyderabad is poised for continued success.

HMDA master plan 2031 map download

To access the area-wise HMDA master plan 2031 map, simply click on the provided link. This map provides an in-depth view of the proposed land use in the Hyderabad Metropolitan Region, as outlined in the Hyderabad Master Plan 2031. It is a useful tool for understanding the regulations and guidelines for development and building activities in the region, and for visualizing the city’s future growth.

To check the development map in Mandal wise, click on this link to visit.

Hyderabad master plan of 2031: Area covered

The Hyderabad Master Plan 2031 encompasses an area of approximately 5,965 square kilometers, which includes:

  • An extended area of 5,018 square kilometers.
  • Regions within the Outer Ring Road Growth Corridor.
  • Areas that were previously covered by the HUDA, outside the Outer Ring Road Growth Corridor.
  • Portions that are included in the Hyderabad Airport Development Authority (HADA) master plan, outside the Outer Ring Road Growth Corridor.
  • Regions outlined in the master plan for Bhongir.
  • Areas outlined in the master plan for Sangareddy.

This comprehensive plan serves as a blueprint for the city’s future growth and development and takes into account current trends and regulations to ensure a balanced and sustainable development in the Hyderabad Metropolitan Region.

Types of land development permitted

As per the guidelines set forth by the Metropolitan Commissioner, the Hyderabad Metropolitan Development Authority (HMDA) will promote, facilitate, and approve land assemblage and development through the following methods, unless otherwise stated or exempt:

  • Land Pooling or Area Development Schemes
  • Layout Development Schemes
  • Group Housing Schemes
  • Group Development Schemes
  • Township Development
  • Special Economic Zone (SEZ) Development
  • Development Schemes & Special Projects under the HMDA Act,2008
  • Individual plot Sub-division / Individual plot or plots Amalgamation

These methods are in place to ensure a balanced and sustainable development in the Hyderabad Metropolitan Region.

SEZ development

The development of Special Economic Zones (SEZs) is governed by the Hyderabad Metropolitan Development Authority Act of 2008. This legislation encompasses various schemes and initiatives that are designed to foster economic growth and development. Additionally, the plan for SEZ development includes provisions for the sub-division or amalgamation of individual plots.

Residential use zones

The residential use zones are classified into four distinct categories: Residential Zone-1, Residential Zone-2, Residential Zone-3, and Residential Zone-4. Residential Zone-1 encompasses urban areas that are in close proximity to growth corridors, Residential Zone-2 includes non-contiguous urban areas, Residential Zone-3 encompasses urban centers that are not covered by the previous two zones, and Residential Zone-4 encompasses all rural settlements.

Activities permitted in Residential Zones 1-3

A variety of uses are permitted in residential zones, including:

  • Residential buildings of all types
  • Auditoriums
  • Bakeries and confectioneries
  • Banks, burial grounds, and cremation grounds
  • Bus stands
  • Cinema halls on plots above 3,000 square meters with a minimum road width of 18 meters
  • Clubs
  • Computer software units and IT-enabled services
  • Community centers
  • Customary home occupations and household units
  • Dharamshalas
  • Doctors’ clinics and dispensaries
  • Educational institutions
  • Electrical distribution stations
  • Electronic printing presses
  • Exhibition and art galleries
  • Gymnasiums
  • Fire stations
  • Foreign missions
  • Group housing and apartment complexes
  • Health facilities with not more than 20 beds
  • Function halls on plots above 3,000 square meters with a minimum road width of 18 meters
  • Guest houses, hostels, and boarding houses
  • Hotels on plots of above 2,000 square meters with a minimum road width of 18 meters
  • Libraries
  • Games facilities of local nature both indoor and outdoor
  • Night shelters
  • Motor vehicle repair workshops and garages
  • Municipal, state, and central government offices
  • Parks and playgrounds
  • Petrol pumps
  • Plant nurseries
  • Police check posts and stations
  • Post offices
  • Professional offices
  • Public utilities and buildings (except service and storage yards)
  • Religious premises
  • Research institutes
  • Restaurants and eating places
  • Retail shopping centers
  • Showrooms for the sale and distribution of LPG
  • Taxi stands and three-wheeler stands
  • Technical training centers
  • Transit visitors’ camps
  • Water pumping stations
  • Weekly markets
  • Informal markets and informal sector activities
  • Yoga centers and health clinics.

Activities not permitted in Zones 1-3

  • Botanical gardens
  • Courts of law
  • Heavy, large and extensive industries
  • Indoor games stadiums
  • International conference centers
  • Obnoxious and hazardous industries
  • Outdoor games stadiums
  • Reformatories
  • Hospitals treating contagious and infectious diseases
  • Storage godowns of perishable, hazardous, and flammable goods
  • Solid waste dumping yards
  • Warehousing
  • Storage of gas cylinders
  • Water treatment plants
  • Wholesale mandis
  • Workshops for buses
  • Zoological gardens

Activities permitted in Residential Zone-4

  • All types of residential buildings
  • Banks
  • Bus stands
  • Clinics, dispensaries, primary health sub-centers
  • Community centers 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 crops, fodder, manure, agricultural implements, and other similar needs

Area requirements for layout development

The minimum area requirement for layout development is four hectares, with a minimum of 10% of the land reserved for open spaces, recreational areas, and community purposes. This allocation also includes up to 2.5% of the land set aside for social infrastructure.

In group housing schemes or group development schemes on sites of 4,000 square meters or more, 5% of the developable area must be provided to the HMDA at no cost for the purpose of capitalization towards the provision of master plan facilities. This requirement applies only to sites located outside the GHMC limits. Alternatively, the developer may choose to pay 1.5 times the basic value of such land to the authority in lieu of transferring the land.

At least 5% of the developable land must be developed within the site for Economically Weaker Section (EWS) housing, with a maximum plot size of 50 square meters, and at least 5% for Lower Income Group (LIG) housing, with a full plot size of 100 square meters. The developer may choose to develop only EWS plots in lieu of LIG housing.

If it is not feasible to provide the minimum 5% EWS and 5% LIG plots within the site, the developer may develop the minimum number of plots required under both categories on any land within a five-kilometer radius of the existing site, with a minimum of 12-meter-wide BT road connectivity. Alternatively, the developer may transfer equivalent land to the HMDA for the development of EWS/LIG plots within a five-kilometer radius of the existing site.

Residential enclaves or gated communities may only be permitted if a public road of 12-meter width is developed at the periphery for the convenience of accessibility to other sites and lands located in the interior.

Development of green layouts and green development

Builders who choose to develop green layouts will be entitled to a 25% reduction in processing fees. To qualify for this benefit, builders must adhere to certain guidelines, including:

  • Layout planning and design in accordance with solar geometry
  • Implementation of eco-friendly transportation within the site
  • Use of energy-efficient street lighting
  • Provision of minimum local amenities
  • Preservation of site vegetation and geology
  • Soil conservation and erosion control measures
  • Adherence to site contours
  • An integrated approach to sustainable urban drainage systems
  • Water conservation through landscaping and recycling/reuse
  • Provision for rainwater harvesting on-site
  • Zero discharge of wastewater and stormwater from the site
  • Operation and maintenance requirements for decentralized wastewater treatment systems
  • Safe disposal of unused treated wastewater
  • Reduction of stormwater runoff and heat island effect through permeable paving
  • Reduction of outdoor light pollution
  • Provision for waste management on-site

Land pooling

The plan allows for the implementation of land pooling schemes, which can be carried out by either public authorities or licensed private developers, as long as the area of the scheme is at least 20 hectares.

Open spaces

Construction is not allowed in the “Open Space Buffer” (a 30-meter area around existing water bodies at full tank level) except for activities such as fishing, boating, and picnics along the banks. The only exceptions are open-air jetties for boating or platforms for fishing. This rule also applies in forest zones and areas near water bodies.

Buildings are not allowed

  • within 30 meters of the boundary of lakes larger than 10 hectares, except for recreational use.
  • within 9 meters of the boundary of lakes smaller than 10 hectares, kuntas, or shikam lands, except for recreational use.
  • within 9 meters of the boundaries of canals, etc., except for recreational use.
  • within 2 meters of the defined boundary of a nala, except for recreational use.

What is coming up Next?

The government of Telangana is currently undertaking the task of creating a new master plan for the Hyderabad Metropolitan Region, which includes the engagement of an international consultancy to assist in the development of the Hyderabad Master Plan 2041. The new plan will encompass 84 villages that were previously covered by GO 111, as well as the catchment areas of the Himayat Sagar and Osman Sagar reservoirs. The plan’s total area will be 7,200 square kilometers, making it an extensive and comprehensive blueprint for the region’s future growth and development.

If you require any additional information or clarification regarding the HMDA Master Plan 2031, please do not hesitate to reach out for more details.

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