Background of HMDA Master Plan 2031
In 2013, the government notified the Hyderabad Metropolitan Development Authority master plan (HMDA master plan) 2031 to provide Hyderabad with the infrastructure it would require, to cater to a population of 185 lakhs and a workforce comprising 65 lakh people by 2031. Under the plan, 5,965 sq km of area is allocated for various purposes under the city’s land-use policy.
Hyderabad HMDA Master Plan 2031 is the master plan formulated for the development of Hyderabad and its adjoining regions. It was prepared by the Hyderabad Metropolitan Development Authority (HMDA) for the purpose of offering a direction for the future development of the city in a balanced and integrated manner.
The HMDA Master Plan-2031 also classifies the area into zones and comes up with the following land use for the respective zones. It also focuses on the construction of green zones including parks and playgrounds and open spaces for the comfort of the residents.
The HMDA Master Plan-2031 also emphasizes on transportation aspects such as roads and highways, transport, and airport. According to the plan, there is proposed provision of an efficient transport network that will facilitate transport needs of the growing populace.
The HMDA Master Plan-2031 also acknowledges the protection of environment and natural resources. It focuses on the concepts of the right development and the protection of key assets including water bodies, forests, wildlife etc.
Area Covered under HMDA Master Plan: 5,965 sq km.
HMDA Master Plan Jurisdictions: 55 Mandals located in five districts, including Hyderabad, Medak, Rangareddy, Mahbubnagar, and Nalgonda. It also covers areas covered by the Greater Hyderabad Municipal Corporation (GHMC), Sangareddy and Bhongir Municipalities, and 849 villages.
Vision and regulations for development and building activity in the Hyderabad Metropolitan Region
The Hyderabad Metropolitan Development Authority Master Plan 2031 envisages a coherent and sustainable Hyderabad Metropolitan Region (HMR). It does this through setting standards for development and construction work in order to realize this vision. It also supports the balanced development by establishing new urban nodes and centers in all directions. These nodes and centers will foster economic development and help enhance provision of services and facilities. Another feature of the plan is a Peri-urban Zone that would help to control the urban sprawl and to preserve agricultural land and resources. The plan is designed to offer some form of comfort to the residents as well as effective infrastructure such as transport, water and sanitation. If the city chooses to act according to the HMDA Master Plan 2031 vision and guidelines, the growth can be healthy and fair for Hyderabad.
Population projections and land allocation
HMDA Master plan 2031 projects a population of 185 lakhs for Hyderabad Metropolitan Region (HMR). In order to provide for this growth, the plan designates 5965 sqkms of land under the proposed land use by 2031. This plan does incorporate current development patterns by factoring in the Inner Ring Road, the Outer Ring Road and highways. It also outlines new urban nodes and centers for enabling a balanced city growth throughout the study area. Land distribution is aimed at encouraging development that is environmentally sound, and ensuring the inhabitants’ quality of life is good.
Land Use Zoning of HMR under HMDA Masterplan – 2031
The HMDA Master Plan 2031 comprises of the Land use Zoning of the Hyderabad Metropolitan Region (HMR). The plan provides the land in accordance to the rates of population growth and development. It presents a radial-concentric model of development with new urban nodes and centres in all directions. It will help in the balanced development of the region as equities are well distributed. The masterplan also comprises a Peri-Urban Zone around the urban area to control growth of urban spread and to conserve agricultural land and natural resources. Several circulation networks at different levels will meet the current and future mobility requirements of the population and operations.
Land Use Zoning: HMDA Masterplan 2031
The master plan 2031 includes a total of 12 land use zones introduced by HMDA.
- Residential Use Zone (R1, R2, R3 and R4)
- Peri-Urban Use Zone
- Commercial Use Zone
- Manufacturing Use Zone
- Multiple Use Zone
- Public, Semi-Public Facilities and Utilities Use Zone
- Forest Zone
- Water Bodies Zone
- Agriculture Use Zone
- Traffic and Transportation Use Zone
- Recreation and Open Space Use Zone
- Special Reservations Zone
Residential Zone
The residential zone is designated as R-1, R-2, R-3, and R-4, and they aim to maintain the residential nature of neighborhoods without intensive multifamily uses or businesses. These zones allow businesses to be conducted, but they prioritize preserving the area’s residential character.
Peri-Urban Zone
In the peri-urban zone, 25% of the land can be used for construction. While residential construction has a maximum height of 15 meters, commercial construction can go up to 18 meters. There are specific conditions for construction in this zone.
Commercial Zone
A commercial zone is designated for all types of commercial activities.
Manufacturing Zone
Manufacturing zone is categorized into two types: manufacturing use zone and work centers. Residential constructions are not allowed in the former, while the latter is based on the Hyderabad Airport Development Authority’s (HADA) master plan.
Multiple Use Zone
Multiple use zone is located near the Outer Ring Road and allow all constructions that are permitted in a residential zone. There are four categories: multiple-use zone, special development zone, central square, and general development promotion zone (GDPZ).
Public and Semi-Public Zone
The public and semi-public zone is designated for public and semi-public facilities and institutions that provide necessary services to the community. It has three types: public, semi-public facilities and utilities use zone, public utilities, and amenities.
Forest Zone
The Forest zone is reserved for growing plants and greenery. No other activities are permitted in this zone.
Water Body Zone
The Waterbody zone consists of all types of water bodies, including rivers, streams, lakes, tanks, and kuntas. This zone includes Himayat Sagar and other rivers and lakes.
Conservation (Agriculture) Zone
The peri-urban use zone is designated as the conservation (agriculture) use zone, where agricultural land is used for growing crops and livestock, such as farms, pastures, and ranches.
Traffic and Transportation Zone
The traffic and transportation zone is designated for the provision of transport to help people reach their destinations. It has four categories: roads, railways/railway stations, bus depots, passenger/freight terminals, and airports.
Recreation and Open Space Zone
Recreation and open space zone are designed for entertainment purposes, such as parks, open spaces, athletic fields, playgrounds, and swimming pools. It has three categories: recreational use zone, open space buffer (around the foreshore of waterbodies), and Himayath Sagar afforestation zone.
Special Reservations Zone
This zone includes historic buildings and precincts, defense lands, and other designated areas. It has four categories: heritage buildings and precincts (S1), defense/military lands (S2), bio conservation zone (S3), and others (S4).
Radial-concentric structure of development
The HMDA Master Plan 2031 proposes a radial-concentric development structure for the metropolitan region. This means that development will grow from the centre of the city in all directions as a wheel around the central point. These comprise new urban nodes and centres along these radial corridors to foster regional balanced development. These nodes and centers will facilitate economic growth and enhance provision of service and utility infrastructures. This structure of development is supported by a hierarchy of circulation networks as part of the plan, to meet the current and future mobility requirements of the population and activities.
New urban nodes and urban centers
The HMDA Master Plan 2031 has suggested new urban nodes and centers in all directions so as to maintain the balanced growth in the Hyderabad Metropolitan Region. These nodes and centres will offer prospects for economic growth and enhance availability of service and facilities. These will be situated along radial axes that extend from the central business district of the city. It is hoped that this radial-concentric pattern of development will assist towards spreading growth evenly across the region and not just concentrate it over a certain area.
Peri-Urban Zone
The HMDA Master Plan 2031 contemplates for the Hyderabad Metropolitan Region an area called Peri-Urban Zone over the urban area. This zone is used to control the growth of urban centers and to preserve farm and grazing land, forests, wetlands, wildlife habitat, and other natural resources. It will act as a barrier between the urban and rural and can eliminate haphazard growth in urban areas. The Peri Urban Zone is also one of the 12 land use zones envisaged in the HMDA Master Plan 2031.
Hierarchy of circulation network
The HMDA Master Plan 2031 envisages a network of circulation to accommodate the development pattern in the radial-concentric form. This hierarchy will serve the current and future mobility requirements of the population and activities in the Hyderabad Metropolitan Region. It will offer means of transport for the people and help the growth of the economic sector. These circulation networks are also provided with new urban nodes and centers in order to achieve balanced development across the region.
Mandal-wise HMDA Master Plan
The Hyderabad Metropolitan Development Authority has prepared the HMDA Master Plan 2031, which contains Mandal-wise master plans in the Hyderabad Metropolitan Region. These plans give highly specific instructions for development and construction work within each Mandal.
The HMDA has its jurisdiction over 70 Mandals in seven districts of Telangana namely Medak, Rangareddy, Sangareddy, Yadadri-Bhuvanagiri, Medchal-Malkajgiri, Mahboobnagar and Nalgonda. Few of them include:
| S.No | Mandal Name | District Name |
|---|---|---|
| 1 | Bibinagar | Yadadri Bhuvanagiri |
| 2 | Bommalaramaram | Yadadri Bhuvanagiri |
| 3 | Buvanagiri | Yadadri Bhuvanagiri |
| 4 | Chevella | Ranga Reddy |
| 5 | Choutuppal | Yadadri Bhuvanagiri |
| 6 | Faruqnagar | Ranga Reddy |
| 7 | Ghatkesar | Medchal-Malkajgiri |
| 8 | Hatnura | Medak |
| 9 | Hayathnagar | Ranga Reddy |
| 10 | Ibrahimpatnam Manchal | Ranga Reddy |
| 11 | Jinnawaram FPLU | Medak |
| 12 | Kandukur | Ranga Reddy |
| 13 | Kesara | Medchal-Malkajgiri |
| 14 | Kothuru | Ranga Reddy |
| 15 | Maheshwaram | Ranga Reddy |
| 16 | Medchal-Qutubullapur | Medchal-Malkajgiri |
| 17 | Moinabad-Rajendranagar | Ranga Reddy |
| 18 | Mulug | Medak |
| 19 | Narsapur | Medak |
| 20 | Patancheruvu | Sangareddy |
| 21 | Pochampalli | Nalgonda |
| 22 | Sangareddy | Sangareddy |
| 23 | Shahbad | Ranga Reddy |
| 24 | Shamirpet | Medchal-Malkajgiri |
| 25 | Shamshabad | Ranga Reddy |
| 26 | Shankarpalli-Ramchandrapuram | Sangareddy |
| 27 | Shivampet | Medak |
| 28 | Tupran | Medak |
| 29 | Wargal | Medak |
| 30 | Yacharam | Ranga Reddy |
The Mandal-wise master plans are prepared with regard to local conditions and requirements and at the same time harmonize with the HMDA Master Plan 2031.
HMDA Master Plan Zone-Wise Classification
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 meters and abutting roads of minimum 18 meters width
- Clubs
- Computer software units /IT-enabled services
- Community centers
- Customary home occupation/household units
- Dharamshala
- 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 meters and abutting roads of minimum 18 meters width
- Guest houses
- Hostels and boarding houses
- Hotels on plots of above 2,000 sq meters and abutting roads of a minimum width of 18 meters
- 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 for service and storage yards
- Religious premises
- Research institutes
- Restaurants/eating places
- Retail shopping centers
- Showroom for sale and distribution of LPG
- Taxi stand/three-wheeler stands
- Technical training center
- Transit visitors’ camp
- Water pumping station
- Weekly markets
- Informal market (informal sector activities)
- Yoga centers/health clinics
Non-permitted Activities in Zones 1-3
- Botanical garden
- Courts of law
- Heavy, large, and extensive industries
- Indoor games stadium
- International conference center
- 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
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
Activities not mentioned in the list are prohibited in this zone.
Types of Land Development Permitted under HMDA Master Plan
Unless otherwise stated or exempted by the Metropolitan Commissioner, HMDA land assemblage and development would be promoted, facilitated, and approved in any of the following manners.
- Land Pooling or Area Development Schemes.
- Layout development Schemes
- Group Housing Schemes
- Group development schemes
- Township development
- SEZ development
- Development Schemes & Special Projects under the HMDA Act,2008
- Individual plot sub-division /individual plot or plots Amalgamation
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