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HADA Draft Master Plan & Promotion Regulations i
FOREWORD
It gives me great pleasure to endorse the Draft Master Plan for the Hyderabad Airport Development Area for publication
and for inviting objections and suggestions from the public. The Government is keen on developing an International
Airport for Hyderabad near Shamsabad and ensuring the planned development of the surrounding areas integrating
with the Airport activities. For this purpose, a Special Planning and Development Authority known as the Hyderabad
Airport Development Authority (HADA) which is a statutory body under the Andhra Pradesh Urban Areas
(Development) Act, 1975 has been constituted on 31
st
January, 2002. The immediate task of this Authority was to undertake
preparation of a Master Plan for the HADA area. This was undertaken by HADA through HUDA. The Master Plan has
been prepared in-house by HUDA with logistic support from the planning students of the JNTU School of Planning &
Architecture and a Consultant .
The Draft Master Plan was recast and amplified after discussions with the Honble Chief Minister. The following are a
few highlights of the Master Plan:
The HADA area and the Master Plan proposals are viewed as an extension of the HUDA metropolitan area
and has been planned to cater to not only the proposed International Airport and support activities, but also
to promote as a growth center of the metropolitan area with good straight and wide roads, encouraging Sector
type residential townships and allied developments through licenced developers and other technical
personnel, with freedom in choice and location of activities on one hand, and responding to the sensitivity of
the environmental concerns of the area on the other hand as more than 45% of the area is covered in the
Himayatsagar lake catchment area.
Besides taking a firm resolve to help protect the environs of the Himayatsagar lake, all the other lakes and
water bodies have for the first time declared as heritage structures in the new heritage regulations of HADA
area.
For the first time, the entire Master plan including all maps, text and records are computerised.
The Development Promotion Regulations of HADA area are innovative, simplified, consistent and
development friendly and integrated with the Master Plan implementation strategy. For the first time in our
state, the Transferable Development Rights (TDR) mechanism has been ingrained as part of the implementation
strategy and making the development process vibrant and effective. The export areas and import areas for
TDR have been clearly spelt out. Incentives are proposed for owners who help facilitate the development of
Master Plan roads, the Central Squares, development of lakes foreshores, the Bio-Conservation Zone and
recreational areas.
An implementation strategy with emphasis on development through partnerships and self-reliance of HADA
has been proposed. A nominal external betterment charge levy has been proposed.
The Hyderabad Airport Development Authority intends this Master Plan as the beginning of an effort to facilitate and
promote the planned development of the HADA area, infusing vitality and vibrancy in the development process.
This Draft of the Master Plan is being published for inviting suggestions, comments and objections from all interested
persons, institutions, special interest groups, public bodies, functional agencies, government and quasi-government
agencies and the individual citizen all are welcome to respond and give their specific and constructive suggestions on
the various aspects of the Master Plan and the development promotion regulations. These would be examined and given
due consideration and would help in finalisation of the Master Plan .
(Lakshmi Parthasarathy Bhaskar)
Vice-Chairperson
Hyderabad Airport Development Authority
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HADA Promoting Through Partnerships
ii
HADA Draft Master Plan & Promotion Regulations iii
REPORT ON THE
DRAFT MASTER PLAN
FOR THE
HYDERABAD AIRPORT DEVELOPMENT AREA
(HADA) 2021
(under Section 6 and 8 of the AP Urban Areas (Dev.) Act, 1975
iv
HADA Draft Master Plan & Promotion Regulations v
CONTENTS
Head Title Page No.
Fore word i
Front Page iii
Table of Contents v
List of Tables vi
List of Figures vi
List of Maps vi
List of Annexures vi
Part A Summary 3
Part B Master Plan Reprort 9
Chapter 1 Back Ground and Introduction 11
Chapter 2 Master Plan of HADA Area 25
Chapter 3 Development Promotion and Regulation 57
Chapter 4 Implementation and Development Strategy 61
Chapter 5 Annexures 65
Part C Regulations for Promoting Development 95
Section A Administration and Control 97
Section B Land Use Classification and Zoning of Various Developments/
Building Uses/Occupancies Permissible/Prohibited. 112
Section C Land Assemblage and Area Development Requirements 124
Section D Building Requirements 131
Section E Requirements of Parts of Buildings 136
Appendix 1 Form A-Applications for Land Pooling Schemes-
Form B-Applications for Layout Development Schemes- 138
Appendix 2 Proposed International Airport-Requirements and Issues. 144
Appendix 3 Vision 152
vi
List of Tables Page No.
1 Reserve Forests in and around HADA 18
2 Details of Major Irrigation Sources in HADA Area 19
3 Details of Minor Irrigation Sources in HADA Area 20
4 Existing Land Use of HADA Area 27
5 Details of Population Distribution as per Master plan 29
6 Details of Proposed Secondary Road Network in HADA Area 35
7 Existing major Village Roads proposed to be upgraded to 36 m width 36
8 Proposed Land Use of HADA Area 43
9 Proposed Zoning 44
10 Showing Height as per Prescribed Zones 46
11 Infrastructure Requirements as per Prescribed Zones 47
12 List and Location of Central Squares as on Plan 50
13 Lands earmarked for Afforestation cum Recreational Zone on Foreshores of Himayatsagar 54
List of Figures
1 Decadal Growth of Population of Settlements in HADA Area 17
2 Existing Land Use of HADA Area 27
3 Road Sectional Elevations and Plans -60 m wide Road 31
6 Road Sectional Elevations and Plans -18m & 24 m wide Road 37
7 Proposed Land Use of HADA Area 44
List of Maps
1 Key Map Showing HADA Area 13
2 Location Plan and Constituent Villages of HADA Area 15
List of Annexures
5.1 List if Hamlets in HADA Area 65
5.2 Population details of HADA 66
5.3 Protection of Himayatsagar and Osmansagar lakes 69
5.4 HADA area at a Glance 71
5.5 Details of Lakes & Kuntas 73
5.6 Lands for Freight Container Complex and EPZ 77
5.7 Land Pooling Scheme example 78
5.8 Layout Development Scheme example 79
5.9 Multi-storeyed Building permission example 80
5.10 Normal Building permission example 82
5.11 HADA Master Plan- Broad Financial Outlay 84
5.12 How the TDR Benefits owners in HADA Area 85
5.13 HADA- Mandal-wise existing facilities and amenities 87
5.14 Layouts approved by HUDA 88
5.15 Incentives to Floriculture and Horticulture Units 90
5.16 Extension of facilities to mushroom and tissue culture unit 93
5.17 Broad outline of the R&R Project suggested for Catchment area 94
HADA Draft Master Plan & Promotion Regulations 1
PART A
HYDERABAD AIRPORT DEVELOPMENT AUTHORITY
SUMMARY
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SUMMARY REPORT
1. The State Government has taken the strategic initiative for establishment of the Hyderabad International Airport
at Shamsabad over an extent of about 5000 acres. The site is located about 21 kilometers southwest of Hyderabad
city and near the National Highway No 7 to Bangalore. The development of the said International Airport is
envisaged in 2 Phases, viz., Phase I expected to be completed by end of 2006 and Phase II by 2010. The development
comprises the main Airport Complex and the appurtenant activities like cargo complex, free trade zone, hotels
and related activities, etc.
2. With a view to promoting and securing planned development of the areas in and around the proposed international
airport at Shamsabad, the State government have declared the area as a Special Development Area under the aegis
of the Andhra Pradesh Urban Areas (Development) Act, 1975 and constituted a statutory authority called the
Hyderabad Airport Development Authority (HADA) for this purpose. The HADA Board consists of the Special
Chief Secretary to Government, Transport, Roads and Buildings department as the Chairman, the Principal
Secretary to Government, Municipal Administration and urban Development Department; the managing Director
of APIIC, and the Vice chairman, HUDA as members. The Vice-Chairman, HUDA is also the Vice-Chairman of
HADA.
3. JURISDICTION:
The jurisdiction of HADA is about 458 sq. kms and covers 70 Revenue villages and 19 hamlets all falling in Ranga
Reddy District. These villages are:
Doddi, Rallagudem, Umadanagar, Kothwalguda, Sathamrai, Agargudem, Pashambanda, Shamshabad, Pardiguda,
Maqta Bahadur Ali, Galwaguda, Ananthreddiguda, Chinnagollapalli, Peddagollapalli, Kothaguda,
Hamidullahnagar, Cherlaguda, Poshettyguda, Rasheedguda, Thondapalli, Oothpally, Amapally, Hariguda,
Kishenguda, Inderguda, Devatala Bowli, Shankarapur, Golconda Khurd, Sayeedguda, Bahadurguda, Golconda
Kalan, Sanghiguda, Nanalpur, Jukal, Natteguda, Madanpally, Muchintal, Palmakul, Rayannaguda, Peddagutta,
Kacharam, Malkaram, Kavliguda, Ramanjapuram, Sultanpalli, K.B. Doddi, Narkhoda, Kavvaguda, Gandiguda,
Shashazadi Begum, Langerguda, Pedda Shapur, Burugukunta, Gouliguda, Jalpalli, Papaiah Kumandan, Pahadi
Sharif, Mamidipalli, Nadergul, Kurmalguda, Doswada (Sriram Nagar), Manneguda, Turkayamjal, Manimuthyala
Kunta, Laxmiguda, Mailardevpally, Gagan Pahad, Madannaguda, Sikandarguda, Almasguda, Mankhal,
Tukkuguda, Sardar Nagar, Baghmankhal, Raviryal, Deverammacheru, Srinagar, Mallkdanguda, Inamguda,
Kongra Khurd, Adibatla, Ferozguda, Kongrakalan, Bonguloor, Mangalpalli, Patelguda, Khadirabad. ( Refer GOMs
No. 352, MA, Dated: 30-7-2001)
The jurisdiction of HADA extends from Mailardevpally area along the Inner ring Road (Old Kurnool Road stretch)
on the North; to Palmakul village (bordering with Mahboobnagar district) along the National Highway to
Bangalore on south-east; to Mankhal village along the State Highway to Sri sailam on the south; to Turka Yamjal
and Mangalapalli Villages on East; and to Dosawada (Sriramnagar) near the Himayatsagar on the West.
The following highways pass through the HADA area:
National Highway No 7 to Bangalore: 20 km length
State highway to Sri Sailam: 15 km length
State highway to Nagarjunasagar: 17 km length
Inner ring Road (stretch of Old Kurnool road): 3 km
Other major village roads passing through HADA area are:
Shamsabad-Narkhoda- Hayatabad Road: 26 km. Length
Lakshmiguda-Jalpally-Mamidpally Road: 7 km length
Pahadi Sharif- Raviral- Kongara- Mangallapalli Road: 12 km length
Mankhal- Maheshwaram Road: 5 km length
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Pedda Shapur-Jukal-Chowdaryguda-Narkhoda Road: 16 km length
Himayatsagar Shamsabad Road: 12 km length
Kongara Adibhatla- Nadergul Road: 8 km length
4. SALIENT FEATURES OF THE MASTER PLAN OF HADA AREA:
The HADA entrusted the task of preparation of the Master Plan of HADA area to HUDA. The total population of
HADA area is about 1.54 lakhs as per the 2001 Census, while the population estimate for the Plan period of 2021
is estimated for about 20 lakhs.
The HADA Master Plan has been prepared with emphasis on being a totally development friendly plan. The
Development Regulations are made simple and development friendly by allowing all activities in all zones
except those which are industrial, hazardous and any other restrictions, with emphasis on adequate road
network and setbacks and urban design parameters. All development regulations aspects as well as land use
zoning and permitting of activities have been simplified and liberalized so that people/developers have wide
choice and freedom to develop all types of activities and uses except objectionable uses.
The HADA area and the Master Plan proposals are viewed as an extension of the HUDA metropolitan area
and has been planned to cater to not only the proposed International Airport and support activities, but also
to promote as a growth center of the metropolitan area with good straight and wide roads, encouraging Sector
type residential townships and allied developments through licenced developers and other technical
personnel, with freedom in choice and location of activities on one hand, and responding to the sensitivity of
the environmental concerns of the area on the other hand.
The areas for residential and other support socio-economic and community activities have been proposed on
the Sector type development concept, which is prevalent in Chandigarh, NOIDA, Gurgaon, New Bombay, etc.
A total number of 273 Sectors with rectangular grid iron pattern have been proposed, with an average size of
200 acres and population ranging from 4000 to 20,000. The proposed Sectors are categorized as High Rise
Promotion zone (HPZ), Medium Rise (MPZ) and Low Rise Promotion Zones (LPZ) respectively based on
location, environmental characteristics, and also dictated by the east-west configuration of the Airport and
Air Funnels extending to about 34.5 km. The main public amenities, social commercial and community facilities
are proposed at Central squares of 25 acres each. Totally 49 Central Squares have been proposed each serving
cluster of about 4 to 6 sectors. Besides these, the Plan gives a wide range and choice and flexibility for sector
level and local level facilities.
All new developments in the Sectors are proposed to be facilitated through public-private and private-private
partnerships through Land Pooling Schemes (minimum area 40 Ha) and through licenced developers, and
layout developments for interstitial areas (minimum area 4 Ha). The internal layout of the Sectors, mix and
type of residential and allied developments are made flexible. Provisions for EWS housing area, setting apart
areas for social facilities, etc are made mandatory. The development promotion regulations are promotion
oriented, with emphasis on private public partnerships, and made pragmatic, with clear obligations on part
of owners and licenced developers and incentives oriented in form of Transferable Development Rights (TDR).
Floor Area Ratio and coverage stipulations have been done away with for normal buildings. The range of
setbacks has been made uniform for all types and categories of buildings. Separate provisions are given for
multi-storied buildings that need to be developed with purchase of TDRs.
The Circulation network is well-defined as Primary roads ( 5 roads of existing highways and proposed Outer
Ring Road of widths ranging from 45 mt to 60 mts and Secondary road network of 32 inter-sectoral roads of 36
mts width linking the various sectors and other development areas of HADA; while the arterial roads (24 mt
wide) and sub-arterial roads( 18 mt wide) define the various intra- sectors and facilitate definite hierarchy of
movement and preserve the character of the various sectors. Proposal are given for extending the Hyderabad
Rail system ( Multi modal transport system or MMTS) within HADA are along the Outer Ring Road from
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Cyberabad up to Hayatnagar through the Airport and Hardware park. The total major road length proposed
is 709 km.
An implementation strategy with emphasis on development through partnerships and self-reliance of HADA
has been proposed. A nominal external betterment charge levy has been proposed. The implementation
strategy lays emphasis on public-private partnerships and has a Plan financial outlay of about Rs. 5511 crores
with a self financing mechanism amongst other things a nominal external betterment charges would be
levied to help finance and implement the required infrastructure.
The Transferable Development Rights (TDR) mechanism has been ingrained as part of the implementation
strategy and making the development process vibrant and effective. The export areas and import areas for
TDR have been clearly spelt out. Incentives are proposed for owners who help facilitate the development of
Master Plan roads, the Central Squares, development of lakes foreshores, the Bio-Conservation Zone and
recreational areas.
The area covered in the prohibited zone of the Catchment area of Himayatsagar lake which is located mainly
to the west of the Airport area and basically along the NH-7 and south of the Himayatsagar lake (covering
about 55% of HADA area) are designated as Bio-Conservation Zone in the Master Plan so as to protect and
conserve this area.
5. GIST OF THE HADA DEVELOPMENT PROMOTION REGULATIONS
Assemblage of land requirements:
Land development in HADA area would be promoted and facilitated in any of the following manner:
(A) Area Development or Land Pooling Schemes
(B) Layout development Schemes
(C) Individual plot sub-division /Amalgamation
(A) Land assemblage /Land Pooling Schemes may be undertaken either by public authority or private
licenced developers, provided the area of such a Scheme is not less than 40 Hectares, and shall:
Comply with the hierarchy of road network requirements as given in these Regulations;
Minimum of 10% of total area for parks, playgrounds, open spaces;
2.5% for social infrastructure such as schools, dispensary/hospital, public utilities spaces,
shopping centres and other community spaces;
5 % for sale by HADA for residential/commercial use
5% reservation of land for the purpose of providing housing accommodation for LIG /EWS;
Earmark specific sites for bus stands, auto stands, garbage collection points, etc.
the balance area for saleable area shall clearly give the type of housing development that
would be undertaken viz., detached houses, semi-detached houses, row type houses,
condominiums, apartment complexes, or a mix of all or combination of the above. For each
of the above, separate lsite plans and type designs as required under these regulations shall
be got approved and development and civil works undertaken as per approved plan and
conditions.
(B) The minimum area for layout application shall be 4 hectares. Owners of sites less than 4 hectares
have to jointly apply so as to conform to the minimum land area. The layout proposals shall
provide for the following:
minimum of 10% of total area for parks, playgrounds, open spaces,
Comply with the hierarchy of road network requirements as given in these Regulations;
Earmark 5% of total area to be given free of cost to HADA for disposal for residential/
commercial use
Earmark 2.5% for social infrastructure such as schools, dispensary/hospital, public utilities
spaces, shopping centres and other community spaces;
Earmark specific sites for bus stands, auto stands, garbage collection points, etc.
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The maximum plotted area for above layout development shall be limited to 55 %.
(C) Minimum area of building plot/unit:
Type/ Use of Building plot Minimum plot size (in sq. mt.)
Site in Village settlement/ Congested area 50
Detached house 200
Semi detached house 100
Row House 50
EWS Apartment Complex 300
EWS Plot 50
Garden House 1000
Apartment Complex 1000
High Rise Building/ Complex 1500
Primary School, Middle school, Tutorial institution 300
High School, Junior College 500
General College, Polytechnic., ITI As per SBTE/SBIE norms, subject to a minimum of 2000
Professional College Campus As per AICTE norms, subject to minimum of 10,000
Religious place 400
Commercial Complex, Computer units 400
Community Hall, Marriage hall,
Function hall, Cinema Theater, Assembly hall 1000
Service establishment/ Workshop 125
General Industry 400
Others As stipulated by HADA
(D) Minimum building plot size restrictions along abutting roads:
Abutting road (in Mts.) Minimum plot size Building line required to be left
allowed (in sq. mts.) (in m) (for normal bldg.only)
Up to 9 No restriction 3
Above 9 and up to 12.2 100 & above 3
Above 12.2 and up to 18 200 & above 3
Above 18 and up to 30 500 & above 6
Above 30 1000 & above 6
(E) Minimum building plot size restrictions along abutting roads:
Abutting road (in Mts.) Minimum plot size allowed (in sq. mts.)
Up to 9 No restriction
Above 9 and up to 12.2 100 & above
Above 12.2 and up to 18 200 & above
Above 18 and up to 30 500 & above
Above 30andup to 45 1000 & above
Above 45andup to 60 2000 & above
Above 60 4000 & above
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(F) Setbacks permissible:
(i) For all types of non-multistoreyed buildings:
Plot size (in sq mt) Minimum setbacks (in metres)
Road side* Rear Sides
Upto 150 3.0 1.5 -
Above 150 & upto 300 3.0 3.0 2.0 on one side
Above 300 & upto 500 3.0 3.0 1.5 on both sides
Above500 & up to 1000 6.0 3.0 3.0 on both sides
Above 1000 & up to 2000 6.0 4.5 4.50 on both sides
Above 2000 9.0 6.0 6.0 on both sides
* For buildings abutting highways and major roads ( 30 mt and above), a black topped service road is essential
In case of corner plots the front building setback shall be left on all sides abutting the roads.
ii) For Multi-storeyed Buildings:
The minimum size of plot for multistoried building shall be 1500 sq.metres
The plot coverage and FAR permissible shall be as follows:
Maximum permissible Gross F.A.R (including all common areas) 1: 2.50
Maximum permissible Coverage: 40%
The all round open space between the site & building block shall be as follows:
Height of building Minimum abutting Minimum Front open Minimum open spece on
road width required space (in m) remaining sides (m)
(in m)
15-18 m 12.2 6 6
Above 18 m & up to 22 m 12.2 8 7
Above 22 m. & upto 30 m 18 9 8
Above 30 m & up to 50 m 24 10 9
Above 50 m 36 15 12.2
G) Grant of Transferable Development Right:
Grant of Transferable Development Right (TDR) may be considered by the Competent Authority for the following
areas subject to the owner and licenced developer/licenced builder complying with the conditions of development:
(a) For the Master Plan road network undertaken and developed: equivalent to 25% of built up area of such area
developed at his cost.
(b) For Sector level Amenity and open spaces undertaken and developed: equivalent to 5% of such area developed
at his cost.
(c) For conservation and development of lakes/water bodies/nalas foreshores and Recreational buffer
development with greenery, etc. including the Recreation-cum-Afforestation tract earmarked all along the
Himayatsagar foreshores: equivalent to 10% of built up area of such recreational buffer area developed at his
cost. No TDR would be allowed for portion of any site falling in the water spread area or FTL of any lake or
water body.
(d) For utilization and undertaking cooperative/ corporate farming /agriculture /horticulture/ floriculture/
Bio-technology unit/tourism and recreation-based activities that do not pollute the environs in the Bio
Conservation Zone: equivalent to 5% of built up area of the area so developed at his cost.
The TDR Certificate would be issued by the competent authority would be valid or utilized/ disposed only within the
HADA area and as per guidelines and conditions prescribed. Certificate.
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PART B
MASTER PLAN REPORT
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1.1 BACKGROUND
Hyderabad has emerged as a premier center for information technology, education and research, and
emerging now in the field of biotechnology. Today it has the distinction of the most happening metropolis
in the country. The concentration and diversification of such large specialty activities besides the normal
metropolitan functions and characteristics have been continuing to attract significant migrants and
dispersal over space making Hyderabad the largest conurbation in the State. The growth cannot be
stopped and it could only be regulated and channelised in desired locations.
Viewing the above, the Government has felt the need for having an exclusive international airport
which would serve as a transit hub for international air traffic, especially for Asia and Far-east.
The Government of Andhra Pradesh conceived the strategic initiative, in 1996, entailing the
establishment of Hyderabad International Airport at a Greenfield site in Shamsabad located within the
jurisdiction of Hyderabad Urban Development Authority.
The present airport of Hyderabad at Begumpet is constrained by many strategic weaknesses, which
seriously limit its developmental potential.
The Begumpet airport is located in the city centre. It, therefore, suffers from a strategic weakness,
virtually insurmountable, of facing grave infrastructural constraints to further expansion arising from
severe unavailability of unencumbered & indisputable land. Inadequate availability of land would
severely constrict the exploitation of development potential and may, in fact, in the medium term impact
the economic development of Hyderabad - Secunderabad Metropolis in particular and that of Andhra
Pradesh in general.
The State of Andhra Pradesh is poised to leapfrog into the Information Technology age and therefore,
seeks to achieve a much higher trajectory of economic growth in the future as embodied in the Vision
2020 document prepared by the State Government. The ambitious development plan clearly stresses for
a new international airport for Hyderabad, amongst other things.
In order to actualise the concept/idea, the State Government initiated moves for identification of an
appropriate location and site and finally froze the Shamsabad site in active involvement of & with the
consultation & the endorsement of Airport Authority of India which is currently the monopoly, state-
owned owner and operator of all airports catering to Civil Aviation needs of India. A Pre-Investment
report was also commissioned and formulated with a view to constituting the basis, inter-alia, for
selection of a new location and site.
Having seen through the above strategic steps, the State Government finally tendered for the preparation
of full-fledged feasibility report in early 1998. In the interregnum, in tune with the prevailing climate
and ethos of investments in infrastructure, it was decided that the proposed international airport of
Hyderabad at Shamshabad site would be established under the private sector regime. Accordingly, the
scope of consulting services package sought included the design and implementation of privatisation
framework inclusive of identification of prospective Developers under the appropriate mechanism/
structural arrangements.
CHAPTER 1
BACKGROUND AND INTRODUCTION
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The site for the new International Airport of Hyderabad is proposed to be located in Shamsabad Mandal, Ranga Reddy
District. The vast expanse of 5000 acres, spread over 10 villages, is intended for the development of the airport complex
comprising the airport itself, and the appurtenant elements. Accessible by the NH7 connecting Hyderabad with Bangalore
and the Srisailam Road, the site is 21 kms southwest to the city centre. Characterised by a favourable topography and
minimal obstructions, the site is a favourable location at such proximity to the city.
Prior to the process of selecting a site for a Greenfield airport, as the existing airport offers limited avenues for expansion,
the State Government proposed to convert one of the two IAF airfields - Hakimpet & Dindigal for civilian purposes.
With the proposal rejected by the Ministry of Defence, Government of India, the State Government, based on
recommendations made by a committee constituted by representatives from Government of Andhra Pradesh and the
Government of India, has identified three sites for further evaluation. Upon evaluation, the State Government decided
that the site at Shamsabad is the most appropriate for location of airport. Under the administration of the District Collector,
an acquisition cell has swung into action and the land for the purpose is under acquisition.
1.2 DECLARATION OF A SPECIAL PLANNING & DEVELOPMENT AREA
With a view to promoting and securing planned development of the area in and around the proposed International
Airport at Shamsabad, the Government have declared the area as a Special Development Area under the aegis of the
Andhra Pradesh urban Areas (Development) Act, 1975 and constituted an Authority called HADA for this purpose. The
jurisdiction of HADA covers 70 Revenue villages and 19 hamlets all falling in Ranga Reddy district. It extends from
Mailardevpally along the Old Kurnool Highway in the north, to Palmakul on the south along the NH-7 to Bangalore,
Turkayamjal and Mangalapalli along the Nagarjunasagar State Highway in the east; and Dosawada near the Himayatsagar
on the west. It covers an area of about 458.86 sq.kms. The development area covers 70 Revenue villages and 19 hamlets
all falling in the Ranga Reddy District.
1.3 DEMOGRAPHIC PROFILE:
There is no notified urban area in the HADA area. Only a portion of the villages of Rajendernagar Municipality covering
the villages of Gaganpahad, Laxmiguda and Mailardevpally fall in the HADA area. Only Shamsabad is classified as
Class IV Town in the 1991 Census and is the largest settlement with a population of 18,737 followed by Mankhal with a
population of 6066 as per 2001 Census. The other major settlements in the HADA area are Nadergul, Mamidpalli, Pedda
Shahpur, Narkhoda, Palmakul, Turkayamjal, KongaraKalan, Adibhatla and Mangalapalli.
The total existing population of HADA area was 1,47,425 as per 1991 Census and 1,54,646 as per 2001 Census.
1.4 SOCIO-ECONOMIC CHARACTERISTICS:
The HADA area has a comparatively high literacy rate of 56.28 % as per the 1991 Census than other similar rural areas.
The total rural population of HADA area is 73.62 %. The average sex ratio as per 1991 Census is 941:1000.
The density of population is 392 persons per sq. km., which shows that the area as a whole is predominantly rural area.
Barring Nadergul, Adibhatla, and Kongara villages all the major settlements like Shamsabad, Mamidpalli, Pedda Shahpur,
Mailardevpally, Gaganpahad, Palmakul, Turkayamjal, and Mangalapalli are Highway villages and thus registering
rapid growth. These are in the process of getting urbanized as can be inferred from the urban population composition,
the literacy rates and the employment characteristics.
A characteristic feature of the population of HADA area is that almost all the above villages have shown substantial
decline in population growth (some villages like Turkayamjal, Mankhal, Bagh Mankhal, Srinagar, Mangalapalli,
Mamidpalli, and Pedda Gollapalli have shown population decline of more than 50%. Only Mailardevpally, Pahadi Sharif,
Gagan Pahad, Laxmiguda and Shamsabad have shown appreciable population increase, which have signs of urban
characteristics. The overall increase of population of the HADA area has been very marginal in the past decade. It showed
an increase of only 7221 from 1,47,425 in 1991 to 1,54,646 in 2001- an increase of mere 5%.
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14
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16
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For other details regarding the socio-economic characteristics of HADA area refer to Annexures.
1.5 PHYSICAL CHARACTERSTICS OF HADA AREA
The area falls within the 500 mt to 600 mt height above MSL. Except for rocky knobs at Gaganpahad, Mailardevpally,
Nadergul, Kongara the area has gently rolling lands. Most of the lands are hard morrum soils with black cotton soils
predominant along the course of the minor streams flowing in the area notably Nadergul, Turkayamjal, Jukal, Nanalpur,
Dosawada, Sardarnagar, etc. Most of the area falls within the Catchment area of Himayatsagar Lake. The area has good
fertile agriculture lands especially at Raviral, Kongara, Chowdarypalli, Narkhoda, Adibhatla, Dosawada etc. These are
fed by major streams and nalas like Nanalpurnala, Phiranginala, etc.
The average annual rainfall is 837 mm. The ground water table is moderate with most of the area falling in the 500 mt to
600 mt level water table contour as per the Central ground Water Board data. The major water bodies in the area are
Himayatsagar (forming the North west border of the area, Raviral Cheruvu, Palmakul Cheruvu, Masab Cheruvu and
Umdasagar. Apart from these there are 136 minor water bodies in the HADA area.
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18
1.6 WATER BODIES AND WATER COURSES IN HADA AREA:
HADA area like the Hyderabad metropolitan area is located in dry arid zone. The area is dotted with numerous lakes
and kuntas formed out of natural depressions in the landform. There are totally 140 lakes and kuntas in the HADA area
(see Annexure 4). The largest of them, viz., the Himayatsagar abuts the HADA limits on the northwest. The following are
the major lakes in HADA area.
There are 20 Reserve Forest areas in and adjoining the HADA area, covering an area of about 9191 Ha. These are as
follows:
TABLE NO. 1. RESERVE FORESTS AREAS IN & AROUND HADA
Name of the Reserve Forest
Raviral
Gaganpahad
Turkayamjal
Madannaguda
Jalpalli
Pallegadda
Masjidguda
Mangalpalli
Domnair
Gurramguda(only about 1/3
rd
area falls in HADA)
Kongara Kalan
Kongara Khurd
Gandiguda
Padmathi Kancha
Ibrahimpatnam
Tourn Ibrahimpatan
Eliminedu
Nandpalli
Maisaram
Nagaram
Gullur
Location (Revenue Sy Nos & village name)
Raviral (V), Sy Nos. 243, 240, 241, 242
Gaganpahad (V) Sy No. 249
Turkayamjal (V) Sy No. 499
Madannaguda(V), Sy No 16
Jalpalli (V), Sy No. 92
Mankhal (V), Sy No 630 & 631
Mankhal (V), Sy no. 743
Mangalpalli(V), Sy no. 132, 134, 135
Shamsabad (V), Sy No. 626/2
Turkayamjal SY No. 93
Sahebnagar Kalan (V), Sy No. 201/1
Nadergul Kancha (V) Sy No. 140/1
Kongara Kalan (V) Sy No. 245, 246, 248 & 249/1
Kongara Khurd(V), Sy Nos. 70, 296, 297
10, 11, 12, 15, 16, 17 of Gandiguda (V)
Lemur (V), Sy No. 89
Ibrahimpatnam Khalsa (V),
Sy No. 56/1, 58/1, 70/5
Sy Nos. 36/1, 37/1
Eliminedu (V), Sy No. 96
Nandpalli(V), Sy No.25 to 41
Maisaram (V) 494
Nagaram (V), Sy No. 30
Gullur (V) Sy No. 1 351.01
Extent (In Ha)
162.81
107.41
56.35
114.25
65.63
87.15
180.16
208.35
67.21
188.26
323.08
212.96
48.17
377.33
431.58
610.64
707.69
123.88
199.35
232.81
351.01
SL No
1
2
3
4
5
6
7
8
9
10
12
13
14
11
14
15
16
17
18
19
20
TOTAL RESERVE FOREST AREA IN HADA: 1696.53 Ha or 4190 Acres
TOTAL RESERVE FORESTS OUTSIDE HADA BUT IN VICINITY: 3034 Ha or 7494 Ac.
TOTAL RESERVE FORESTS IN & AROUND HADA: 9191 Ha or 22, 702 Acres
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TABLE NO. 2. DETAILS OF MAJOR IRRIGATION SOURCES IN HADA AREA
SL. Name of the Name of the Name of the tank Ayacut area Tank Storage Capacity
No. Mandal Village in Acres in Lakhs Cum.
1 Shamshabad Palmakul Mysamma Cheruvu 700 31.2
Thondapally Thondapally Tank 169.24 6.12
Shamshabad Kamuni Cheruvu 107.37 3.88
Narkhoda Mallawani, Cheruvu 140 8.82
Choudariguda Ballavani Cheruvu 48 1.51
2 Saroornagar Nadergul Mansoorkhan Cheruvu 205.39 7.43
3 Rajendranagar Gaganpahad Appala Cheruvu 111.39 4.03
4 Maheswaram Baghmankhal Peddacheruvu 150 7.23
Raviryal Raviryal Tank 1086.36 144.24
Total: 214.46
SOURCE: O/o The Executive Engineer, I & CAD Dept., R.R. Dist. Hyd.
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20
TABLE NO. 3. STATEMENT SHOWING THE PARTICULARS OF MINOR IRRIGATION SOURCES IN
HADA AREA
Sl. Name of the Village Name of the Tank Total Ayacut Area Storage capacity of
No. (Ac-Gts) the tank in
Lakhs Cum.
Shamshabad Mandal:
1. Tondapalli Pedda Bavi Kunta 20-20 0.634
2. Jukal Nalla Cheruvu 32.01 1.005
3. Chinnagollapally Rayanna Cheruvu 81.10 2.549
4. Chinnagollapally Madironi Kunta 12.00 0.377
5. Nanajipur Bokkala Kunta 13.36 0.400
6. Nanajipur Medi Kunta 8.00 0.251
7. Nanajipur Peerla Kunta 9.00 0.283
8. Ghasmiyaguda Jangammavani Kunta 18-14 0.570
9. Peddagollapally Pedda Cheruvu 43-05 1.35
10. Chinnagolconda Madir Cheruvu 73-10 1.23
11. Rasheedguda Sama Cheruvu 39-03 1.23
12. Maqtabahadur Ali Mamidi Kunta 25-17 0.79
13. Hameedulla Nagar Devar Cheruvu 48-23 1.51
14. Sanghiguda Burugu Kunta 14-39 0.47
15. Ootpally Tondupally Cheruvu 37-05 1.16
16. Peddagolconda Bikan Cheruvu 11.18 0.35
17. Peddagolconda Boda Kunta 16.00 0.50
18. Malkaram Sudiyadala Kunta 20-21 0.63
19. Muchintal Gillavani Kunta 43-31 1.36
20. Madanpally Nadla Cheruvu 27-35 0.88
21. Madanpally Nakkala Kunta 8-10 0.26
22. Madanpally Chintula Kunta 9-00 0.28
23. Shamshabad Joshi Kunta 16-23 0.52
24. Shamshabad Oora Kunta 12-32 0.40
25. Shamshabad Burugu Kunta 17-40 0.57
26. Shamshabad Nigasani Kunta 7-10 0.23
27. Ramanjapur Rekula Kunta 35-00 1.10
28. Ramanjapur Kanakala Kunta 35-00 1.10
29. Ramanjapur Venkateswarla Kunta 24-30 0.78
30. Kacharam Erra Kunta 21-20 0.68
TOTAL: 31.224
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Lakhs Cum.
MAHESWARAM MANDAL:
1. Almasguda Mamidikunta 15-00 0.47
2. Mankhal i) Surya Rao Kunta 30-55 0.99
ii) Ragikunta 45-55 1.45
iii) Bommala Kunta 4-00 0.13
3. Kongarakurd-A i) Kothakunta 26-88 0.84
ii) Komatikunta 1-13 0.035
iii) Maisikunta 1-50 0.047
4. Kongarakurd-B Akulavani Kunta 4-28 0.134
5. Srinagar i) Bavanla Kunta 22-07 0.69
ii) Gumilla Kunta 6-00 0.19
iii) Turmilla Kunta 19-30 0.60
iv) Jakkula Kunta 4-79 0.15
v) Vengalai Kunta 7-11 0.035
vi) Tummala Kunta 8-19 0.260
RAJENDRANAGAR MANDAL:
1. Laxmiguda Maddi Kunta 7-17 0.23
2. Mailardevpally Mailardevpally Kunta 70-35 2.20
3. Jalpally Umda Sagar NA NA
Total: 2.43
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22
Lakhs Cum.
SAROORNAGAR MANDAL:
1. Almasguda i) Pochamma Kunta 7.64 0.59
ii) Komati Kunta 14.12 1.10
2. Mamidipally i) Sai Kunta 2.00 0.160
ii) Kankaiah Kunta 2.82 0.220
iii) Ongoni Kunta 2.80 0.220
3. Nadergul i) Marribaikunta 2.88 0.220
ii) Lingalkunta 0.80 0.060
iii) Bestavani Kunta 2.48 0.190
iv) Bidee Khan Kunta 3.61 0.280
v) Vani Kunta 2.48 0.190
vi) Reddy Chervu 8.92 0.690
vii) Kothavani Kunta 5.75 0.450
viii) Poikamma Kunta 9.25 0.720
ix) Bathulakunta 6.45 0.500
x) Nancheruvu 14.50 1.130
xi) Marri Cheruvu 14.50 1.130
Total: 7.779
IBRAHIMPATNAM MANDAL:
1. Adibhatla i) Gunjji Vani Kunta 1.20 0.09
ii) Chinnila Kunta 6.00 0.46
iii) Yellamabavi Kunta 3.50 0.27
2. Kongara Kalan Kothacheruvu 15.30 1.19
HAYATHNAGAR MANDAL:
1. Turkayamjal i) Govu Kunta 0.81 0.063
ii) Yenugu Kunta 2.47 0.192
iii) Errakunta 2.00 0.160
iv) Gangaraju Cheruvu 14.50 1.130
2 Turkayamjal Masab Cheruvu NA NA
2. Kongara Kalan i) Dathar Cheruvu 10.09 0.780
ii) Kannarapa Kunta 4.00 0.310
3. Mangalpally Suraiah Kunta 7.25 0.560
4. Patelguda Sahelgutta Kunta 10.00 0.780
TOTAL: 3.975
Source: State Minor Irrigation Department & respective MRO Offices
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1.7 EXISTING MAIN ROAD NETWORK IN HADA AREA:
The following highways pass through the HADA area:
National and State Highways:
National Highway No. 7 (Bangalore Highway) 20 km
State Highway to Sri Sailam 15 km
State highway to Nagarjunasagar 17 km
Old Kurnool Road 3 km
Major district roads:
1. Shamsabad - Narkhoda - Hayatabad Road 26 km
2. Lakshmiguda - Jalpally - Mamidpally Road 7 km
3. Pahadi Sharif - Raviral - Kongara - Mangallapally Road 12 km
4. Maheshwaram Road 5 km
5. Pedda Shapur - Jukal - Chowdaryguda - Narkhoda Road 16 km
8. Himayatsagar - Shamsabad Road 12 km
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24
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2.1 THE TERMS AND CONTEXT
The Government simultaneously with the task of undertaking up the development of the proposed
International Airport (refer Appendices for details regarding the International Airport), delineated a
Special Development Area under the aegis of the Andhra Pradesh Urban Areas (development) Act,
1975. This Special Development area called the Hyderabad Airport Development area admeasures about
459 sq. km covering 70 revenue villages and all falling in Ranga Reddy district. Of these, about 50% of
the villages and area were covered in the erstwhile Hyderabad Development Area under the jurisdiction
of HUDA.
The HADA entrusted the task of the preparation of the Master Plan to HUDA. With the declaration of
the HADA area and constitution of the HADA Board, this area is now a separate entity. The Government
set up the HADA Authority in January, 2002, comprising of the Special Chief Secretary to Government,
Transport, Roads & buildings Department as the Chairman, the Principal Secretary to government,
Municipal Administration & Urban Development, the Managing Director, Andhra Pradesh Industrial
Infrastructure Corporation (APIIC), and the Vice-chairman, Hyderabad Urban Development Authority
(HUDA) as members. The Vice-Chairman of HUDA is also the Vice-chairman of the Hyderabad Airport
development Authority.
The HADA Board immediately undertook the task of preparation of the Master Plan for the entire
HADA area that would serve as the basic framework for promoting and regulating the planned and
effective development of the Hyderabad Airport development Area. After a series of Meetings and
discussions, which formulated the basic approach to the Master Plan, the HADA Board decided to
entrust the task of preparation of the Master plan to HUDA.
HUDA set about the task of the preparation of the Master Plan in April 2002.
Although the HADA area has been carved out as a separate area for planning and development, it is
functionally an integral part of the Hyderabad metropolitan area and would continue to be influenced
and would in turn influence by the developments of Hyderabad. It cannot be a separate entity and
would continue to have strong functional linkages with Hyderabad, and would become an important
sub-centre of Hyderabad in due course. The HADA area would develop as a major infrastructure node
and would attract support based economic activities, which need to b properly channelised in a planned
manner.
The HADA area at best can be construed as a functional zone within the Hyderabad Metropolitan area
with the Airport and related support activities as its main functions. Thus any planning for HADA area
has to be within the sub-system of the planning for the Hyderabad metropolitan area and needs to be
integrated with it.
Basing on the above, and the discussions that were held from time to time with professionals,
administrators and officials, the broad objectives that are addressed in the preparation of the HADA
master plan and the points that were taken into consideration of the approach to the preparation of the
Master Plan by HUDA are:
CHAPTER 2
MASTER PLAN OF HADA AREA
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26
(a) To ensure in the Master Plan that the activities around the proposed Shamsabad International Airport are
complementary and integrated to the Airport activities;
(b) To ensure safety of the Airport operations by judiciously planning appropriate land use and zoning of areas
and activities so as to be in harmony with the Airport and not hinder the activities of the Airport;
(c) To protect the Catchment area (portion falling in HADA area) of Himayatsagar lake;
(d) To facilitate for proper access to and fro the proposed Airport with Hyderabad as well as other parts of the
State;
(e) To promote and encourage Airport related and support activities especially hospitality based, tourism and
recreation based activities and similar high-income employment generating activities;
(f) To make provisions and promote well planned residential sectors to cater to the service population and other
support activities of the proposed Airport, the Hardware Park and other work centres;
(g) Proposals for declaring Special Economic zones that would complement and supplement the Airport activities.
(h) Keeping in view the restrictions along the Airport Air Funnel Zones as well as the prohibition of development
activities in the Catchment area of Himayatsagar Lake propose land uses and zoning regulations that would
address these limitations and restrictions;
(i) Propose a rational Circulation network that would serve the area as well as improve the accessibility of the
area not only with Hyderabad but also with the regional network. The Circulation network and structure
should be like Chandigarh or New Delhi. The above Plan should have a very clear and well-defined hierarchy
of circulation network with good and broad roads. All roads should be straight and the junctions should be at
right angles.
(j) Keeping in view the limitations in future provisions of infrastructure network like water supply, drainage and
electricity, (viz., sharing the same systems as that of Hyderabad metropolitan area) plan for an incremental
development strategy of the area.
(k) The HADA Master Plan should be prepared with emphasis on being a totally development friendly plan. The
development regulations are required to be development-friendly and promotion oriented All development
regulations aspects as well as land use zoning and permitting of activities has to be simplified and liberalized.
They should be made as clear and development friendly as possible so that people/developers have wide
choice and freedom to develop all types of activities and uses except objectionable industrial uses.
HUDA set about the task from a scratch, beginning with the preparation of basic data, maps and Base map. It undertook
the assistance of the planning students of the School of Planning & Architecture, Jawaharlal Nehru Technological
University, Hyderabad in the Base map preparation, existing land use surveys, basic data collection and analysis and
other surveys. It took the assistance of a local planning consultancy firm M/s Adapt Consultants headed by a young
Urban Planner, Sri Maheep Singh Thapar for the Conceptual Planning, computerization/digitisation of the plans,
drawings and other logistic support for the Draft Master Plan.
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The HADA area comprises of the following existing land uses:
TABLE NO. 4. EXISTING LAND USE OF HADA AREA (MAY, 2002):
Sl. No. Land Use Extent in Ha Percentage
1 Dry Agriculture 20768.60 45.27%
2 Wet Agriculture 8040.80 17.51%
3 Layout Plots area 3277 7.14 %
4 Vacant land 2809 6.12 %
5 Industrial 600.30 1.30 %
6 Forest Land 1696.53 6.59%
7 Poultry sites 703 1.53 %
8 Institutional 259 0.56 %
9 Settlements 1170.10 2.55 %
10 Garden/Orchard 560.3 1.22 %
11 Brick Kilns 73.7 0.16 %
12 Residential Colonies 547.40 1.19 %
13 Transportation 71.5 0.15 %
14 Public Utilities 2106.60 4.60 %
15 Hillocks 680.40 1.48 %
16 Water Bodies 1229 2.67 %
TOTAL 45896 100.00
Source: Civic survey conducted through Planning students of JNTU
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28
From the existing Land Use Table it can be inferred that more than 49 % of the HADA area comprises of agriculture and
allied uses, while the area under habitation is less than 6 %. The area under natural resources area is about 8 %.
2.2 PROPOSED OVERALL STRUCTURE
The overall structure of HADA area proposed is basically linear and is dictated by:
(a) the East-West Airport configuration,
(b) the location of Hyderabad City on the North
(c) the restrictions imposed by the Catchment area of Himayatsagar lake
(d) the planning for the proposed Airport Township and the Hardware Park and related support activities in the
south of the Airport.
2.3 POPULATION ESTIMATION FOR THE PLAN PERIOD
The conventional population projections as per mathematical methods may not apply for HADA area as the area is
mostly a Greenfield area with moderately growing village settlements. Hence the population estimates have made basing
on the expected trends of development, development policies, and the employment expected to be generated.
Being in proximity of Hyderabad city, especially Old City, major population distribution and migration is expected -
(a) as a result of the major thrust of the government, and role of public agencies envisaged as facilitators of
development;
(b) the policies for attracting population to the new green field areas of HADA area;
(c) the attraction of Airport, Hardware park and other support activities with a work force of about 7 lakhs;
(d) the attraction of new and planned developments by opening up the areas for planned development with well-
planned sectors, etc.
Population estimates based on the above assumptions and up to the Plan Period of 2021 are as follows:
High Rise Promotion Zone (HPZ) 7.05 lakhs
Medium Rise Promotion Zone (MPZ) 8.987 lakhs
Low Rise Promotion Zone (LPZ) 2.86 lakhs
Natural growth of settlements, incidental population in Work centers, in Institutional Use zones, etc
0.994 lakhs
TOTAL: 19.889 lakhs (estimated population of about 20 lakhs)
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2.4 SECTOR TYPE PLANNED DEVELOPMENT
The areas for residential and other support community activities have been proposed on the Sector type development
concept which is prevalent in many of the new Master Plans in the country like Chandigarh, Gandhinagar,
Bhuvaneshwar, NOIDA, New Bombay, etc.
A total number of 273 Sectors with rectangular grid iron pattern have been proposed. The average area of a sector is 80
Ha. The population of each Sector ranges from 4000 (for Sectors in LPZ) to 20,000 (for Sectors in the HPZ). Most of the
Sectors are oriented in cluster form around a central square and aligned generally at an angle to avoid the direct morning
and evening sunlight and the rains. The circulation network is well defined as Primary Network (comprising of existing
highways and proposed Ring Road of 45 mt to 60 mt width), Secondary Roads of 36 mt width (136 feet) which are the
Sector roads, and arterial and sub-arterial roads of 25 mt and 18 mt respectively so as to have a definite hierarchy of
movement and to preserve the character of the various Sectors.
The Sectors are categorized as High Rise Promotion Zone (HPZ), Medium Rise Promotion Zone (MPZ) and Low Rise
Promotion Zone (LPZ) respectively which are based on the location, environmental characteristics, and intended intensity
of built form and character. These are dictated by virtue of the Airport configuration and location of the air Funnel zones
which extend to 15 km on either side of the runway ends and with width varying upto 5 km at the end of the Air Funnel.
The main public amenities, social and community facilities are proposed at the Central Squares that would not only have
the public utilities, social and cultural facilities but sector level shopping and commercial facilities around a central large
open space for recreational and green space purposes. Each central square would be distinct and serve the community of
average four sectors clusters.
TABLE NO. 5. DETAILS OF POPULATION DISTRIBUTION AS PER PLAN
ZONE Area in Ha Net area in Expected Population
Residential dwellings expected
(in lakhs) (in lakhs)
1. High Rise Promotion
Zone (HPZ) 7050 705 Ha 1.01(@ 200 du/Ha) 7.0500
2. Medium Rise Promotion
Zone (MPZ) 7190 3595 2.828 (@ 50 du/ha) 8.9870
3. Low Rise Promotion
Zone (LPZ) 5720 572 57,200 (@ 10 du/ha) 2.8600
5. Institutional & Special Reservation
Zone 3126 782 1564 (@ 5 du/Ha) .0782
6. Work centers 1719.61 176 880 (@ 5 du/ha) .0440
7. Natural growth of settlements .8700
TOTAL POPULATION ESTIMATE OF HADA AREA 19. 8890
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30
2.5 THE OVERALL STRUCTURE CONSISTS OF
2.5.1 The Primary Circulation Network:
1. The alignment of the Outer ring Road of 75 mt right-of-way indicated in the Draft Master plan is only
tentative. As it is an ongoing Project of HUDA, the said alignment is liable to be modified and would
therefore be subject to the said HUDA Project requirements. The adjoining land uses are to be read/
interpreted accordingly.
2. The primary roads are proposed to cater to the smooth movement of the inter-city traffic and besides,
would help in coping with the increased traffic movement between the various Sectors and functional
areas of HADA area. The Rights-of-way have provisions to cater for mass transit system to be designed
separately and accordingly. Besides the above Primary road network, the following primary roads have
been identified for development. These are:
Road alignment description
1. Bangalore National Highway
2. HUDA Outer Ring Road
3. Srisailam State Highway
4. Nagarjunasagar State Highway
5. Old Kurnool Road and Inner Ring Road
6. Gaganpahad-Jalpally-PahadiSharif-linking
NH-7 with Sri Sailam State Highway
7. Mailardevlayy-Jalpalli-Mamidpally- linking
the Inner ring Road & Sri Sailam Highway
8. Santoshnagar-Almasguda-Nadergul-Turka
Yamjal- Adibhatla- Kongara- Yeliminedu
9. Mamidpally- Raviral- Kongara-mangalpalli-
linking Nagarjunasagar Highway
10. Shamsabad Loop Road connecting NH-7
with Sri Sailam Highway via Mamidpally
11. Gandiguda-Galwaguda-Mankhal-linking
Nh 7 with Sri Sailam Highway
12. Pahadi Sharif- Sultanpalli-Kurmalguda-
Nadergul-Kammaguda-linking Sri Sailam
Highway with Nagarjunasagar Highway
13. Mankhal-Raikunta-link road to
Maheshvaram main road
14. Srinagar- Kongara kalan link road
15. Nadergul- Turka Yamjal- Nagarjunasagar
Link Road
16. Adibhatla- Manneguda- Ramdaspalli Link
road
Right-of-way
60 m with 6-lane carriageway; central
median; service roads
75 m with provision of 15 m R.O.W for
railway line, with 6-lane carriageway;
central median; service roads
45 m with 4-lane carriageway; cntral
-do-
-do-
-do-
-do-
-do-
-do-
-do-
-do-
-do-
-do-
Length (in km)
20
42
15
17
3
7
13
15
18
8
14
15
8
8
8
8
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32
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34
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36
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38
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2.5.2 The Secondary Circulation Network:
All the inter sector level circulation roads that link the sectors are 36 mt (120 feet) Right-of way and
inclusive of 9 mt (30 feet) Service roads on either side. These are 33 in number. The details of the secondary
sector level roads are shown in the table below.
Besides the above 36 mt roads have been proposed in the Bio-Conservation Zone. These are 7 in number.
Some of the major existing village roads have also been proposed to be 36 mt wide. The details are as
follows:
TABLE NO. 6. DETAILS OF PROPOSED SECONDARY ROAD NETWORK IN HADA AREA
Road Notation
S 1
S 2
S 3
S 4
S 5
S 6
S 7
S 8
S 9
S 10
S 11
S 12
S 13
S 14
S 15
S 16
S 17
S 18
S 19
S 20
Proposed alignment
North of HUDA Maitrivanam Complex, encircling Umda sagar and linking P
7 Road near Mamidpalli(V)
Linking Railway line road near gaganpahad Industrial area to P 7 Road near
Umdasagar
Linking Old Kurnool Road ( P 5 Road) and S 4 Road north of Madannaguda
Reserve Forest
Linking Raliway line road near Satamari (V) and P 7 Road south of Jalpalli (V)
Linking S 2 Road and P 10 Road east of Madannaguda Reserve Forest
Airport Approach Road linking ORR ( P 2 Road) and south of Kamuni
Cheruvu and Srisailam highway ( P 3 Road) near Hardware Park
Linking P 13 Road with S 8 road north of Mankhal (V)
Linking South Airport Road (S 11 Road) with S 9 Road at Mankhal (V)
Linking P 13 Road and Srisailam Highway ( P 3 road) north of Masjidgadda
Reserve Forest
Linking P 13 Road with Srisailam Highway south of Imamguda settlement
Linking S 9 Road and Maheshwaram Road near Mankhal Cheruvu
Linking Sardarnagar Road near Tukkuguda with P 8 Road north of Kongara
kalan settlement
Linking Srisailam Highway ( P 3 Road) at Tukkuguda and S 9 Road east of
Mankhal settlement
Linking S 12 Road south of Nala with P 14 Road
Linking Srisailam Highway south of Imamguda settlement with P 18
Road(continuation of S 10 Road)
Linking Srisailam Highway with ORR (P 2 Road) near Sardarnagar (V)
Encircling Raviral Cheruvu on the west
Linking P 18 Road near Raviral Cheruvu with S 20 Road near Raviral Reserve
Forest
Linking ORR (P 2 Road) near Raviral Reserve Forest with P 1 4 Road near
Kongara settlement
Linking P 14 Road with S 20 Road at Adibhatla settlement
Length in km
8.5
2.0
3.0
4.0
3.5
9.5
3.5
2.5
4.5
4.0
4.5
7.5
2.5
1.5
4.0
2.0
1.5
3.0
6.5
3.0
HADA_Bk.p65 14/10/2003, 4:24 PM 39
40
Road Notation
S 21
S 22
S 23
S 24
S 25
S 26
S 27
S 28
S 29
S 30
S 31
S 32
S 33
S 34
S 35
S 36
S 37
S 38
S 39
Proposed alignment
Linking ORR near Raviral Reserve Forest with P 12 Road near Kurmalguda
settlement
Linking S 22 Road with P 16 Road parallel to ORR
Linking P 16 Road near Manimutyal kunta settlment with Povharam Road
Linking P 8 Road with S 24 Road south of Sahibguda hamlet
Linking P 8 Road with Sagar Highway (P 4 Road) south of Kadirabad
settlement
Linking Alamasguda Road with P 16 Road west of Mutyam Chruvu near Turka
Yamjal
Linking Sagar Highway near Masab Cheruvu with Brahminpalli Road
Linking ORR near RCI/DRDL and S 27 Road near Kammaguda settlement
Linking S 27 Road with Sagar Highway (P 4 Road) near Turka Yamjal Junction
Linking Sagar Highway ( P 4 Road) with Brahminpally settlement
Linking Gurramguda settlement withAlmasguda Road
Shamsabad West Loop Road south of HUDA Complex
Linking S 39 Road with NH7 (P 1 Road) at Gaganpahad (Outer Road)
NH 7 (P 1 Road) at Tondapally (V) to Rayannaguda (V) via Kacharam
NH 7 ( P 1 Road) at Palmakul (V) to Kacharam via Jukal
NH 7 (P 1 Road) at Madannapalli to Narkhoda Road
Nanajipur to S 36 Road
Nanajipur to S 29 Road
NH 7 (P 1 Road)at Tondapalli to Kotwalguda Outer loop Road
Length in km
3.0
2.0
7.0
3.0
6.0
6.0
1.0
7.5
7.0
6.0
2.0
3.0
2.5
9.5
9.0
7.5
4.5
9.0
10.0
TABLE NO. 7. OTHER EXISTING MAJOR VILLAGE ROADS PROPOSED TO BE UPGRADEDLENGTH IN
HADA AREA AS SECONDARY ROADS TO 36 MT WIDTH
1 Shamsabad Golkonda Khurd Kolampadkhal Road 9 km
(realigned along the Western Boundary of Airport & forms part of ORR)
2 Mankhal- Maheshwaram Road 3.5 km
3 Narkhoda- Chowdaryguda- Pedda Shapur NH-7 Road 5.0 km
4 Mangalapalli- Koheda- Ramoji Film city road 5.5 km
5 Shamsabad- Narkhoda Hayatabad- Shapur Road 16 km
TOTAL MAJOR ROAD LENGTH PROPOSED FOR DEVELOPMENT:
(a) Widening of major Highways (primary Roads) : 55 km
(b) Widening of existing village roads: 66 km
(c) Outer Ring Road Proposed in HADA: 42 km
(d) New Secondary Sector Roads proposed ( 36 mt.) 196 km
(e) Other Secondary Roads proposed: 350 km
TOTAL : 709 km
HADA_Bk.p65 14/10/2003, 4:24 PM 40
2.5.3 Arterial and Sub-Arterial Roads
The arterial and sub-arterial roads comprise of the connecting roads within the sectors and the neighbourhoods
and within the major activity areas mentioned in the foregoing pages and have been identified on the Master Plan,
These as well as the area level details are to be detailed out at the time of taking up the Land Pooling Schemes and
layout Development Schemes and shall be within the framework of the above Primary Roads and secondary
Roads network.
The Arterial Roads are of 25 mt (80 feet) Right-of-way with a 4-lane carriageway.
The Sub-Arterial Roads are of 18 mt (60 feet) Right-of-way with a 3-lane carriageway. These also include all
the existing village roads other than those mentioned above.
2.5.4 Proposed Rail Links:
The MMTS (Multi Modal Transport System) of the Hyderabad Metropolitan area is proposed to be linked with the
HADA area all along the proposed Outer Ring Road, viz.,
1. Linking Cyberabad Station to Umdanagar Station (along the HUDA Outer Ring Road alignment)
2. Linking Umdanagar Station to Proposed Phase I Airport Terminal
3. Linking Umdanagar Station to proposed Hardware Park (extension of the above line) and thereafter extending
up to Hayatnagar along the HUDA Outer Ring Road.
The links 1 and 2 above are proposed to be taken up under the MMTS as Phase III, while the link 3 is proposed
under Phase IV of the MMTS.
2.5.5 Other Transport Requirements
APSRTC Bus terminals at Airport terminal & Hardware Park are proposed.
Bus service to various nodes Hyderabad city, viz., Charminar. Afzalgunj, Koti, Mehdipatnam, Secunderabad
Station, Ameerpet, Lakdi-ka-pul, Secretariat, SR Nagar, Kukatpally, Begumpet, Tarnaka, etc.
District Bus services to various inter cities, viz., all district headquarters & major cities like Vizag, Vijayawada,
Tirupathi, Warangal, Guntur, Kurnool, Nizamabad, Karimnagar, etc.
For facilitating mass transport movement between the sectors and the main Hyderabad city, all the primary
roads are proposed to have an exclusive 2-lane dedicated bus-way as part of the central median, which could
be upgraded as LRT (Light Rail transit) System at a future date (see road cross sections).
A Truck Terminal has been proposed at the junction of the ORR (P2 road) and the Srisailam Highway (P3road)
at Tukkuguda.
Similarly, a viable bus system needs to be proposed for the inter-sectoral movement along the secondary road
network. This would be taken up as part of the detailed area level planning when the sectors develop.
There is an existing bus station at Shamsabad that caters to both the Hyderabad suburban services as well as
the district services. New Bus stations are proposed at the Airport Terminal, Hardware park, Mankhal Town
Center as well as within the central squares of the sectors as follows:
(i) In the Central squares nos. CS #1, CS # 3, CS # 5, CS # 7 and Cs # 9 respectively. These would be an
integral part of the central amenities and facilities complex required to be developed.
Traffic islands in form of rotaries (of radius 60 feet) are proposed at the following eight junctions:
OR # 22 near Sardarnagar, OR # 23 near Raviral RF, OR # 24 near Turkayamjal, OR # 20 near Raikunta, OR # 19
near Bahadurguda, OR # 18 near Poshettiguda, SSH near Pahadi Sharif, and NSH near Manneguda
respectively. The intersections of all the major Primary Roads (P roads) and the Secondary Roads (S roads)
would have similar rotaries.
HADA_Bk.p65 14/10/2003, 4:24 PM 41
42
Seven Grade separators are proposed at the following junctions:
OR # 16 near Shamsabad, NH7 near Shamsabad, OKR near junction at NH7, OR # 17 at Airport approach
junction, OR # 21 at Tukkuguda, SSH near Sardarnagar, NSH near Injapur respectively.
2.6 ENVISAGED URBAN STRUCTURE AND FORM:
The Master Plan at this stage has only delineated a broad framework for the HADA area with proposed development
zones and allied activities by earmarking well-defined sectors with a basic urban form by proposing the developments
as HPZ (High Rise Promotion Zone), MPZ (Medium Rise Promotion Zone) and LPZ (Low Rise Promotion zones
respectively.
The internal layout and mix and type of residential and allied developments are made flexible and proposed to be
achieved through land pooling schemes and layout development schemes. These would depend upon the assemblage of
lands, type and range of developments undertaken by the licensed developers and would be guided by the development
promotion regulations detailed out in Section 2.
Thus the envisaged urban form is one that is generated by the market forces and private sector initiatives, since in the
entire HADA area, the role of HADA is that of a catalyst and facilitator with bulk of the activities engineered and promoted
through licensed developers and private sector participation.
The developments proposed would be a mix of residential types with flexibility on the type, scale and location of
residential developments with mixed and supporting uses and activities like local shopping, educational, health and
recreational facilities. These would however, be guided by the road network and the assemblage of land/plot requirements
so as to have, on one hand flexibility and freedom and choice of location, while on the other hand, have a fair amount
of segregation of activities which are required to preserve the environmental quality of the residential neighborhoods
and that are driven by the land economics. To achieve these, separate urban design guidelines for sites abutting the major
primary and secondary road networks would need to be evolved.
To cater to the poor and EWS housing, 5% of the developed area are required to be set apart for such housing that would
be group housing type and as per AP State Housing Corporation norms, and which is expected to accommodate upto
20% of the population of the envisaged development in the Sector.
2.7 PROPOSED ACTIVITY STRUCTURE
In the HADA Master Plan proposals, the following is the broad activity structure:
(a) The main central activities and work center area
Viz., Airport area and adjoining support activities in the form of Inland Freight Container zone, warehousing
area, Export Promotion Zone, the Hardware Park, and industries ancillary to the Airport activity and Truck terminal
area. An effort has been made to evolve an appropriate framework to promote these and other support activities
that would basically revolve around the Airport and the Hardware Park. These are along the Sri Sailam State
Highway proposed as 60 mt and the proposed Outer Ring road of 75-mt right of way. The Mankhal Town center
is proposed in the vicinity of the above and the junction of the above two main primary roads.
(b) The development activities zones
Proposed as well defined sectors, viz.,
(i) High Rise Promotion Zone (which falls outside the Air Funnel zone) along the Sri Sailam State highway,
portion of the proposed Outer Ring road near Nadergul, portion of the Nagarjunasagar state highway near
Turkayamjal respectively. In this zone higher order and intensive activities like central commercial, high rise
apartment complexes and allied support activities are envisaged.
(ii) Medium Rise Promotion Zones located mainly south and mainly towards east of the Airport area and hardware
Park. These would be developed as well-defined residential sectors.
(iii) Low Rise Promotion Zones located in and around environmentally sensitive areas like water bodies and
courses, Reserve forest areas, other serene topographical areas, etc so as to help conserve these natural areas.
HADA_Bk.p65 14/10/2003, 4:24 PM 42
TABLE NO. 8. PROPOSED LAND USE:
Sr. No. Proposed Land Use Extent in Hectares Percentage of
Urbanisable area
1. High Rise Promotion Zone (HPZ) 7050 17.97
2. Medium Rise Promotion Zone (MPZ) 7190 27.00
3. Low Rise Promotion Zone (LPZ) 5720 20.35
4. Recreational Use (including water bodies) 2546 9.06
5. Institutional & Special Reservation Zone 3126 11.12
6. Work centers 1719.61 6.11
7. Transportation Zone 2349.87 8.39
8. Sub-total: Urbanisable area 28101.48 100 (61.22)
9 Bio-Conservation Zone(BCZ) 17794.52 (38.77)
10. Total HADA Area 45896 100
(c) The Bio-Conservation Zone
The area falling in the prohibited zone of the Catchment area of Himayatsagar lake which is located mainly to the
west of the Airport area and basically along the NH-7 and south of the Himayatsagar lake and other natural areas
like Reserve Forests, etc. are designated as Bio-Conservation Zone in the Master Plan so as to protect and
conserve this area.
The above proposed activity structure strives to achieve a balanced community with adequate space standards
and infrastructure provisions.
2.8 PROPOSED LAND USE
The following are the proposed land uses for the HADA Area:
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44
TABLE NO. 9. PROPOSED ZONING
Development zone Number of Area covered Population density Population envisaged
sectors by sectors envisaged (PPH) in each Sector
High Rise Promotion Zone 70 7050 Ha 250 20,000
Medium Rise Promotion Zone 108 7190 Ha 150 12,000
Low Rise Promotion Zone 76 5720 Ha 50 4000
Total/Average 254 19960 Ha 150 12,000
The residential activities are proposed to be promoted mainly through the private sector by associating the licensed
developers who would assemble large chunks of lands and develop through Land Pooling Schemes, and by developing
all the area level and internal infrastructure. For this, two grades of level of infrastructure are proposed: grade I with
complete infrastructure facilities and Grade II with incremental and basic infrastructure facilities. The licensed developers
can opt for either of thee two, but are required to declare the same in their sale ventures.(For details refer to Regulation
31 of the HADA Development Promotion Regulations)
2.9 AREAS PROPOSED AND POPULATION DISTRIBUTION
28,101 Hectares or 281 sq. km has been proposed in the Master plan as the urbanisable area. This works out to about 61
% of the HADA area.
In the Master Plan, a basic distinction has been made for the various types of residential and allied Promotion, viz., High
Rise Promotion Zone, Medium Rise Promotion Zone and Low Rise Promotion Zone.
The planning of infrastructure and utilities is currently undertaken by independent agencies each of who develop their
own plans and programmes. However, the planning of facilitating for main infrastructure services would be coordinated
according to the Draft Master Plan projections and proposals, land use planning and future developments. Provisions
are made for land use /space requirements in respect of particular services such as major utilities installations, common
pipelines corridors and drainage etc. The HADA shall in coordination with the public and functional agencies enhance
the provision of infrastructure utilities and services and ensure that they are reliable and sufficient to meet the needs of
the people.
HADA_Bk.p65 14/10/2003, 4:24 PM 44
Besides the above, the following 19 Sectors have been identified as Village-Sectors for development.
LIST OF MAIN VILLAGE SITES FOR DEVELOPMENT AS SECTORS
1 Mailardevpally
2 Laxmiguda
3 Jalpally
4 Gaganpahad
5 Satamrai
6 Shamsabad
7 Mankhal
8 Raviral
9 Adibhatla
10 Kongara Kalan
11 Nadergul
12 Turka Yamjal
13 Mangalapalli
14 Patelguda
15 Bongulur
16 Sardarnagar
17 Gurramguda
18 Tukkuguda
19 Kurmalguda
HADA_Bk.p65 14/10/2003, 4:24 PM 45
46
There are totally 273 Sectors proposed with a cluster of average 4 Sectors around an area level open spaces and amenities
facilities. The average size of a Sector is about 80 Ha, while the average population catered to would be 12,000.
In the Sectors of the High Rise Promotion Zone, basically group housing complexes and higher order commercial,
institutional and central functional activity area envisaged. Multi-storeyed buildings would be allowed but with a
premium on additional floors and built up area over and above 3 floors or 10 metres height, is applicable and would be
allowed by trading with/transfer of Transferable Development Rights (TDR) from elsewhere.
In the Sectors of the Medium Rise Promotion Zone, normal residential plotted development, and Group Housing, and
sector-level /local level shopping and allied support activities would be allowed with a maximum permissible height up
to 15 metres.. In this zone too, after a height of 10 mtrs or 3 floors, premium on floors and additional built up area is
applicable and would be allowed by trading with/transfer of TDR from elsewhere.
(Refer Regulation 18 and 19 of the HADA Development Regulations)
In the Sectors of the Low Rise Promotion Zone, only Garden Housing or bungalow type development would be allowed
with height up to 2 floors for residences. No premium on built up area by way of TDR transfer would be allowed.
Essentially low rise and low density and extensively spread out developments designated in areas falling in the Air
Funnel Zone, Natural areas within the vicinity of major lakes and wet lands which are under threat of being converted to
intensive non-agricultural development uses and that need to be conserved wherein the type of development needs to be
controlled and which otherwise are prone to rapid development in view of their locations are encouraged.
The Low-rise Promotion Zone would strive to promote conservation with desired Eco-friendly development in the
identified ecologically fragile areas.
The above zones and envisaged urban built form are based not only on the assumption of catering to the different income
groups and the aspects of housing preference and affordability and the plot sizes, but also the development restrictions
and constraints required to be imposed as mentioned above.
The EWS Housing development in all the Sectors would be facilitated through the AP State Housing Corporation.
TABLE NO. 10. SHOWING HEIGHT ALLOWED AS PER PRESCRIBED ZONES
Locational aspect
Outside the Air Funnel
zones and along prime
access roads
Mostly in dry and
vacant agriculture
lands. Some of the
Sectors come within
the Air Funnel zones
Ecologically fragile
areas, rich agriculture
areas and coming in
Air Funnel zones
Free Height
allowed
3 floors or 10 mt
3 floors or 10 mt
2 floors or 6 mt
Total height
allowed
No restriction,
but subject to
Airport
Authority
clearance
5 floors or 15 mt
2 floors or 6 mt;
3mt for
amenities
buildings
TDR premium
applicability
Yes, required to purchase
from TDR Certificate holder
for height above 10 mt
Yes, required to purchase
from TDR Certificate holder
for height above 10 mt
No,
not applicable
Development
zone
High Rise
Promotion
Zone (HPZ)
Medium Rise
Promotion
Zone (MPZ)
Low Rise
Promotion
Zone (LPZ)
HADA_Bk.p65 14/10/2003, 4:24 PM 46
All new developments in the above zones and sectors are to be facilitated through Land Pooling Schemes, and through
licensed developers and a minimum area of 40 Ha has been stipulated. Likewise layout developments mainly for the
interstitial areas are also to be facilitated only through licensed developers and a minimum area of 4 Ha has been
stipulated.
To stimulate area development through Land Pooling Schemes, HADA and other public agencies like the APHB and
APIIC are expected to take a pro-active role and facilitator for this concept so as to initiate and enable the development
gather momentum. To start with they need to show case an area as to how this type of development could be achieved by
taking up a Land Pooling Scheme promotion in the proposed development sectors through a public-private partnership.
Besides the above, HADA has to encourage the land mobilisation and assemblage by licensed developers so as ensure
the systematic and planned development of the new areas proposed in the Master Plan for development. It is suggested
that HADA develop a Habitat Development center which would serve as an interface area for development by housing
the offices of all concerned public and private agencies of development like licensed developers, licensed builders,
architects, engineers, real estate firms, financial agencies, banks, etc all under one roof, with its office located here and
having a separate Cell created for promoting as well as facilitating land assemblage and development.
2.10. INFRASTRUCTURE REQUIREMENTS FOR HADA AREA:
The HADA area being located south of Hyderabad and within the influence zone of the Hyderabad Metropolitan area,
would have to share the same basic and primary infrastructure facilities as that of Hyderabad. Thus the planning and
development of the primary infrastructure network for the HADA area is linked with the development of these for
Hyderabad Metropolitan area which the various functional agencies like the Hyderabad Metropolitan water Supply and
Sewerage Board, the APTRANSCO, the APIIC, the Telecommunications Department, etc need to detail out along with
the requirements of the Hyderabad Metropolitan area. The basic infrastructure requirements for the HADA area are as
follows:
TABLE NO. 11. INFRASTRUCTURE REQUIREMENTS AS PER PRESCRIBED ZONES
ZONE Population Water supply Sewerage disposal Electricity
expected requirement requirements requirements
(in lakhs) (in Mld) (in Mld) (in MW)
1. High Rise Promotion Zone (HPZ) 7.05 95.175 76.14 14.1
2. Medium Density Promotion Zone (MPZ) 8.987 121.324 97.06 17.974
3. Low Density Promotion Zone (LPZ) 2.86 38.61 30.88 5.72
5. Institutional & Special Reservation Zone .07820 1.055 0.84 0.1564
6. Work centers .0440 2.594 2.07 0.088
7. Natural growth of settlements 87000 11.745 9.40 1.74
Total 270.503 216.40 43.6524
HADA_Bk.p65 14/10/2003, 4:24 PM 47
48
A] WATER SUPPLY REQUIREMENTS
TOTAL 270.50 Mld
Sites for ELSRs suggested at Airport, Shamsabad, Gaganpahad, Laxmiguda, Hardware Park _, Mankhal,
Nadergul and at the Central Squares of the respective sector clusters.
Sites for Major Service Reservoir suggested at Mangalapalli at Nsagar Highway and Sardarnagar respectively.
B] DRAINAGE & SEWERAGE REQUIREMENTS
TOTAL 216.40 Mld
STPs at suitable locations viz., Raviral cheruvu, Umdasagar, in the central Squares of the respective Sector clusters,
and near Mangalapalli at Nagarjunasagar Highway)
C] ELECTRIC POWER REQUIREMENTS
TOTAL 43.65 lakh KW
Electric Sub-stations suggested at Golconda Khurd, Nadergul, Gaganpahad, Sardarnagar, Mankhal,
Mailardevpally and in the Sector squares of the respective Sector clusters
D] SOLID WASTE DISPOSAL REQUIREMENTS
TOTAL 995 Metric tons/day
Suitable land fill sites to be identified as part of separate solid waste management project for the HADA area
during the 2
nd
phase of implementation.
2.10.1 Infrastructure Development & Operationalization
The main trunk infrastructure has to be developed and operationalised by the respective functional
agencies like HMWSSB, AP TRANSCO, R & B Department, APIIC, etc. They need to set up respective
zonal offices in the proposed Habitat Development Center so as to guide and give clearances for the main
road developments undertaken by the licensed developers, for the spaces to be dedicated as utility ducts,
etc- so that these are utilized for the main infrastructure facilities as and when they are undertaken by the
respective functional agencies. The typical cross sections of the main roads with proposed utility ducts as
well at junctions are given separately.
The area level infrastructure development, viz., the on-site infrastructure development would be facilitated
through the mechanism of Land Pooling Schemes and layout developments and licensed developers.
To facilitate the main or trunk infrastructure development, the development promotion regulations have
incentives in the form of TDR for facilitating the development of the main road network. However, this
would not cover all major roads and other capital infrastructure facilities like water supply and sewerage,
electricity and solid waste, etc. For these external betterment charges is proposed to be levied which
would be worked separately as part of the financial analysis and implementation strategy. Tentatively,
these would be as follows:
At the rate of Rs. 50 per sq. mt of plotted area for the Land Pooling Schemes and layout development
Schemes
at the rate of Rs. 25 per sq. mt of built up area for any Group housing schemes or housing schemes
or commercial or mixed use development
at the rate of Rs. 10 per sq. mt of site area for industrial and other uses like institutional, educational
etc.
Besides the above, provisions have been made in the Development Regulations making it
mandatory for the licensed developer to hand over 5% of the site area to HADA free of cost in
HADA_Bk.p65 14/10/2003, 4:24 PM 48
respect of any Land Pooling Scheme or layout development undertaken. The HADA would be free
to dispose this site for any residential or commercial purposes and the amount accrued has to be
used for meeting the capital infrastructure development requirements and kept in a separate escrow
account.
HADA has to create and facilitate a separate fund and mechanism called the Capital Infrastructure
development fund. For this, it has to plough back 50% of the development charges and the External
Betterment Charges (EBCs) collected at the time of development permissions, the amount realised
through disposal of sites given to it through the Land Pooling Schemes and layout developments.
This fund will be utilized only for facilitating the main or trunk infrastructure development.
By the above mechanisms, it is expected that the direct burden on the individuals towards cost of
main infrastructure would be distributed.
(Please refer to Annexures)
2.11. SOCIAL INFRASTRUCTURE REQUIREMENTS
All the vacant government lands other than in the Bio- Conservation Zone, are designated as Special
Reservation/Institution Use Zone and would be proposed for Special projects, Regional level social,
cultural facilities educational and medical facilities, and the natural areas and areas of outstanding beauty
among these would be utilized for conservation and tourism projects. In cases where government lands
are alienated to other departments for development, etc. these would be subject to promotion regulations.
(For details refer to Annexures)
2.11.1 Details Of Proposed Central Open Space Squares as Indicated On Plan
Average extent of 25 acres out of which 60% or 15 acres is earmarked for open spaces and
recreational development and balance 40% area is buildable area for public amenities, social,
commercial and other facilities. The details of the locations of the Central Squares are given below:
The local or area level social, economic and cultural facilities, i.e., within each sector, are
required to be done through Land Pooling Schemes and layout development schemes
through private participation (area level recreational open spaces, shopping centers,
community amenities facilities, etc). In Land Pooling Schemes 5% area and in layouts 2.5%
area are to be set apart for these local level social and cultural facilities, in addition to 10%
for open spaces, parks and playgrounds.
(For the minimum site/plot area and other requirements, refer to Regulations 17, 21.8, 29
and 30 of the HADA Development Promotion Regulations)
These are covered in a total number of 49 Sectors and are given below.
HADA_Bk.p65 14/10/2003, 4:24 PM 49
50
Square No.
C 1
C 2
C 3
C 4
C 5
C 6
C 7
C 8
C 91
C 10
C 11
C 12
C 13
C 14
C 15
C 16
C 17
C 18
C 19
C 20
C 21
C 22
C 23
C 24
C 25
C 26
C 27
C 28
Location
Gurramguda
Kammaguda, Turka Yamjal
Turka Yamjal
Ragannaguda
East of Mangalapalli Reserve Forest
Turka Yamjal,Maimutyal kunta
Bongolloor
Mangalapally
Mangalapalli
Mangalapalli
Ferozguda
Kongara kalan
Kongara Khurd
Kongara Khurd
Kongara Khurd
Kongara kalan, Adibhatla
Raviral
Adibhatla
Adibhatla
Nadergul
Nadergul
Nadergul
Raviral near Jonnalguda
Raviral
Srinagar
Mankhal
Mankhal near Pallagadda Reserve Forest
South of Mankhal settlement
TABLE NO. 12. CENTRAL SQUARE NOTATION ON PLAN
HADA_Bk.p65 14/10/2003, 4:24 PM 50
Central Square Notation on Plan
C 29
C 30
C 31
C 32
C 33
C 34
C 35
C 36
C 37
C 38
C 39
C 40
C 41
C 42
C 43
C 44
C 45
C 46
C 47
C 48
C 49
Location
Mankhal
Mankhal
Almasguda near Mankhal
Nadergul Near Raviral Reserve Forest
Sunnam Cheruvu
Mamidpally
Papayya Kumudum
East of Madannaguda Reserve Forest
Jalpally (north of Reserve Forest)
Jalpally (West of Umda sagar)
North of Madannaguda Reserve Forest)
North of Lungerguda
Pashambanda
Satamrai
Gaganpahad settlement
East of HUDA Madhuban Complex
West of HUDA Madhuban Complex
Kunta on Old Kurnool Road, Mailardevpally
North of Railway line, Mailardevpally
West of HUDA Shamsabad Complex, near Nala
North of Kamuni Cheruvu
2.11.2 Educational facilities:
The hierarchy of educational facilities proposed are:
Lower order institutions like schools would be allowed in existing settlements as well as in new
areas but these necessarily need to be sited in independent sites/plots (and would not be allowed
in part of existing buildings)
Higher order institutions like Colleges and other types of educational campuses are allowed only
in new areas and these are necessarily to be sited in independent sites and only on sub-arterial
roads of 18 mt and above. The site requirements and building design standards for educational
buildings are rationalized so as to encourage such educational facilities in own and independent
sites.
Higher order research institutions would be allowed only in Institution Use and Special Reservation
Zone
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52
2.11.3 Health and medical facilities:
The hierarchy of medical facilities proposed are:
Lower order like clinics and dispensaries are allowed in existing settlements as well as in new
areas where they could be sited as part of the Convenience Shopping Centers.
Middle order facilities like Nursing Homes and Health Centers would be allowed only in
independent sites and on sub-arterial roads of 12.2 mt and above in the development zones.
Higher order facilities like Hospitals are allowed in Development zones only on roads 18 mt and
above and also in the Institutional and Special Reservation Zone.
2.11.4 COMMERCIAL FACILITIES
The hierarchy of commercial and shopping facilities are:
Local shops allowed in existing settlements. Row type or mulgees type commercial development would
be discouraged in the HADA area. Commercial and related service activities would be encouraged as
shopping malls type of development in organized and integrated complexes with allowing design
flexibility, incentives and encouragement for commercial malls with mixed development, U-type blocks,
sharing of parking areas, sharing of exterior and interior open spaces, sharing of pedestrian plazas, squares,
patios, and precincts, etc.
Local Shopping Centers would be encouraged in new areas at designated locations of Land Pooling
Schemes and layout development Schemes
Higher order commercial activities with multi-storeyed development would be encouraged in the High
Rise Development zones designated along the Sri Sailam State highway, south-eastern sector of the Outer
ring road and along the Nagarjunasagar state highway. However, these need to have access through
service roads with necessary flaring for proper ingress and egress.
Sector level commercial facilities would be encouraged in the Central squares of the sectors clusters.
2.12. INDUSTRIAL DEVELOPMENT AND WORK CENTERS
HADA area does not have substantial industrial base. The existing industries are located at Mailardevpally,
Gaganpahad, Pedda Shapur and at Mankhal Industrial Estate developed by APIIC. The major existing area at
Katedan on the north and the new industrial developments at Timmapur along the NH-7 in southwest are located
outside the HADA area. The industries are mostly small and medium scale and engineering, and Agro-based.
Because of the restriction of the 10 km Catchment area of Himayatsagar Lake, new industries are not being allowed
in the area.
The APIIC has taken up development of the Hardware Park on the Sri Sailam Highway. Besides this, an Apparel
Park is also proposed to be developed at Mamidpalli. There is also an existing small industrial estate of the APIIC
at Mankhal.
In the Master Plan emphasis have been given for encouragement of non-industrial activities. The area does not
have substantial industrial base. There are existing industries at Gaganpahad, Mailardevpally, Imarat and APIIC
Industrial Estate at Mankhal. These industries are mostly small and medium scale and are mostly engineering and
Agro-based.
However, there are existing industrial estates on the border of the HADA area, viz., Katedan Industrial Estate in
the north and Timmapur Industrial Area (falling in Mehboobnagar District) in the south west along the NH-7.
In view of the objective of the Airport development area, and the restrictions imposed by the Government for
locating industries within the Catchment Area of Himayatsagar lake, polluting and extensive industries would be
discouraged in the area. Therefore emphasis has not been given for major industrial development and expansions
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in view of the nature of development envisaged for the Airport area and its surroundings. Besides this, more than
half of the HADA area is covered by the 10-km restriction of the Catchment area of the Himayatsagar that needs to
be protected and preserved.
Only expansion and extension of the existing industrial areas at Gaganpahad, Mailardevpally, Sardarnagar and
Mankhal have been proposed. All these areas fall outside the restricted area specified by the Government.
The APIIC has undertaken up development of the Hardware Park along the Sri Sailam State highway. Besides
this, an Apparel Park is also proposed to be developed adjoining to the Hardware Park at Mamidpalli.
Besides the above, an exclusive area has been earmarked for Freight Container Zone at Golconda Khurd (West
side of the Airport at the junction of the Outer ring Road and the Airport Approach road and the R&B Road from
Shamsabad to Kolla Padkal. This would have to be undertaken by APIIC or through private initiative as a separate
project.
Similarly, an exclusive Export Promotion and Processing Zone has been earmarked at Mamidpalli on the east side
of the Airport and continuous strip on north side of the Airport and Shamsabad-Mamidpalli proposed realigned
Road north of the Airport. This also would have to be undertaken as a special project through private initiatives.
In the Development Promotion Regulations, provision for service industries and establishments have been made
in the Local Shopping Centers and General Commercial Centers, as it is expected that there would be demand for
these type of service establishments in view of major areas around the Airport being suggested for Export
Promotion zone and Inland freight transshipment zones and a Truck Terminal along the Sri Sailam state highway,
besides HADA being visualized as a major transportation node of the Hyderabad metropolitan area.
All types of obnoxious and hazardous industries, mining, Granite Crushers and quarrying activities are prohibited
in the entire HADA area.
(Refer Regulation 22.8 of the HADA Development Promotion Regulations)
2.13. RECREATION AND TOURISM BASED ACTIVITIES:
Emphasis has been given for promoting and encouraging tourism based activities in the HADA area. This would
be complementary to the Airport activities. These are allowed in all the development zones.
In the proposed urbanisable area, recreational/green belt zones have been earmarked in the foreshores all lakes
and water bodies which could be developed in Eco-friendly way besides conserving the natural areas.
The foreshores of Himayatsagar upto a depth of 2 km have been proposed as Afforestation cum Recreation zone
where dense Afforestation and open recreational activities would be encouraged and required to be developed.
All the Central squares open spaces (25 acres and above chunks) would be developed with greenery, playfields
and open recreational activities. To encourage the private owners to develop these incentives have been
incorporated in the Development promotion regulations.
(Refer to Annexures for details)
In view of the Land Pooling Scheme strategy, large pockets of open spaces would be created (i.e., of extent 1 Ha
and more). These would be used for only area level recreation based activities and greenery.
In HADA area hospitality based activities would be encouraged. Hotels, Motels, resort clubs, convention centers,
etc would be encouraged not only in the HPZ, MPZ and LPZ areas but also in the other development zones like
Institutional zone and to a limited extent in the recreational zone. In the HADA Development Promotion
Regulations, these are categorized as Tourism based recreational activities zone and are allowed in all the
development zones, except the Bio Conservation Zone.
(Please refer to Regulation 22.8 of the HADA Development Promotion Regulations).
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2.14. PROTECTION OF LAKES IN HADA:
HADA area has a large number of lakes and water bodies. The ones near the village settlements are being used for
all various activities by the villages. To preserve and protect these water bodies and to provide with recreational
facilities, in the Master Plan all the water bodies are earmarked for recreational areas with a green buffer zone
ranging from 30 mt to 60 mt. to ensure their future protection against misuse and conversion.
An average of 100 mt recreational belt around major water bodies like the Raviral Cheruvu, Kamuni Cheruvu,
Palmakul Cheruvu, Mankhal Cheruvu, Masab Cheruvu, and the Umda Sagar and proposed as regional recreational
centers with separate projects for lake front development.
A 1km to 2 km. Recreational cum- Afforestation belt around Himayat Sagar Lake and foreshores is proposed.
Intensive Afforestation needs to be undertaken by the HMWSSB in this proposed tract. This could be undertaken
under a (Build, Own, Operate and Maintain (BOOM) Scheme involving the landowners and NGOs so as to protect
and conserve the immediate foreshores of the Himayatsagar lake.
For the first time in our state, all the above natural resources are declared and listed in the Heritage Regulations to
ensure their protection & conservation. (Refer Development Promotion Regulations).
Incentives are given to owners & licenced developers in the form of TDRs who undertake lake-front development.
Likewise, all the nalas are to be preserved as natural drainage areas. Buffer zones inclusive of the nala width of a
total 30 mt have been earmarked along these. Open recreational activities would be allowed in these areas subject
to specific conditions laid down in the Development Promotion Regulations.
The above measures would not only conserve the natural areas, but also help in local ground water recharge and
ensure a supply of water to the villages.
Besides the above, the area south of the airport has been suggested for major open recreational based activities like
golf courses, etc.
TABLE NO. 13. SHOWING HEIGHT ALLOWED AS PER PRESCRIBED ZONES
Lands earmarked for Afforestation cum recreation zone on foreshores of Himayatsagar lake
SL No. Survey numbers
1 Kotwalguda (V):
54, 53, 55, 52, 57, 61, 47, 48, 46, 45, 44, 43, 42,
39, 49, 60, 65, 40, 33, 34, 35, 36, 37, 116, 111,
112, 38, 31, 25, 118, 121, 123, 155, 156, 154, 175, 124, 128, 137, 129, 153,
166,167, 165,164,165,168,170,17,172,160to 170
2 Entire village of K.B.Doddi
3 Entire village of Kavvaguda
4 Entire area covered by Kotwalguda Udafa
5 Narkhoda village:
462, 481, 480, 479, 483, 478, 470, 486, 476, 477, 475, 488, 489, 474, 473, 472,
469, 464, 463, 462, 461, 444, 392, 151, 149, 336 to 343, 348 to 406, 409 to 416, etc
6 Ammapalli village:
1 to 16, 18, 20, 45, etc.
7 Sultanpalli village:
1 to 150, 169 to 206, etc.
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2.15. PROTECTION OF AIRPORT ENVIRONS
Emphasis has been laid on the protection of the proposed Airport and its environs in the Master Plan. For this, the
areas around the Airport have been appropriately planned and zoned, viz.,
(a) No intensive or high rise activities or uses allowed in the Air Funnel Zones
(b) No development activity allowed in the Bio-Conservation Zone.
(c) No multi-storied buildings and structures allowed. These would be considered only in the High Rise
development zone and Special Reservation Zone and with specific clearance regarding the height from
the Airport Authority.
(d) No allowing of slaughterhouses, meat shops, garbage dumps, solid waste disposal sites, poultry farms,
dairy farms/units within the 8 km radius of the Airport.
(e) All buildings falling within the Airport Obstacle Zone to take prior clearance from Airport Authority
(f) All Multi storied buildings and structures to have prior clearance from the Airport Authority.
(g) The adjoining areas around the Airport have been zones for complementary and support activities and
non-residential uses like Freight Container zone, Export promotion zone, major open recreational zone
and No Development zone so as to discourage slums and other types of residential activities that may
hamper the Airport environment.
Care should be taken by the Airport developers to ensure that the Airport terminal design and ancillary
built up structures are sited keeping in view the government policy to protect the Catchment area of
Himayatsagar.
2.16. THE BIO-CONSERVATION ZONE:
The area falling in the prohibited zone of the Catchment area of Himayatsagar lake which is located mainly to the
west of the Airport area and basically along the NH-7 and south of the Himayatsagar lake are designated as Bio-
Conservation Zone in the Master Plan. Only agriculture based activities and open recreational based activities
would be allowed in the Bio-Conservation Zone. Besides these all Reserve Forests covered in the HADA area are
also earmarked as Bio-Conservation Zone. (Refer Developement Promotion Regulations)
2.16.1 The problem of unauthorized layouts in the Bio-Conservation Zone
As is the similar case with the Hyderabad metropolitan area, in HADA area too, there are the problems of
unauthorized and substandard layouts that have been plotted on ground and lands that have been sub-
divided into numerous plots and ownership, especially in the said Bio-Conservation Zone. As per the
survey conducted during the course of the Master plan preparation, it is observed that more than 128 such
ventures have come up. However, there are only plots and roads demarcations on ground and no houses
or structures have come up in these areas of the Bio Conservation Zone.
Most of these have sprung up in ecologically sensitive areas, viz., within the Catchment areas of Himayat
Sagar Lake. These if allowed to be developed, would spell a death knell for the Himayatsagar lake and its
environs. Hence in the Master Plan proposals, due care has been taken to conserve the environs of the
Himayatsagar lake covered in the HADA area.
Therefore, the issue that needs to be addressed at the government level is to work out the ways and means
to mitigate this problem and preserve the Bio-Conservation Zone. One of the options suggested is for the
rehabilitation of the layout developers/promoters and plot owners affected in the catchment areas to
elsewhere. The key to this would be involving the very layout developers/promoters of such ventures
and involving them in the rehabilitation programme and making good the damage and loss created by
them to the fragile and ecologically sensitive areas of the HADA area. (see Annexures for details)
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One area that could be thought of is south of the proposed Airport Township in the Maheswaram Mandal
(which falls outside the HADA area), in Nandupalli and Siglipuram village areas, wherein the government
may-
first freeze the designated area (both in terms of development as well as registration so as to facilitate
the rehabilitation);
compulsorily register the developers/promoters and direct them to submit details of plot owners
covered in the Bio-Conservation Zone;
direct the developers/promoters to acquire equivalent lands in the designated area at their own
cost;
Undertake to develop the same with Land Pooling Schemes and layouts duly approved through
HADA and provide all infrastructure.
Allot the plots on cost-to-cost basis to the plot owners of the respective ventures.
A ratio may be arrived at between the developer, the land owner and the government, so that it
becomes a win-win situation for everybody. Any developer not complying with the above may be
black-listed by the government and not allowed to practice anywhere either directly or indirectly.
The other problem that needs to be tackled is what to do with the lands where plotting has been
done or sub-divided by way of unauthorized layouts within the Catchment area. In the Master
Plan a conscious policy decision has been taken to preserve them as Bio-Conservation Zone. These
lands within the Catchment area would still continue to be under combined ownership with
proportionate share of the individual plot holders and the developer/promoters. These could be
utilized for recreation based, Eco-friendly based activities; and intensive agriculture based activities,
and no use of pesticides and artificial fertilizers, etc. would be encouraged, etc. High-tech agriculture
activities could also be encouraged like horticulture, floriculture, bio-technology based research
activities with minimal built up structures for green house and incidental facilities like bio-tissue
laboratories and cold storage, etc.
Value-added hi-tech agriculture (as prevalent in Bangalore and Pune) could be encouraged in view
of the location of these lands, the soil type, water quality, proximity to the NH-7 and the International
Airport, etc. Popularisation of Hi-tech agriculture on a large scale would essentially require
dedicated power supply, good transport network, good quality water for operations, air cargo
facilities, cold storage facilities, incentives from the government, etc. All these are facilitated in the
Master Plan to make hi-tech agriculture in the Bio-Conservation Zone viable.
The share holding, cooperative and corporate farming, etc would be left to the owner associations
and the biotech firms/recreation development firms, etc. to work out accordingly. There is already
a bio-technology/floriculture/horticulture incentives and encouragement policy of the
government, which is in operation and could be applied to this area of Bio-Conservation Zone of
HADA area. (Refer Annexures)
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With a view to promoting and regulating development activities in the urbanisable limits and other
areas of HADA in an effective and efficient manner, the Development Promotion Regulations have
been made conducive to development.
The HADA Development Regulations have been made more attractive and promotion oriented. They
are made simple, unambiguous and incentive-oriented. A wide choice and flexibility have been given
in siting of activities. The development activities or uses have been incorporated and zoned based on
locational criteria, road widths and plot sizes criteria. They are structured in such a way that all
developments are promoted and undertaken through public-private partnerships. Developments based
on incremental or phase wise facilities allowed. The Development regulations are promotional in nature
and clearly specify the responsibilities and facilities to be undertaken by the licensed developer/licensed
builder and the incentives are clearly spelt out to attract investments in the HADA area. The
development and building stipulations have been made pragmatic. Emphasis has been laid to
institutionalise the development process in the HADA area through the development promotion
regulations.
3.1 THE SALIENT FEATURES OF THE DEVELOPMENT PROMOTION REGULATIONS ARE
Height of buildings and setbacks regulate the built form.
The concepts of separate plot coverage and FAR stipulations have been done away with for
all types of normal buildings and activities.
Floor Area Ratio and plot coverage stipulations are made applicable only for multi-storied
buildings.
No height restrictions for multi-storied buildings. Incentives given to multistoreyed buildings
more than 30 mt height in choice of built-form and a cap on the alround open spaces.
Encouragement for developments in large sites with large-scale buildings and complexes so
as to have viability of facilities and support activities in organized and designed manner.
Design flexibility and incentives given for certain activities like commercial, institutional
and other building that attract large crowd with flexibility in setbacks and encouraging U-
shaped complexes the enclosed central open spaces of which could be utilized for accessory
activities.
Incentives given for sites that provide parking complexes with equivalent built up area as
bonus.
In order to encourage and operationalise the TDR (Transferable Development Rights)
concept, the export areas and import areas have been clearly defined. Premium on built up
area would be allowed only through TDR in the High Rise Promotion Zone and the Medium
Rise Promotion Zones and other non-residential areas.
CHAPTER 3
DEVELOPMENT PROMOTION AND REGULATION
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For sites along all major roads (Primary and secondary roads) of 36 mt and above, development permission
will be given only if owner surrenders the road area and develops the road and service road at his own cost.
Building stipulations rationalized, viz.,
Minimum plot size requirements for various uses and activities are based on abutting road widths and
their nature and type and these have been rationalized for various uses and activities
v Building line made compulsory for roads.
v Setbacks have been rationalized and made uniform depending on the plot size and irrespective of the use
or activity
v Separate stipulations for multi-storied buildings
v Parking requirements rationalized and specific provisions for providing the facilities along with incentives
given
v Compulsory provisions of Rain water Harvesting structures and undertaking planting of trees and
developing organized open spaces in all developments and buildings.
To conserve natural areas like water bodies and nalas, etc restrictions of developments suggested in their
vicinity.
Fee structure has been simplified.
to have an uniform and consistent built form in the HADA area, the regulations stipulate minimum plot size
along major roads, height and coverage restrictions and building lines.
Activities and zoning regulations framed keeping in view the objective of making the stipulations development
friendly, the need for protection of the Airport environs and the catchment area of Himayatsagar.
Clear and specific conditionalities have been given for permitting each category of use/activity.
Provision made for discretionary and appellate powers to the HADA Board in case of hardship and any
design constraints, etc.
To help operationalise and have clarity in the implementation the Master Plan network, etc. specific provisions
made empowering demarcation of the road network on ground.
Licensing of developers, builders, architects, engineers, real estate firms, etc made compulsory to have an
effective implementation and control mechanism.
Incentives provisions given for those owners who
o surrender area affected in major road widening and development
o who provide parking complexes/enclaves
o who surrender corner plots for facilitating public amenities/facilities like auto stand, landscaping/traffic
island, bus stand, garbage collection alcove, etc
Provisions for levy of external betterment charges for help in undertaking the capital infrastructure
development works in HADA. The rates would be modified after evolving a Financial Plan. Tentatively, it is
fixed at Rs. 50 per sq. mt for land development, and Rs 25 per sq. mt of built up area. For institutional and
industrial activities it is a nominal rate of Rs. 10 per sq. mt of built up area.
3.2 BROAD FINANCIAL OUTLAY REQUIRED FOR HADA MASTER PLAN
To have an idea of the magnitude and scale of finances require for implementation of the various aspects of the master
Plan, a ball-park financial analysis have been made. Although the secondary road network and arterial and sub-arterial
road network and Land Pooling Scheme/layout development level developments, amenities and facilities would be
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undertaken through licensed developers, yet some of the basic and trunk infrastructure including primary road network
development have to be undertaken by HADA and other public agencies like the HMWSSB, APIIC, R&B Department,
etc. For this not only the financial analysis need to be carried out, but appropriate implementation strategies need to be
worked out. At this stage, only the broad outlines of the implementation framework and financial outlay are suggested
in the Master Plan.
The total financial outlay based on certain assumptions (See Annexure 8 for details) gives a ball-park figure of Rs 5511
Crores, and the expected revenue from the levy of the nominal tentative external betterment charge 9ranging from Rs 25
to Rs 50 per sq. mt), disposal of the sites due to HADA from the Land Pooling Schemes, development charges, etc come
to Rs 5287 Crores deficit of Rs 224 Crores would still be there. This is expected to be bridged from the proposed land
bank and Seed Capital to be facilitated by the government and developing sites and disposing the developed government
lands. The amounts and anticipated receipts mentioned above would form the HADA Capital Infrastructure Development
Fund managed on professional lines and would be maintained as an escrow account.
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For any plan to be implementable, it is necessary to have a definite plan programming and financial
analysis so that the implementation is done in a structured and efficient manner.
The implementation of the Master Plan is a collective and continuous effort on part of both the public
agencies as well as the private initiative. In the case of HADA area, a participatory implementation
mechanism through active private-public sector participation is suggested. The role of HADA and other
public agencies would be that of a coordinator and facilitator in the process. The operationalisation of
this participatory mechanism and role of private licensed developers has been mentioned in the previous
Sections.
The HADA needs to work out a clear implementation strategy to guide and projectise certain aspects of
the Master plan implementation especially with regard to development of capital infrastructure works
in the HADA area. For any plan to be implementable, it is necessary to have a definite plan programming
and financial analysis so that the implementation is done in a structured and efficient manner.
4.1 APPROACH TO THE DEVELOPMENT PROMOTION REGULATIONS OF HADA AREA
AND IMPLEMENTATION INITIATIVES:
1. The Master Plan is to be implemented mainly through private participation and initiatives.
The DPRs strive to stimulate this aspect by making the provisions development friendly and
promotion oriented and creation of an environment of a win-win situation to all stake holders
in the development process of HADA, with self generating financial and land resources
through private initiatives. The HADAs role is expected as that of a coordinator and facilitator
in the process. The interactive process is expected to generate a momentum for the areas to
develop and a market for the real estate business in HADA area that would stimulate
development.
2. The initiation begins with demarcation of the various road alignments and specific land uses
like open spaces, amenity areas and recreational buffer as per the Master Plan on the ground.
This is not only to make it amply clear about the Master Plan physical proposals, but also
dedication of the network so that owners/licensed developers and all other technical
personnel as well as the public are aware of the Master Plan circulation network.
3. Necessary regulations are suggested for HADA to undertake the demarcation without
hindrance from the owners of lands etc.
4. Institutional mechanism for implementation has been proposed through licensed developers.
Thy are recognized as agents of change and the catalysts for ensuring planned development
in the HADA area. The onus of developing the Master Plan roads would be on the owners/
licensed developers and would be either part of the land pooling scheme or layout i.e.,
developing these as per standards along with the internal roads, etc). Incentives have been
given in the form of excluding these from the layout area and exempting these from levy of
fees and charges.
CHAPTER 4
IMPLEMENTATION & DEVELOPMENT STRATEGY
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5. In cases of plots or sites abutting such major road network also the owner is obliged to form the road at his
cost along with necessary service road. This is a prerequisite for any building permission. There are restrictions
on plot size and height of building imposed depending on the road width to have a conducive built form and
character along such major roads. Thus small plot owners or individual plot owners who do not meet the
minimum size would have to group together i.e., make the site assemblage conforming to allowing such
developments and facilitate through licensed builders. They would also be entitled for a bonus in the form of
additional or premium built up area either at the same site or elsewhere in the form of TDR for undertaking
the abutting main road development.
6. The concept of premium built up area has been introduced, to facilitate private-private partnership for
development of amenities, major roads, open spaces, recreational spaces or buffer zones, conservation and
protection of water bodies, etc. It is proposed to operationalise this concept as follows:
(a) In the Development Promotion Regulations, up to certain height, owners area allowed to develop as per
stipulations (viz., In HDZ, upto 5 floors or 15 mt; in MDZ upto 3 floors or 10 mt; in LDZ upto 2 floors or 6 mt.)
Further higher heights or multi-storeyed buildings would be considered only in designated areas where the
builder is required to purchase or involve the owner who has been given a TDR in lieu of his undertaking and
maintaining amenities and recreational open spaces, major roads, etc as stated earlier. In other words the
receiving areas for the TDR facility would be certain premium area/sites on which higher heights of buildings
over and above the normal height permissible.(for example the receiving areas are the HPZ or High
Promotional Zones and the MPZ or Medium Promotional Zones, Institutional zones, and Industrial Zones
other than the Low Promotion zones and Recreational zones).
(b) The specific uses areas like the Central Squares i.e. Sector level Amenity and Open spaces chunks, the
contiguous Recreational cum Afforestation tract along the Himayatsagar lake foreshores, the recreational buffer
along the water bodies, etc are required to be developed by the owners through licensed builder/developers
on BOOM basis (Build-Own Operate and Maintain) with a pre-emptive right of HADA to acquire these in the
event of the owner failing to do so.
(c) A similar rehabilitation package is proposed for the areas falling in the No Development Zone where incentive
in the form of TDR could be considered to areas required to be maintained as agriculture tracts, etc.(The areas
south-west of the NH 7 and falling in the Himayatsagar Catchment area.) and given to those owners or
group of owners/Associations which undertake to utilize the lands in the No Development Zone for hi-tech
agriculture, horticulture, floriculture, open recreation purposes. The TDR incentive would be equivalent to
5% of the site area utilized for the above mentioned uses.
(d) A Habitat Development Center is proposed to be developed by HADA at Mankhal which would serve as a
central interface center to facilitate interaction between HADA, the owners, the licensed developer/ builder,
real estate promoters/firms, real estate consultants, bankers and financiers, TDR Stock Exchange, engineers
firms, survey firms, architect firms, etc. and space leased out on nominal basis to them by HADA.
The following are the suggested broad programming and phasing of developments in the Master plan:
(a) First Phase:
(i) Completion of the Airport and adjoining facilities like proper circulation network, etc. with proper coordination
with the Airport Development Consultants, R&B Department, the APIIC, HADA and the District Collectorate.
(ii) Demarcation of all roads right-of-ways, delineation of the various Sectors, recreational areas FTL of lakes and
water bodies and buffer zones, etc. on ground.
(iii) The HADA should develop a Habitat Development Centre at Mankhal which would be a central place for
housing all the development agencies, financial agencies, licensed developers/builders/technical personnel
offices and also serve as guidance center and exchange center for TDR, etc. the Office of HADA and other
functional agencies should be located here in one complex (space given on lease basis) so as to have better
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coordination and interface. This Habitat Center could be developed with public-private partnership and
symbolize the same.
(iv) The HADA or other public agencies like APHB and APIIC should take up an area within the proposed Airport
township around Mankhal/ Hardware Park and show case as to how through a Land Pooling Scheme area
development and planned facilities could be achieved. This sample Land Pooling Scheme of about 40 hectares
needs to be planned, developed through a Public-Private Partnership. This would help stimulate other licensed
developers to take up similar Land Pooling Schemes in the HADA area.
(v) Completion of the HUDA Outer Ring Road in the Western Sector and the Southern Sectors, i.e., From
Cyberabad to Hayatnagar.
(vi) Completion of the rail link between Shamsabad and Airport and extension up to the Hardware Park and
extension of the Hyderabad MMTS to Airport.
(ii) Completion of the Phase I industrial development at Hardware park by APIIC.
(iii) Rehabilitation of the Catchment Area plot owners as per suggested strategy.
(ix) Facilitating Seed Capital to HADA by the Government; placing at the disposal of HADA all government lands
located in and around HADA area with clear demarcation of the lands and fencing them which would serve
as HADA land bank.
(x) Creation and operation of the HADA Capital Infrastructure Development Fund.
The time frame is up to 2006.
(b) Second Phase:
(i) Undertake planning and facilitation of capital infrastructure for the various Sectors starting with Mankhal,
Sardarnagar and Srinagar areas, through the HADA Capital Infrastructure Development Fund and associating
the functional agencies like HMWSSB and APTRANSCO. Funds are initially expected through the sale and
disposal of prime lands earmarked in the Land Pooling Schemes, developed Government land allotted to
HADA, through levy of the external betterment charges, apportionment of 50% of the development charges
levied and collected at the development permissions stage by HADA and contributions from the Airport as
well as major industries sited in the area.
(ii) Take up the promotion of area development schemes in the other Sectors in the north and east viz.,
Gaganpahad, Jalpalli, Laxmiguda, Nadergul, and Turkayamjal areas;
(iii) Completion of the HUDA Outer Ring Road in the eastern and Northern Sectors, i.e., Hayatnagar to Miyapur.
(iv) Completion of the rail link from Cyberabad to Shamsabad along the HUDA Outer Ring Road.
The time frame is up to 2011.
(c) Third phase:
(i) Completion of the remaining Sector schemes viz., KongaraKalan, Bonguloor, Turkayamjal, Mangalapalli,
Adibhatla, etc.
(ii) Development of the proposed truck terminal at Tukkuguda (Mankhal)
(iii) Development of all city level trunk infrastructure facilities
(iv) Development of the Freight Container Zone and Export Promotion Zone
(v) Completion of the remaining phases of APIIC Hardware park
The time frame is up to 2016
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(d) Fourth phase:
(i) Development of all the Central Squares identified with Sector clusters.
(ii) Development of city level social and cultural infrastructure facilities
(iii) Development of all the identified Lake front development projects
(iv) Development of all other projects identified in the Master plan
The time frame is up to 2021
For the implementation, financing and management strategy of the phasing and programming of the Master
Plan of HADA area, the Government may constitute a Steering Committee to oversee the implementation of
the various development projects and for ensuring inter-departmental coordination so as to achieve the targets
set by the Master Plan.
HADA needs to constitute a separate Master Plan Implementation Cell, which would undertake and prepare
detailed project plans, prepare budget and coordinate with the functional agencies at the operational level.
As stated earlier in the Report, a separate Cell needs to be constituted by HADA for promoting and ensuring
development of the areas under the Land Pooling Schemes and layout developments.
It is imperative to undertake a detailed financial analysis in consultation with the various functional agencies
and evolve a financial plan.
The issue of levy of actual external betterment charges or cess on developments has to be worked out
accordingly (Till such time the tentative rates as mentioned above would be levied and collected).
HADA has to undertake preparation of detailed financial analysis, undertake project plans, prepare budget
and promote developments accordingly.
HADA_Bk.p65 14/10/2003, 4:24 PM 64
CHAPTER 5
ANNEXURES
5.1 LIST OF HAMLETS OF VILLAGES COVERED IN HADA AREA
SL No Village Name of Hamlet/s
1 Ramanajapur Bootiguda
Thanda
2 Jukal Pilloniguda
Yerakunta
Alikta Thanda
3 Narkhoda Boorkunta Thanda
Kavvaguda
4 Kishenguda Doddi
5 Pedda Shapur Mekalabanda thanda
6 Palmakole Pilloniguda
Mekalabanda thanda
7 Gollapalli Khurd Galwaguda
8 Gollapalli kalan Anantareddyguda
9 Mankhal Harshaguda
Jandamarri thanda
Babusaheb thanda
Mellaguda
Tukkuguda
10 Kotwalguda Marlaguda
11 Golconda Kalan Raikunta
12 Kongara Khurd Nimmaguda
13 Adibhatla Mammarguda
Kammaguda
14 Mamidpalli Pahadisharif
15 Mangalapalli Patelguda
Kadrabad
Sahebguda
16 Turkayamjal Kurmaguda
Kammaguda
Ragannaguda
Patim M Kunta
Kammaguda Colony
17 Amdapur QasimBowli
18 Nadergul Kammaguda
Ragannaguda
Gurramguda
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66
5.2 POPULATION DETAILS OF VILLAGES COVERED IN HADA
VILLAGE NAME Area in Ha Population in Population
increase/
decrease
1981 1991 2001 1991-1981 2001-1991
1. Doddi hamlet 79 304 529 225 225
2. Rallagudem hamlet 426 736 880 310 144
3. Umadanagar hamlet 321 442 556 121 114
4. Kothwalguda 1109.24 1631 2976 2655 1345 -321
5. Sathamrai 144.88 814 1319 2287 505 968
6. Agargudem hamlet 769 877 943 108 64
7. Pashambanda 104.81 80 7 81 -73 74
8. Shamshabad 1865 11172 15394 18737 3222 3343
9. Pardiguda hamlet 371 483 534 112
10. Magtabahadurali hamlet 534 652 727 118 75
11. Galwaguda hamlet 247 685 783 438 9
12. Ananthroddiguda hamlet 432 674 824 242 150
13. Chinnagollapalli 510.31 1186 1518 1261 332 -257
14. Peddagollapalli 437.46 1324 1628 908 304 -720
15. Kothaguda 184.54 710 982 1246 272 264
16. Hamidulahnagar 506.26 884 1187 1285 303 98
17. Cherlaguda 164.71 78 138 137 60 -1
18. Poshettyguda 40.47 284 325 401 41 76
19. Rasheedguda 184.54 371 448 614 77 166
20. Thondapalli 726.41 515 1676 2146 1161 470
21. Oothpally 244.83 868 698 716 -170 18
22. Amapally 313.23 138 297 130 159 -167
23. Hariguda 34.40 U.I. U.I. U.I.
24. Kishenguda 152.16 1222 1396 1215 174 -181
25. Inderguda hamlet 1124 1246 1347 122 101
26. Devtala Bowli 12.95 U.I. U.I. U.I.
27. Shankarapur 190.61 617 712 788 95 76
28. Golconda Khurd 195.06 695 1068 1125 373 57
29. Sayeedguda 172.40 14 43 76 29 33
30. Bahadurguda 557.28 933 1197 1241 264 44
31. GolcondaKalan 437.46 1352 1461 1508 109 47
32. Sanghiguda 202.34 299 322 493 23 171
33. Nanajpur 341.96 794 959 1117 165 1
34. Jukal 971.65 1709 2043 1355 334 -688
35. Natteguda hamlet U.I. U.I. U.I.
HADA_Bk.p65 14/10/2003, 4:24 PM 66
increase/
decrease
1981 1991 2001 1991-1981 2001-1991
36. Madanpally 630.79 923 1391 780 468 -611
37. Muchintal 310.80 886 1152 1402 266 250
38. Palmakul 1023.04 3351 4757 3926 1406 -831
39. Rayannaguda 125.86 246 273 342 27 69
40. Peddagutta hamlet 1348 1845 1617 497 -228
41. Kacharam 414.40 478 735 816 257 81
42. Malkaram 1041.25 1026 1040 1231 14 191
43. Kavliguda 103.60 137 188 198 51 10
44. Ramanjapuram 1060.27 1149 1538 1162 389 -37
45. Sultanpalli 414.40 802 961 1143 159 18
46. K.B.Doddi 54.23 108 227 60 119 -16
47. Narkhoda 1063.11 2520 3234 2616 714 -61
48. Kavvaaguda hamlet 984 1062 1538 78 47
49. Gandiguda 280.04 301 565 385 264 -18
50. Shashazadi Begum 9.0 42 56 79 14 2
51. Langerguda 40.47 U.I. U.I. U.I.
52. Pedda Shapur 1176.42 2466 3144 3109 678 -3
53. Burugukunta hamlet 412 439 543 27 10
54. Ghansimiyaguda 286.92 497 785 1006 288 22
55. Goudiguda hamlet 876 892 976 16 8
56. Jalpalli 1070.80 1271 1710 3693 439 198
57. Papaiah Kumandam 1740 122 462 534 340 7
58. Pahadi Sharif hamlet 2565 2853 3506 288 65
59. Mamidipalli 897.92 4600 5478 3494 878 -198
60. Nadergul 1934.39 4935 6089 5534 1154 -55
61. Kurmalguda 369.07 720 709 1028 -11 31
62. Doswada (Sriram Nagar) 940.08 1219 1437 1864 218 42
63. Manneguda 340.34 221 470 532 249 6
64. Turkayamjal 2052.56 3690 6230 2151 2540 -407
65. Maimutthyala Kunta hamlet 456 534 785 78 25
66. Laxmiguda Part of 846 5842 4348 4996 -1494
Rajender Mplt
67. Mailardevpally Part of 2529 9455 21210 6926 11755
Rajender Mplt
68. Gagan Pahad Part of 1887 3908 5386 2021 1478
Rajender Mplt
HADA_Bk.p65 14/10/2003, 4:24 PM 67
68
increase/
decrease
1981 1991 2001 1991-1981 2001-1991
69. Madannaguda Part of 1164 1256 1457 92 201
Rajender Mplt
70. Sikandarguda hamlet 290 347 383 57 3
71. Almasguda 95.91 213 345 469 132 12
72. Mankhal 3083.29 6066 7701 3598 1635 -410
73. Tukkuguda hamlet 2873 3223 4309 350 108
74. Sardar Nagar 269.12 1540 1395 1489 -145 9
75. Baghmankhal 298.25 16 1007 58 991 -94
76. Raviryal 1135.04 2219 2921 3232 702 31
77. Deverammacheru hamlet U.I. U.I. U.I.
78. Srinagar 997.04 665 215 97 -450 -11
79. Inamguda 834.06 478 594 725 116 13
80. Mallkdanguda 292.99 U.I. U.I. U.I.
81. Kongara Khurd 227.84 1618 2206 1839 588 -36
82. Adibatla 1346.79 2057 2208 2113 151 -9
83. Ferozguda 341.96 U.I. U.I. U.I.
84. Kongrakalan 1768.88 3294 4336 5184 1042 84
85. Bonguloor 349.65 701 741 1134 40 3
86. Mangalpalli 2296.18 2556 3755 986 1199 -276
87. Patelguda hamlet 1246 1359 1439 113 8
88. Khadirabad hamlet 387 462 495 75 3
TOTAL: 1,02,989 1,47,425 1,54,646 38,765 3180
Source: 1) Compiled and derived from the Census of India data
2) Janmabhoomi Handbook of Ranga Reddy District
HADA_Bk.p65 14/10/2003, 4:24 PM 68
5.3 PROTECTION OF CATCHMENT AREAS OF HIMAYATSAGAR AND OSMANSAGAR LAKES
GOVERNMENT OF ANDHRA PRADESH ABSTRACT
H.W.W.S. & S.B. Protection of Catchment areas of Himayatsagar and Osmansagar lakes Recommendations of the
Committee Constituted by the H.M.W.S. & S.B. Amendment to G.O.Ms.No.192, M.A., dt. 31-3-94 Orders Issued.
MUNICIPAL ADMINISTRATION AND URBAN DEVELOPMENT (I1) DEPARTMENT
G.O.Ms.No.111,M.A. Dated the 8th March, 1996.
Read the following:
1. G.O.Ms.No. 192, M.A., dt. 31-3-1994.
2. From the Vice Chairman, HUDA, Letter No. 3814/P8/H/94, dt. 6-6-94.
3. From the Director, Town & Country Planning, Hyderabad letter Roc.
No. 11914/P1, dated 9-8-94.
4. From the Managing Director, H.M.W.S. & S. Board, letter No. 1220/CE/T1-S1/92/2030, dated 3-1-95 and 21-
4-95.
5. Govt. D.O.Lr.No. 31222/I1/95-1, M.A., dt. 25-10-95 and 4-11-195.
6. From the Managing Director, H.M.W.S. & S. Board, Hyd. D.O.Letteer
No. MDP/HMWS&SB/95-1637, dt. 26-12-1995.
* * *
O R D E R:
In the G.O. 1
st
read above, orders were issued prohibiting various developments within 10Kms. Radius of Himayatsagar
and Osmansagar lakes which are the main sources of drinking water supply for Hyderabad and Secunderabad, basing
on the interim report of the Expert Committee constituted by Hyderabad Metropolitan Water Supply and Sewerage
Board to suggest ways and means to monitor the quality of water in these reservoirs.
2. In the D.O. Letter 6
th
read above, the Managing Director, Hyderabad Metropolitan Water Supply and Sewerage Board
has furnished second interim report of the Committee prepared after detailed discussion and a field visit to Osmansagar
pipe lines, making certain recommendations for the protection of the lakes.
3. Government after careful examination of the recommendations of the Committee, have decided to issue the following
orders in modification of the earlier orders issued in G.O.Ms.No. 192, M.A., dated 31-3-1994.
i) To prohibit polluting industries, major hotels, residential colonies or other
Establishments that generate pollution in the catchment of the lakes upto 10 K.mtrs. from full tank level of the
lakes as per list in Annexure-I.
However, residential developments in residential use zone may be permitted. The following measures shall
be taken to protect water following in to the lakes.
a) 60% of the total area shall be kept as open space and roads in all layouts in the villages of catchment area.
b) The land use of about 90% of the area is classified as recreational and conservation use in the Master Plan.
The Hyderabad Urban Development Authority should take action for the classification of this 90% of the
area as agriculture, which is inclusive of horticulture and floriculture.
c) To restrict the F.S.I. to 1:0.5 in the catchment area. This measure will ensure that 90% of the area remains
under agriculture, as is the practice now and ensure protection of the lakes.
HADA_Bk.p65 14/10/2003, 4:24 PM 69
70
d) To monitor periodically the level of different pesticides, fertilizer residues carried into the lakes. The
Hyderabad Metropolitan Water Supply and Sewerage Board shall conduct such studies through J.N.T.U/
Central University or any other reputed agency and regular intervals and review the results once in 6
months.
e) To prohibit polluting industries within 10 kilometers. radius (i.e. both on upstream and down stream side
of the lakes) to prevent acidification of lakes due to air pollution.
f) These shall be total prohibition of location of industries in the prohibited zone.
g) Andhra Pradesh Pollution Control Board shall make further study of the existing industries in the upstream
and down stream of the lakes and take action under their Act.
ii) For the protection of raw water channel from Osmansagar to Asifnagar no layout or building permission
should be granted by Municipal Corporation of Hyderabad/Hyderabad Urban Development Authority/
Director of Town & Country Planning up to a maximum of 100 ft. from the conduit site boundary. While
approving layouts plan the conduit, a minimum of 9 mtrs. Wide road plus green belt to a maximum width of
100 ft. should be insisted to act as buffer on either side of conduit and the green belt shall be accounted as part
of mandatory open space to be left the layout. Drainage pipelines must be laid parallel to the conduit and no
sewerage/sullage water discharges shall be allowed from the layouts towards the conduct.
iii) Orders issued in G.O.Ms.No. 50, M.A., dated 18-1-1989 shall be effectively implemented by concerned
Departments i.e., (1) Zilla Parishads, Ranga Reddy, Mahaboobnagar and Medak Districts (2) Panchayat Raj
Department
iv) (3) Irrigation Department (4) Social Welfare Department are directed not to take-up any building works/
check dams/lift irrigation works/storage reservoirs across vagus flowing in the catchment areas.
(BY ORDER AND IN THE NAME OF THE GOVERNOR OF ANDHRA PRADESH)
C. ARJUNA RAO
PRINCIPAL SECRETARY TO GOVERNMENT
To
The Managing Director, Hyderabad Metro Water Supply & Sewerage Board, Hyderabad.
The A.P. Pollution Control Board, Hyderabad.
The Vice-Chairman, Hyderabad Urban Development Authority, Secunderabad.
The Director of Town & Country Planning, A.P., Hyderabad.
The Panchayati Raj & Rural Dev. Department.
The Industries & Commerce Department.
The Energy Science and Technology Department.
The Collector, Mahaboobnagar/Ranga Reddy/Medak/Hyderabad Dists.
Copy to Secretary to C.M.
Copy to P.S. to M(MA)/C.S.,
Copy to A/W Sections, M.A. & U.D. Dept.
// True Copy //
HADA_Bk.p65 14/10/2003, 4:24 PM 70
5.4 VILLAGES FALLING WITHIN 10 Kms. CATCHMENT AREA OF OSMANSAGAR AND HIMAYATSAGAR
SL. No. Name of the Village. SL. In the Mandal Name of the Mandal
1 Aziznagar. 8 Moinabad
2 Yenkatpally. 9 Moinabad
3 Mumtazguda. 10 Moinabad
4 Sajjanpalli. 13 Moinabad
5 Surgangal. 19 Moinabad
6 Nageshnagar. 20 Moinabad
7 Bangallaguda. 2 Moinabad
8 Nagireddiguda. 22 Moinabad
9 Bakaramjagir. 23 Moinabad
10 Amdapur. 24 Moinabad
11 Dargatdurla. 25 Moinabad
12 Venkatpuram. 26 Moinabad
13 Malkaram. 3 Shamshabad
14 Kolbawatideddi. 4 Shamshabad
15 Sultanpalli. 5 Shamshabad
16 Kacharam. 6 Shamshabad
17 Rayangudda. 7 Shamshabad
18 Chowderiguda 10 Shamshabad
19 Narkhuda. 11 Shamshabad
20 Amapalli. 12 Shamshabad
21 Marrigudda. 13 Shamshabad
22 Kotwalgudda. 14 Shamshabad
23 Shamshabad. 20 Shamshabad
24 Kishanguda. 21 Shamshabad
25 Ottapalli. 22 Shamshabad
26 Tondapalli. 23 Shamshabad
27 Devatabowli. 24 Shamshabad
28 Talkatta. 14/2 Moinabad
29 Etbarpally. 15 Moinabad
30 Nakanpally. 16 Moinabad
31 Ketireddipally. 17 Moinabad
32 Kankamamadi. 18 Moinabad
33 Ramangipur. 1 Shamshabad
34 Kavelliguda. 2 Shamshabad
35 Nanajipur. 8 Shamshabad
36 Jukal. 9 Shamshabad
37 Gandigudda. 24 Shamshabad
38 Peddashapur. 26 Shamshabad
39 Madanapally. 27 Shamshabad
40 Palmakul. 28 Shamshabad
41 Gangiraiguda. 31 Shamshabad
42 Cherlaguda. 32 Shamshabad
HADA_Bk.p65 14/10/2003, 4:25 PM 71
72
SL. No. Name of the Village. SL. In the Mandal Name of the Mandal
43 Hameedullanagar. 33 Shamshabad
44 Posettiguda. 34 Shamshabad
45 Gollapally khurd. 35 Shamshabad
46 Rashidguda. 36 Shamshabad
47 Syedguda. 37 Shamshabad
48 Gollapalli kalan. 38 Shamshabad
49 Bahadurguda. 39 Shamshabad
50 Golcondakhurd. 40 Shamshabad
51 Shankarpur. 41 Shamshabad
52 Sanghiguda. 42 Shamshabad
53 Golconda kalan. 43 Shamshabad
54 Solipet. 8 Shabad
55 Maddur. 9 Shabad
56 Gudur. 5 Kothur.
57 Himayat Nagar. 7 Moinabad.
58 Chilkoor. 6 Moinabad.
59 Chandanagar. 5 Moinabad.
60 Medipally. 1 Moinabad.
61 Chinna Mangalaram. 2 Moinabad.
62 Mothukupally. 3 Moinabad.
63 Reddypally. 4 Moinabad.
64 Pedda Mangalaram. 11 Moinabad.
65 Khanapur. 2 Rajendranagar
66 Gungurthy. 3 Rajendranagar
67 Vatti Nagulapally. 1 Rajendranagar
68 Janwada. 9 Shankarpally
69 Dhatampally. 8 Shamshabad
70 Maharajpet. 10 Shamshabad
71 Gopularam. 11 Shamshabad
72 Poddutur. 12 Shamshabad
73 Chinna Shapur. 12 Moinabad
74 Tol Katta. 14 Moinabad
75 Yenkapally. 12 Chevella
76 Yerlapally. 13 Chevella
77 Kameta. 14 Chevella
78 Gollapally. 15 Chevella
79 Ravlapally. 16 Chevella
80 Mudimyal. 17 Chevella
81 Mumera. 18 Rajendranagar
82 Malkapur. 34 Rajendranagar.
83 Tankutur. 13 Shankarpally
84 Bulkapur. 5 Shankarpally
Sd/-
Section Officer.
HADA_Bk.p65 14/10/2003, 4:25 PM 72
5.5 DETAILS OF LAKES AND KUNTAS IN HADA AREA
S.No Name of the Lake/Kunta VILLAGE NAME SY.NO. EXTENT(as per Survey Of
India Topo sheets)
(In hec.) (in Acres)
1. Kunta Adibhatla 15 1.94 4.79374
2. Mamidi Kunta Almasguda 10 5.04 12.4538
3. Kunta Ammapalli 22 3.18 7.85778
6. Pedda cheruvu Bagh mankal 79 to 87 26.71 66.0004
7. Potureddi Kunta Bahadurguda 67 1.98 4.89258
8. Balevani Cheruvu Choudariguda 168 14.08 34.7917
9. Ramaswamy Cheruvu Choudariguda 69 1.24 3.06404
10. Surya Kunta Ferozguda 43 5.27 13.0222
11. Dathara Cheruvu Ferozguda 80 9.08 22.4367
12. Kunta Ferozguda 88 & 13 1.69 4.17599
13. Kunta Gasiguda 15(P) 5.91 14.6036
14. Kunta Golconda kalan 79 1.5 3.7065
15. Cheruvu Golconda kalan 87 1.83 4.52193
16. Eedula Kunta Golconda kalan 131 2.91 7.19061
17. Kunta Golconda Khurd 144 2.63 6.49873
18. Kunta Hamedullah nagar 80 2.01 4.96671
19. Devaru Kunta Hamedullah nagar 149 9.22 22.7826
20. Purugula Kunta Jukal 28 4.35 10.7489
21. Kunta Jukal 45 0.91 2.24861
22. Bapu Kunta Jukal 161 2.3 5.6833
23. Nalla Kunta Jukal 173 17.61 43.5143
24. Yenkat Swamy Jukal 219 6.79 16.7781
25. Kunta Jukal 207 3.21 7.93191
26. Tolla Madugu Kaveliguda 43(P) 12.6 31.1346
27. Taki Kunta Mankhal 108 4.16 10.2794
28. Kunta Mankhal 712 4.27 10.5512
29. Kunta Mankhal 702 1.75 4.32425
30. Gayaran Kunta Mankhal 615 3.66 9.04386
31. Kunta Mankhal 60, 61, 62, 63 7.19 17.7665
32. Kunta Mankhal 177 3.01 7.43771
33. Kunta Mankhal 343 2.23 5.51033
34. Kalnaru Kunta Madanapalli 7 0.27 0.66717
35. Kotta Kunta Madanapalli 6 0.74 1.82854
36. Gardhan Kunta Madanapalli 11 0.36 0.88956
37. Nalla Kunta Madanapalli 37 13 32.123
38. Kunta Madanapalli 38 2.28 5.63388
39. Nikal Kunta Madanapalli 73 2.85 7.04235
40. Peerla Kunta Nanajipuram 203 2.18 5.38678
HADA_Bk.p65 14/10/2003, 4:25 PM 73
74
India Topo sheets)
41. Meedi Kunta Nanajipuram 201 2.05 5.06555
42. Kunta Narkhoda 94 3.21 7.93191
43. Kunta Narkhoda 254 2.73 6.74583
44. Kunta Narkhoda 269 25.37 62.6893
45. Maisamma Kunta Palmakul 97 127.82 315.843
46. Kunta Palmakul 84 1.4 3.4594
47. Kunta Peddashapur 79 & 98 18.46 45.6147
48. Regadi Kunta Ramajipur 270 8.53 21.0776
49. Bantu Kunta Ramajipur 305 3.29 8.12959
50. Kanakala Kunta Ramajipur 467 1.61 3.97831
51. Venkateshwarla Ramajipur 210 5.28 13.0469
52. Malkaram Kunta Ramajipur 121 2.53 6.25163
53. Meedi Kunta Rayannaguda 60 2.5 6.1775
54. Kindi Kunta Rayannaguda 53 3.12 7.70952
55. Shikam Raviral Raviral 230 113.48 280.409
56. Gaddi Kunta Raviral 50(P) 1.71 4.22541
57. Jaggayya Kunta Raviral 39 0.46 1.13666
58. Veerla Kunta Sanghiguda 89 10.34 25.5501
59. Boorugu Kunta Sanghiguda 16 3.57 8.82147
60. Amma Kunta Sultanpalli 130 5.77 14.2577
61. Kotta Kunta Sultanpalli 151 2.84 7.01764
62. Kunta Srinagaram 175 2.46 6.07866
63. Reddisani Srinagaram 217 4.58 11.3172
64. Ramaneni Srinagaram 194 10.72 26.4891
65. Patel Kunta Srinagaram 140 8.82 21.7942
66. Venkatdas(Sivaramdas) Kunta Srinagaram 114(P) 3.59 8.87089
69. Kamuni cheruvu Shamshabad 195 29.37 72.5733
70. Kunta maqta bahadurali 5 1.03 2.54513
71. Kunta Ananta reddi guda 20 1.58 3.90418
72. Kunta Ananta reddi guda 29 1.59 3.9288973.
73. Kunta Gollapalli Khurd 115 11.59 28.6389
74. Kunta Gollapalli Khurd 155 1.87 4.62077
75. Kunta Gollapalli khurd 185 4.6 11.3666
76. Kunta Gollapalli kalan 138 7 17.297
77. Kunta Kottaguda 48 10.85 26.8104
78. Kunta Tondapalli 125 1.37 3.38527
HADA_Bk.p65 14/10/2003, 4:25 PM 74
India Topo sheets)
83. Umda Sagar Jalpalli 68, 69, 9, 10, 221 70.16 173.365
222, 223, 225, 226
227, 228, 106, 105, 104
84. Kunta Mamidpalli 144 2.52 6.22692
85. Kunta Mamidipally 232 1.89 4.67019
86. Kunta Mamidipally 138 2.37 5.85627
87. Kunta Nadergul 622 10.99 27.1563
88. Pedda Kunta Nadergul 722 to727 26.3 64.9873
89. Kunta Nadergul 137 9.5 23.4745
90. Kunta Nadergul 103 1.5 3.7065
91. Kunta Nadergul 432 3.2 7.9072
92. Kunta Nadergul 555 2.59 6.39989
93. Kunta Nadergul 665 2.1 5.1891
94. Kunta Nadergul 685 0.68 1.68028
95. Devalam Kunta Kurmalguda 74to79 22.61 55.8693
96. Kunta Kurmalguda 49 12.8 31.6288
97. Kunta Manneguda 9 3.55 8.77205
98. Kunta Manneguda 15 3.32 8.20372
99. Masab Cheruvu Turkayamjal 137(117to136 124.4 307.392
100. Mutyam Cheruvu Turkayamjal 520 & 515 14.69 36.299
101. Kunta Turkayamjal 618 1.83 4.52193
102. Kunta Laxmiguda 34 4.74 11.7125
103. Kunta Laxmiguda 27 1.04 2.56984
104. Kunta Laxmiguda 53 0.91 2.24861
105. Kunta Laxmiguda 103 1.06 2.61926
106. Palle cheruvu Mailardevpally 95 & 120 11.93 29.479
107. Kunta Mailardevpally 152(P) 1.75 4.32425
108. Kunta Gaganpahad 247 2.7 6.6717
109. Kunta Gaganpahad 178 & 90 10.79 26.6621
110. Cheruvu Turkayamjal 475, 476, 477 9.05 22.3626
111. Kunta Nadergul 546 0.96 2.37216
112. Kunta Nadergul 540, 541(P) 2.75 6.79525
113. Kunta Mangalapalli 124(P) 1.95 4.81845
114. Kunta Mangalapalli 399(P) 1.88 4.64548
115. Kunta Ferozguda 93(P) 1.17 2.89107
116. Kunta Kongara kalan 6&8 2.97 7.33887
117. Kunta Kongara kalan 362(P) 0.74 1.82854
120. Kunta Kongara Khurd 497 & 496(P) 2.58 6.37518
HADA_Bk.p65 14/10/2003, 4:25 PM 75
76
India Topo sheets)
121. Kunta Kongara Khurd 558, 519, 522
520, 521(P) 8.13 20.0892
122. Kunta Gaganpahad 111(P) 2.09 5.16439
123. Kunta Gaganpahad 113 & 154 6.84 16.9016
124. Kunta Shamshabad 658 & 660(P) 3.01 7.43771
125. Kunta Mankhal 768 (P) 2.46 6.07866
126. Kunta Mankhal 776 3.2 7.9072
127. Kunta Mankhal 139, 140, 150 12.63 31.2087
196, 149 (P)
128. Kunta Mankhal ########## 5.72 14.1341
129. Kunta Nanajipuram 2 3.03 7.48713
130. Kunta Kacharam 69 3.8 9.3898
131. Kunta Palmakul 12 2.8 6.9188
132. Kunta Palmakul 90 1.67 4.12657
133. Kunta Peddashapur ########## 12.38 30.591
134. Kunta Narkhoda ########## 9.76 24.117
135. Kunta Narkhoda 108, 109, 131(P) 1.05 2.59455
136. Kunta Narkhoda 342 1.18 2.91578
137. Kunta Narkhoda 317(P) 0.66 1.63086
138. Kunta Narkhoda 416 1.59 3.92889
139. Kunta Sultanpalli 107 2.62 6.47402
140. Kunta Ammapalli 13,14 2.17 5.36207
HADA_Bk.p65 14/10/2003, 4:25 PM 76
5.6 LIST OF LANDS EARMARKED FOR THE PROPOSED FREIGHT CONTAINER COMPLEX AND EXPORT
PROCESSING ZONE ADJOINING THE INTERNATIONAL AIRPORT
SL No. Survey Number
Gollapalli Kalan (V), Shamsabad (M)
1-6, 139, 140, 153-156, 158, 133-137, 87-92, 187-193, 197-200, 185, 187, 195, 101, 102, 100,
129, 130, 133, 121, 122, 113-116, 110, 107, 87-96, 201, 202, 79
Gollapalli Khurd (V), Shamsabad (M)
Remaining Survey Numbers other than the
Survey Numbers proposed for the International Airport,
viz., Sy Nos., 216-218, 212-214, 188-192, 194, 186, 171, 172, 174, 175, 177, 180, 181, 203/1, 203/3
Rasheedguda or Kottaguda (V), Shamsabad (M)
1-42, 43/2- 43/10, 43/12- 43/16, 43/22, 43/24, 43/28, 43/29, 43/33, 44-81, 43/22, 43/24, 43/26, 43/27,
43/28, 43/29, 43/37, 47, 96, 50-81
51, 56, 57, 59, 60, 62, 66-71, 73 of Hamedullah Nagar (V)
89, 90, 92-95, 118, 768, 780 of Mankhal (V)
LIST OF LANDS EARMARKED FOR PROPOSED EXPORT PROMOTION ZONE
16-22, 30, 31, 38, 39, 42, 43, 50, 53, 54, 107, 109, 1 of Shamsabad (V)
1-42, 47, 107-115, 226-229, 324, 325, 318, 310, 240-246, 185 of Mamidipally(V)
HADA_Bk.p65 14/10/2003, 4:25 PM 77
78
5.7 TYPICAL EXAMPLE OF A LAND POOLING SCHEME FEES & CHARGES AND INCENTIVES OFFERED
IN THE HADA AREA
In the Master plan emphasis has been laid on development of large chunks of lands for townships, wherein incentives
are given in form of flexibility of housing design, no cap on saleable area (and depends upon the efficiency of the network
pattern developed, etc.), through the Land Pooling Scheme mechanism and through licensed developers. The minimum
site for LPS is 40 Ha or 100 acres so as to ensure optimum utilization, economy of scale of development, etc.
Assumption: Area of the site: 40 Ha or 100 acres Master Plan/Sector roads/peripheral roads in the site is 10%, i.e., 4 ha
This area is excluded from the Land Pooling Scheme (the licensed developer has to develop this as part of the Land
Pooling Scheme)
Net area of LPS: 36 Ha
LPS stipulations required to be left and handed over to HADA:
(a) 10% open space area = 3.6 Ha
(b) 5% area for EWS Housing = 1.8 Ha
(c) 2.5% for social facilities area = 0.9 Ha
(d) 5% area to HADA for disposal = 1.8 Ha
(e) 0.5% area for utilities sites = 0.18 Ha
Area under roads development: 20% = 7.2 Ha
Total under amenities and reservations: = 15.48 Ha
Salable area available to licensed developer = 20.52Ha (57%)
Fees and Charges leviable:
(i) Scrutiny fees @ Re. 1 per sq mt of net LPS area: = 36 Ha * 1 = Rs 3.6 lakhs
(ii) Development charges @ Rs 5 per sq mt of net LPS
area: = 36 Ha * 5 = Rs 18 lakhs
(iii) External Betterment charges @ Rs 50 per sq
mt of saleable area: = 20.52 Ha * 5
= Rs 102.60 lakhs
Total fees and charges payable = Rs 124.2 lakhs
Proportionate fees and charges per sq mt of saleable area:
= 124.2/ 205200 = Rs 60.52 per sq mt of saleable area In addition to the above, the licensed developer gets a bonus TDR @
25% of the Master Plan roads area developed = 4 ha * 25% = 10,000 sq. mt as built up area which he may utilize in the LPS
or elsewhere
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5.8 TYPICAL EXAMPLE OF A LAYOUT DEVELOPMENT SCHEME FEES & CHARGES AND INCENTIVES
OFFERED IN THE HADA AREA
For the interstitial areas and sites which are located in such a way that Land Pooling Schemes are not feasible, layout
development Schemes are allowed in the HADA Master plan. These are to be undertaken through a licensed developer
and the minimum site area for layout development is 4 ha or 10 acres so as to have optimum pattern and development of
amenities.
Assumption: Area of the site: 10 acres
Master Plan/Sector roads/peripheral roads in the site is 10%, i.e., 1 acre
This area is excluded from the Land Pooling Scheme (the licensed developer has to develop this as part of the Land
Pooling Scheme)
Net area of LPS: 9 acres
Layout development stipulations required to be left and handed over to HADA:
(a) 10% open space area = 0.9 acres
(b) 5% area for EWS Housing = 0.45 acres
(c) 2.5% for social facilities area = 0.225 acres
(d) 5% area to HADA for disposal = 0.45 acres
(e) 0.5% area for utilities sites = 0.0225 acres
Area under roads development: 25 % = 2.25 acres
Total under amenities and reservations: = 4.2975 acres
Salable area available to licensed developer: = 4.7025 acres (52.25 %)
(i) Scrutiny fees @ Re. 2 per sq. mt of net LPS area
= 9 acres * 2 = Rs 72,000
(ii) Development charges @ Rs 5 per sq. mt of net LPS area: = 9 acres * 5 = Rs 1.8 lakhs
(iii) External Betterment charges @ Rs 50 per sq. mt of saleable area = 4.7025 acres * 5 = Rs 94,050
Proportionate fees and charges per sq. mt of saleable area:
= 3.4605 / 18810 = Rs 18.39 per sq. mt of saleable area
In addition to the above, the licensed developer gets a bonus TDR @ 25% of the Master Plan roads area developed = 1 acre
* 25% = 10,00 sq. mt as built up area which he may utilize in the LPS or elsewhere
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80
5.9 TYPICAL EXAMPLE OF A MULTI-STOREYED BUILDING PERMISSION FEES & CHARGES AND
INCENTIVES OFFERED IN THE HADA AREA
In the Master Plan multi-storeyed buildings would be permitted in the HDZ (High Rise Development Zone) and in the
Special reservation Zones and subject to the Airport height clearance. Up to 15-mt height or 5 floors there is no premium
on built up area. Beyond this, for any additional floors subject to the maximum FAR permissible, the licensed builder/
developer has to buy/trade the additional floors or built up area by way of TDR purchase from a TDR Certificate holder
of HADA.
Assumption: Area of the site: 2000 sq. mt
A) Assuming there is no Master Plan road
Net area of site: 2000 sq. mt.
(a) Maximum FAR permissible: 2.5 or 5000 sq. mt
(b) Site coverage allowed: 35% = 700 sq. mt
(c) Number of floors achievable: = 7 floors
Of these, free allowable built up area = 5 floors or 3500 sq. mt
Balance 2 floors can be built through TDR purchase=1500 sq. mt
Assuming he purchases this at Rs 600 per sq. mt =1500 * 600 = Rs 9 lakhs
(i) Scrutiny fees @ Re. 5 per sq. mt of site area: = 2000 sq. mt * 5 = Rs 10,000
(ii) Development charges @ Rs 15 per sq. mt of built up area: = 5000 * 15 = Rs 75,000
(iii) Development charges for remaining open area = 1300 sq. mt * 5 = Rs 6500
(iv) External Betterment charges @ Rs 25 per sq. mt of built up area = 5000 * 25 = Rs 1.25 lakhs
= Fees/Charges + TDR purchase = Rs 2.165 lakhs + Rs. 9 Lakhs = Rs 11.165 lakhs
Pro rata charge per sq. mt of built up area
= Rs. 11.165/5000 = Rs 223/sqm
= Rs 20.75 per sq. feet or say Rs 21 per sft approx.
B) Site affected in Master Plan/Sector road:
Assuming the Master Plan/Sector roads/peripheral roads in the site is 10%, i.e., 200-sq. mt
This area is excluded from the site area (the licensed developer has to develop this as part of the building site)
Net area of multi-storeyed building: 1800 sq. mt
Multi storeyed building stipulations required to be left and handed over to HADA:
(a) 10% open space area = 0.9 acres
(a) Maximum FAR permissible = 2.50 = 1800 * 2.5
= 4500 sq. mt
(b) Site coverage allowed = 35% = 630 sq. mt
(c) Number of floors achievable = 7 floors
(Free allowable built up area = 5 floors = 3150 sq. mt
Balance 2 floors the licensed builder
has to trade / get from TDR = 1350 sq. mt
HADA_Bk.p65 14/10/2003, 4:25 PM 80
(Less 200 * 25% = 50 sq. mt for Master Plan/abutting road developed bonus to owner through TDR)
Therefore effective TDR required by him = 1350 50 = 1300 sq. mt
(Assuming he purchases this at Rs 600 sq. mt = 1300 * 600 = Rs 7.8 lakhs
(i) Scrutiny fees @ Re. 5 per sq. mt of net site area:
= 1800 sq. mt * 5 = Rs 9000
(ii) Development charges @ Rs 15 per sq. mt of built up area: = 4500 * 15 = Rs 67,500
(iii) External Betterment charges @ Rs 25 per sq. mt of built up area: = 4500 * 25 = Rs 1.125 lakhs
= Fees/Charges + TDR purchase = Rs 1.89 lakhs + Rs. 7.8 Lakhs
= Rs 9.69 lakhs
Pro rata charge per sq. mt of built up area = Rs. 9.69/4500
= Rs 215.33 or Rs 20 per sq. feet approx.
HADA_Bk.p65 14/10/2003, 4:25 PM 81
82
5.10 TYPICAL EXAMPLE OF A NORMAL BUILDING PERMISSION FEES & CHARGES AND INCENTIVES
OFFERED IN THE HADA AREA
In the Master Plan for normal buildings there is one common Table of setbacks requirements and height permissible. No
separate FAR and coverage restrictions are specified, as the setbacks and permissible height imply these.
Up to 10 mt height or 3 floors there is no premium on built up area. Beyond this, for any additional floors, the licensed
builder/developer has to buy/trade the additional floors or built up area by way of TDR purchase from a TDR Certificate
holder of HADA.
Assumption: Area of the site: 500 sq. mt
A) Assuming there is no Master Plan road
Net area of site: 500-sq mt.
a) Height permissible: 12 mt or 4 floors
(c) Total built up area: 224* 4 = 896 sq. mt
Balance 1 floor can be built through TDR purchase = 224 sq. mt
Assuming he purchases this at Rs 600 per sq. mt = 224 * 600 = Rs 1,34,400
(i) Scrutiny fees @ Re. 5 per sq. mt of site area: = 500 sq. mt * 5 = Rs 2500
(iii) Development charges @ Rs 15 per sq. mt of built up area: = 896 * 15 = Rs 13,440
(v) External Betterment charges @ Rs 25 per sq. mt of built up area:= 896 * 25 = Rs 22,400
Total fees and charges payable = Rs 40,720
= Fees/Charges + TDR purchase = Rs 40,720 +
Rs. 1,34,400 = Rs 1,75,120
= Rs. 1,75,120/896 = Rs 195 /sq. m or Rs 18 per sq ft
B) Site affected in Master Plan/Sector road:
Assuming the Master Plan/Sector roads/peripheral roads in the site is 10%, i.e., 50 sq. mt
This area is excluded from the site area (the licensed developer has to develop this as part of the building site)
Net area of multi-storeyed building: 450-sq. mt
(a) Height permissible: 12 mt or 4 floors
(b) Total built up area: 189 * 4 = 756 sq. mt
Balance 1 floor can be built through TDR purchase=189 sq. mt
(Less 50 * 25% = 50 sq. mt for Master Plan/abutting road developed bonus to owner through TDR)
Therefore effective TDR required by him = 189 12.5 = 176.5 sq. mt
(Assuming he purchases this at Rs 600 sq. mt = 176.5 * 600 = Rs 1,05,900
(i) Scrutiny fees @ Re. 5 per sq. mt of site area: = 450 sq. mt * 5 = Rs 2250
(iv) Development charges @ Rs 15 per sq. mt of built up area: = 756 * 15 = Rs 11,340
HADA_Bk.p65 14/10/2003, 4:25 PM 82
(vi) External Betterment charges @ Rs 25 per sq. mt of built up area:= 756 * 25 = Rs 18,900
Total fees and charges payable = Rs 33,805
= Fees/Charges + TDR purchase = Rs 33,805 +
Rs. 1,05,900 = Rs 1,39,705
= Rs. 1,39,705/756 = Rs 185 /sq. m or Rs 17 per sq. ft
HADA_Bk.p65 14/10/2003, 4:25 PM 83
84
5.11 HADA AREA BROAD FINANCIAL OUTLAY AND DEVELOPMENT STRATEGY
1. Roads Development:
The Master Plan has made it a precondition that the owners of lands whose sites are affected in roads alignments
have to surrender the area so affected in the roads free of cost to HADA and also develop the service roads as a
precondition for development permission. In case the owner does not want this, then HADA has the preemptive
right to acquire the land at the rates prevailing on the date of Draft Master Plan Notification.
Assuming such an area is 50 % of the total, i.e.,
Primary roads or highways = 55 km length * 60 mt average
= 330 ha or 815 acres
Secondary roads or other major roads = 90 km* 36mt
= Approx. 350 Ha or 865 acres.
Assuming the average land acquisition cost is Rs 2 lakhs per acre.
Cost of land for major roads = 815+ 865 = 1680 acres * 2
= Rs 33.60 Crores
Cost of full-fledged roads development: Primary roads @ Rs 4 Crores per running km = 55 *4 = Rs 220 Crores
Secondary roads @ Rs 2 Crores per running km = 90 * 2
= Rs 180 Crores
Costs of Rotaries, Grade separators, underpasses and other junction improvement are extra and assumed at Rs
200 Crores.
Sub total for main roads development:
= 33.60+ 220+ 180 + 200
= Rs 633.60 Crores
2. Facilitating trunk lines for water supply, sewerage storm water drainage, electricity (to be undertaken by the
respective functional agencies as deposit work, etc.): assumed @ Rs 10 lakhs per gross acre of residential area
Gross residential area = 45775 acres
Cost = 45775*10 = Rs 4577.50 Crores
3. Land acquisition cost for Central open spaces, recreational buffer and lake foreshores = assuming 50% area only
= Rs 2500 acres
Acquisition cost @ Rs 2 lakhs per acre = Rs 50 Crores
Development of recreational open spaces, buffer zones, lake front development schemes (assumed at Rs 10 lakhs
per gross acre) = 2500 * 10 = Rs 250 Crores
TOTAL CAPITAL COSTS OF DEVELOPMENT = Rs 5511 Crores approx.
RECEIPTS ANTICIPATED
(i) Sale of 5% lands in Land Pooling Schemes/layout developments = total such lands = 45775 * 4000* 50% * 50% * 5%
= 22,88,750 sq. mt @ Rs 1000 = Rs 228.87 Crores
(ii) Allotment of 5% social amenities sites at Rs 500 per sqm = Rs 114.44 Crores
(iii) Levy of external betterment charges (EBC) @ Rs 50 per sq. mt of plot area = Rs 457.75 Crores
For built up area assumed it is 4 times the EBC received from land = Rs 1831 Crores
(iv) Development Charges received for land = Rs 824 Crores
(v) Development charges for built up area assumed at par with EBC for built up area = Rs 1831 Crores
Scrutiny fees levied not taken into consideration as this is expected to meet the administration expenditure of
HADA Office establishment, etc.
TOTAL RECEIPTS ANTICIPATED = Rs. 5287.06 Crores
or say Rs 5287 Crores
Deficit = Rs 224 Crores
This deficit is expected to be recouped through development, sale of Government lands which the Government is expected
to give to HADA as Seed Capital, etc.
HADA_Bk.p65 14/10/2003, 4:25 PM 84
5.12 HOW THE TDR (Transferable Development Right) BENEFITS THE OWNER IN HADA AREA:
Transferable Development right (TDR) is an incentive that the HADA Master Plan has provided for those owners whose
sites are affected in the Master Plan reservations and amenities and road network, etc. and who are obliged to develop
these facilities and in lieu of the owner undertaking to develop, operate and maintain the social amenity or facility, he is
given an incentive a certain built up area as bonus which he can utilize elsewhere or sell it to licensed builders/developers
in HADA area.
A) Development of Central Squares of Sector Clusters:
For example, in the HADA Master Plan, Central Square of 25 acres area have been earmarked for every 4 Sectors
which are strategically located and that are required to be developed with public amenities, social and recreational
facilities. The public amenities and social facilities cover 40% or 10 acres of buildable area while the rest 60% or 15
acres are to be developed as recreational area and open spaces.
The owner or groups of owners whose lands are covered by such a Central Square are required to develop the
above through a licensed developer either as per the type design and plan or as per their customized design and
plan with approval of the same from HADA. For the buildable area, upto 3 floors would be considered as per the
Development Promotion Regulations. For the additional floors, these need to be utilized through trading or
purchase or adjustment of the TDR bonus given or from other TDR Certificate holders. For certain Office and
commercial blocks that meet the requirements, Multi storeyed structures would also be allowed.
The owner/group of owners/licensed developer are required to develop the above on BOOM (Build, Own Operate
and Maintain) basis. They are free to lease/rent or sell the spaces but for the specified purposes only, viz., For
Office spaces, shopping areas/malls, etc. For amenities like Post Office, Police Station, Fire Station, Public Offices
of area level, areas for Bus Station, Water Reservoirs, Electric sub-stations, Common Septic Tank area, etc they are
required to allot these at mutually decided value.
The recreational open space of 15 acres would have to be developed with specific area for parks, gardens,
amusement/resort clubs, playground and the like.
For complying with the above development of the Central Square, they would be entitled for a bonus TDR of
equivalent 5% of the total site area i.e., 5000 sq. mt which they can utilize either in the buildable area of the Central
Square or elsewhere or sell it.
B) Undertaking Lake front (environmental conservation) Development Projects:
Similarly, those owners or group of owners whose lands are earmarked for lake conservation and foreshore green
buffer would be required to develop the same as a specific project of Lake front development through a licensed
developer. While no building activity would be allowed within the FTL of any such lake, within the buffer zone,
recreational based activities and buildable area as given in the Development Promotion Regulations which would
be ancillary and complementary to the lake development would be allowed. The owner/group of owners/licensed
developer are required to develop the above on BOOM (Build, Own Operate and Maintain) basis.
For complying with the above development of the Central Square, they would be entitled for a bonus TDR of
equivalent 10 % of the total site area is allowed. For example, an owner whose site falls in the recreational buffer
zone portion and measures say 10 acres, he would be entitled for a TDR bonus of 4000 sq. mt which they can
utilize in other areas of HADA area.
As given in Annexure 6 & 7, to illustrate the benefit to the owner (besides retaining the land ownership and
maintaining the facility which could be a good source of income, etc.) assuming the said TDR is utilized in the
HDZ or MDZ by a licensed builder and negotiated at Rs 600 per sq. mt, then the TDR may fetch him Rs.24 lakhs.
HADA_Bk.p65 14/10/2003, 4:25 PM 85
86
C) Development of Master Plan Roads:
As stated in Annexure 6 any portion of site affected partly or completely in any Master plan road reservation, the
owner of such site has to surrender the area under the Master Plan road reservation free of cost to HADA and as
per the demarcation of such Master Plan road reservation made on ground. In lieu of this, he would be entitled for
25% of equivalent built up area so affected as TDR.
For example, if 1 acre of land belonging to an owner is affected in the Master Plan road alignment, then he would
be entitled to 1000 sq. mt of built up area as TDR which they can utilize either in the balance area, if permissible or
in other areas of HADA.
In addition to the above, as given in the Development promotion regulations, and in Annexure 6, such area is
excluded from the total layout area or site area for the purpose of levy of fees and charges, etc.
HADA_Bk.p65 14/10/2003, 4:25 PM 86
5.13 HADA - MANDAL-WISE EXISTING FACILITIES AND AMENITIES (2002)
SL Amenity/Facility Mandal
No. Shamsa Mahes Saroor Ibrahim Rajender Hayat TOTAL
bad waram nagar patnam nagar nagar
Medical facilities
1 Govt. Allopathic Hospital 1 1 - 1 1 2 6
2 Primary Heath Centres - - 1 1 1 - 3
3 Total number of beds 20 6 2 32 16 16 92
4 Govt. Homeopathic/
Unani facilities 1 - 1 1 1 1 5
Minor Irrigation Sources
5 PWD 9 5 7 8 11 19 59
6 Panchayat Raj 74 89 38 51 36 89 377
7 Dug Wells 974 1234 757 1903 657 1299 6824
8 Shallow tube wells 1604 1614 399 19 195 911 4742
Industries
9 Registered factories 52 25 292 40 453 101 963
10 Rice Mills 7 8 43 21 - 20 99
11 Small scale(SSI) industrial units 9 6 76 17 118 39 265
12 Printing Press 3 2 19 - 4 6 24
Community & Social facilities
13 Post Offices 10 7 9 10 13 22 71
14 Telephone exchanges 3 4 4 5 3 5 24
15 Telephone connections 1186 414 11,104 1151 3954 6593 24402
16 Bank branches 4 6 12 6 10 15 53
17 Cinema Theater 2 2 7 2 1 4 18
18 Libraries 1 1 3 1 2 2 10
19 Public Distribution System
(Ration shops) 35 37 11 34 18 31 166 19
Youth Centres 6 17 14 25 3 40 105
20 Anganwadi Centres - - 54 45 - 48 147
21 Mahila Mandals 4 7 19 20 14 17 81
Education facilities (Both Public owned & private owned combined)
22 Primary Schools 55 46 46 32 29 45 207
23 Upper Primary Schools 14 15 29 15 36 21 130
24 High Schools 11 7 66 19 46 40 189
25 Junior Colleges 1 1 14 2 2 8 28
26 Degree Colleges - - 1 1 - 3 5
27 Engineering & professional college campus 1 - 2 2 - 2 7
Source: Derived from Ranga reddy District Handbook, 2002
HADA_Bk.p65 14/10/2003, 4:25 PM 87
88
5.14 LAYOUTS APPROVED BY HUDA IN SHAMSABAD & SURROUNDING AREAS
Sy Nos & Village
53, 55 to 60 of
Mailardevpally(V), K. Srinivas
Reddy, in 14.54 acres
1 & 774 of Shamsabad (V)
157,158 & 159 of
Mailardevpally(V)
in 34.19 acres
83 & 85(P) of Mamidipally(V)
in 5 acres 5 gt
46/1 of Kurmalguda (V)
in 3 acres
768, 770/1&2 of
Shamsabad(V)
117(P) of Shamsabad (V)
Hemlatha Devi &
others in Ac 9-10 Gt
39 & 40(P) of Shamsabad (V)
in 13.128 acres in favour of
Seema Gandhi
200, 201, 202,& 199/1 of
Shamsabad (V) in favour
of R B Sharan in 18.58 acres
754 to 756, 761, 764 & 765 of
Shamshabad (V) to Smt. M
Rajamma in 27.97 acres
20 to 23 of Shamsabad (V)
in 111340 sq. yards to
Meher Ali & brothers
768, 770/1, 770/2 of Shamsabad
(V) in favour of Mahaveer
Builders in 15 acres
HUDA File No.
6413/MP2/H/93
959/MPU/HUDA/80
2229/MPU/H/82
744/MP2/HUDA/93
124217/MP2/HUDA/81
7369/MP2/HUDA/90
12497/MP2/HUDA/89
8773/MP2/HUDA/91
1317/MP2/HUDA/87
8799/P2/HUDA/87
6250/MP2/HUDA/89
Date of approval
Draft layout approved on
4-4-1996; Final layout
approved on 6-4-2002
EWS Layout
NA
EWS Layout By Collector,
RR district
EWS Layout
1984
2-7-1990
23-5-1989
24-8-1991
Draft layout on 28-7-1988
Final layout on 31-1-1989
1987
15-7-1989
SL No.
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
Remarks
Outside
GOMs No. 111
Prior to GOMs 111
Outside GOMs 111
Outside
GOMs No. 111
Outside GOMs 111
Draft layout in favour
of Mahaveer Builders
Final layout
approved
Prior to GOMs 111
Draft layout
approved
Prior to GOMs 111
Draft layout
approved
Prior to GOMs 111
Final layout
approved
Prior to GOMs 111
Draft layout
approved
Prior to GOMs 111
Draft layout
approved
Prior to GOMs 111
HADA_Bk.p65 14/10/2003, 4:25 PM 88
Sy Nos & Village
748 & 749 of Shamshabad (V)
in 47,944 Sy yards to
Navinchandra & others
126 & 127 of Shamsabad(V)
in 22.27 acres to
rambhai Patel
644 to 647, 651, 653 to 658,
666/2 of Shamsabad (V)
763 & 764 of Shamsabad(V) in 2
acres
138 of Shamsabad(V)
in 4221 sq. yards to S M
Shankeriah
128 of Shamsabad(V)
in 12166 sq. Yds
745(P) of Shamsabad (V)
59 to 62 of Jalpally(V)
in 5.86 acres (EWS Layout)
115/1 of Mailardevpally (V)
in 13.45 acres
HUDA Shamshabad
Residential Complex
HUDA Madhuban
Residential Complex
HUDA File No.
7329/MP2/HUDA/87
8412/MP2/HUDA/86
6971/MP2/HUDA/84
7584/MP2/HUDA/86
12957/MP2/HUDA/85
9985/MP2/HUDA/85
1485/MP2/HUDA/85
5022/MP2/HUDA/84
Date of approval
Approved on 3-8-1987
Final layout approved
on 13-11-1989
1984
25-6-1985
1985
1986
1982
20-5-1986
15-7-1986
SL No.
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
23.
Remarks
Outside
GOMs No. 111
Final layout
approved
Prior to GOMs 111
Final layout approved
Prior to GOMs 111
Draft layout approved
Prior to GOMs 111
Draft layout
approved
Prior to GOMs 111
Draft layout
approved
Draft layout approved
Outside GOMs 111
Outside GOMs 111
HADA_Bk.p65 14/10/2003, 4:25 PM 89
90
5.15 INCENTIVES TO FLORICULTURE AND HORTICULTURE UNITS
GOVERNMENT OF ANDHRA PRADESH
ABSTRACT
Horticulture/Floriculture Measures to be taken for development of Horticulture/Floriculture in Andhra Pradesh
Clarifying and declaring Floriculture as Agriculture Orders Issued.
AGRICULTURE AND COOPERATION (HORTI.) DEPARTMENT
G.O.Ms.No. 43, Dated: 7-2-1996
ORDER:
1. Government have constituted a Task Force for the development of Horticulture (including Floriculture) in Andhra
Pradesh. This Task Force has held a series of meetings with people involved in Horticulture, Floriculture, Agro-
Industry, etc. A number of suggestions have been received by the Task Force and after considering the various
suggestions received, the Task Force has made the following recommendations to facilitate the growth of
Horticulture/Floriculture/Food processing Industry in the State.
i) The Andhra Pradesh Land Reforms (Ceiling on Agricultural Holdings) Act should be amended to facilitate
corporate farming and establishment of Food processing/Agro Industries.
ii) In the new irrigation projects under construction, areas suitable for Horticulture corps should be identified
and localized as areas rent for growing irrigated dry crops.
iii) Floriculture does not use fertilizers or pesticides, which are different from those used in Agriculture/
Horticulture. Therefore, Floriculture causes no more pollution than agriculture or horticulture. Agriculture
and Horticulture do not require any clearance from pollution control Board. It follows, therefore that
floriculture unit should not be asked to obtain the clearance of pollution control Board. The Andhra Pradesh
State Electricity Board, the Banks and the Industries Department should process the applications of the
floriculture units without requiring the clearance from the pollution control Board.
iv) Floriculture is agriculture and hence, when floriculture units are set up on agricultural lands, there is no
change in the land use. Therefore, there is no need to effect any conversion in land use when floriculture units
are setup in Agricultural lands. It, therefore, follows that floriculture units coming up in agricultural lands
shall not have to pay conversion charges to the Urban Development Authority. The Industries Department,
the Banks and the A.P.S.E.B., should not ask the floricultural units to obtain the orders of Urban Development
Authorities for change in lands use, when floricultural units are being set up in agricultural lands.
v) Though floriculture is agriculture as clarified in the proceeding paras, it is an activity requiring heavy capital
investment and is taken up mostly for exports. Therefore, to encourage floriculture to earn much needed
foreign exchange for the country; it is necessary that floriculture units continue to be eligible to capital subsidies
meant for an industry. Therefore, the floriculture units shall approach Industries as at present for capital
subsidies, and the Industries Department shall process the same without asking the floriculture units in
produce clearance of pollution control Board or clearance of Urban Development Authority for change in
land use. The Industries Department will further advice the A.P.S.E.B. and the Banks that they also should not
ask for the clearance of the pollution control Board or conversion permission from the Urban Development
Authority.
vi) Plastics used in horticulture and floriculture should exempted from Sales Tax.
vii) Direct International Flights from Hyderabad to European countries should be organized immediately.
viii) A cold storage should be established at Hyderabad Airport immediately.
ix) Quarantine arrangements should be established at Hyderabad Airport immediately.
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x) Companies willing to promote contract farming are to be given exemption U/s 35 of the A.P. agricultural
produce and Livestock Markets Act, 1966, subject to their paying market fee of 1% Ad-valorem.
xi) Government should consider handing over their agricultural and horticultural farms to corporate houses for
taking up Research and Development work on mutually agreed forms and conditions.
2. The recommendations at Sl.No.1, 2 and 6 shall be processed in the Departments of Revenue and Irrigation. The
recommendation at Sl.No.7 and 9 shall be taken up with the Government of India Government have considered
the remaining recommendations and after careful consideration issue the following orders.
3. At present floriculture units are approaching the commission of Industries for clearance of their projects under the
Single Window Scheme and also for capital subsidy. Since the industries Department is handling the application,
the fact that floriculture is agriculture is getting ignored. As a result, the Andhra Pradesh State Electricity Board,
the Banks, etc are asking the units to produce the clearance from the Pollution Control Board and the clearance of
Urban Development Authority for taking up floriculture on agriculture land (treating floriculture as an industry).
Such action is causing not only avoidable delays to the units, but also avoidable expenditure to the units.
4. Government hereby clarify and declare that floriculture is agriculture and floricultural units shall not approach
the Industries Department for investment subsidy. They shall approach the Horticulture Department, which shall
process their cases for investment subsidy. This decision will be implemented with immediate effect. Since there is
no budget provision for investment subsidy under the Budget of the Department of Horticulture, the Director of
Horticulture shall separately submit proposals for release of funds from the contingency fund of the state for the
current year and make necessary provision in the budget for 1996-97. The quantity of subsidy, etc. to be given to
the floricultural units will the same as the subsidies now being given by the commissioner of culture units in the
state shall be eligible for sales tax concessions, rebate in electricity charges and investment subsidy for captive
power generation. Government further clarify and advice that the A.P. State Electricity Board, Banks, etc. need not
ask the floricultural units to get clearance from the pollution control Board or a conversion order for change in the
land use from the Urban Development Authorities when the project is taken up on agricultural lands. The Urban
Development Authorities shall not levy any conversion charges for change in land use when floriculture is taken
up on agricultural lands.
5. To promote food processing/Agro industry through contract farming, Government have decided to grant
exemption u/s 35 of A.P.Agricultural produce and live stock markets Act, 1966 to all companies who are willing to
promote contract farming in any agricultural/horticultural crop subject to their paying market fee of 1% ad-
valorem on the value of the produce purchased from the contracting farmers.
6. To further facilitate the corporate houses in promoting contract farming liked Agro Industry, the Government
agree in principle to make available their agricultural/horticultural farms to corporate houses for doing research
and development work on mutually agreed terms and conditions.
7. To promote the export of perishables through Hyderabad Airport, Government advise the Andhra Pradesh State
Trading Corporation to set up and run a cold storage at Hyderabad within a period of six months in consultation
with the Airports Authority of India and APEDA.
8. This order issues with the concurrence of Finance and Planning, M.A. & U.D., E.F.S.T. Departments vide their
U.O.Nos. 156/spl. Cs/96 dated 17-1-96, No. Nil dated 11-12-95 and 16181/sada /95 dated 14-12-95 respectively.
(BY ORDER AND IN THE NAME OF THE GOVERNOR OF ANDHRA PRADESH)
V.ANANDA RAO
Principal Secretary to Government.
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To
The Director of Agriculture, A.P., Hyderabad.
The Director of Horticulture, A.P. Hyderabad.
The Commissioner of Industries, A.P., Hyderabad.
The Secretary, A.P. Pollution Control Board, Hyderabad
The Vice Chairman of Hyderabad Urban Development Authority, Hyderabad
The Vice Chairman of Visakhapatnam Urban Development Authority, Visakhapatnam
The Vice-Chairman of Tirupathi Urban Development Authority, Tirupathi.
The Vice-Chairman of Warangal Urban Development Authority, Warangal.
The Vice Chairman of Vijayawada, Mangalagiri and Tenali (VMVUDA) Urban Development Authority, Vijayawada.
The Chairman, Andhra Pradesh State Electricity Board, Hyderabad.
The President, State Level Bankers Committee (Andhra Bank), Hyderabad.
The Managing Director, A.P.Industrial Development Corporation, Hyderabad.
The Managing Director, A.P.Industrial Infrastructure Corporation, Hyderabad.
Copy to:
The Industries and commerce Department/Hpl. Admn. & Urban Deve.
The E.F.S. & T Department.
The Irrigation and C.A.D. Department.
The Revenue Department.
The Law Department.
The Genl. Administration Department.
Forwarded by order
Section Officer
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5.16 EXTENSION OF FACILITIES TO MUSHROOM & TISSUE CULTURE UNITS
GOVERNMENT OF ANDHRA PRADESH
ABSTRACT
Horticulture Department Mushroom & Tissue Culture units Extension of facilities given to Floriculture units to
Mushroom & Tissue Culture units Orders Issued.
AGRICULTURE & COOPERATION (Horti.) DEPARTEMNT
G.O.Ms No. 143 Dated: 27-5-1996
Read the following: G.O.Ms No. 43, Agri. & Coop.(Horti.) Dept., Dt. 7-2-1996
ORDER:
In The Government Order read above, certain facilities have been given to Floriculture units in the State. A representation
has been received that Mushrooms units and Tissue Culture units are on par with the Floriculture units and that facilities
given to Floriculture units should be extended to Mushrooms and Tissue Culture units also.
Government has examined the above suggestion and accept the same. Government hereby orders the extension of the
facilities given to Floriculture units in the Government Order read above to Mushroom and Tissue culture units in the
State.
(BY ORDER & IN THE NAME OF THE GOVERNOR OF ANDHRA PRADESH)
V.ANANDA RAU,
PRINCIPAL SECRETARY TO GOVERNMENT
To
The Director of Agriculture, A.P., Hyderabad
The Director of Horticulture, A.P., Hyderabad
The Commissioner of Industries.
The Secretary, AP Pollution Control Board, Hyderabad
The Vice chairman of Hyderabad Urban Development Authority/ Visakhapatnam Urban Development Authority/
Warangal Urban Development Authority/Vijayawada, Guntur, Tenali and Mangalagiri Urban Development Authority,
The Chairman, Andhra Pradesh State Electricity Board
The Managing Director, AP Industrial Development Corporation, Hyderabad
The Managing Director, AP Industrial Infrastructure Corporation, Hyderabad
The Managing Director, AP State Trading Corporation, Hyderabad
Copy to:
The industries and Commerce Department/Municipal Administration & Urban Development Department & T
Department
The Irrigation & C.A.D. Department
The Revenue department
The Law department
The General Administration Department
Forwarded by Order
Sd/- Section Officer
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5.17 OUTLINE OF THE R&R PROJECT FOR THE BIO-CONSERVATION ZONE
For the Rehabilitation and Rehabilitation (R&R) Project (of Catchment Area)
Assuming that
(a) there are totally 75,000 plots in the prohibited area of Himayatsagar Catchment Area;
(b) the plot buyers are willing to buy developed plots south of HADA area
(c) the developers are willing to undertake development under this R&R Project under the supervision of a separate
Cell and this R&R Project is undertaken by a consortium of developers and APREDA (the Real Estate Development
Association)
(d) In the R&R Project, the affected persons would be given one plot each of 200 sq m
(e) the area under the Catchment area would be utilised for floriculture/horticulture/bio tech activity on a cooperative
basis where an arrangement may be worked out on a agreed shareholding basis,
OR
Alternatively, they would have to sell the gross area (on as is where is basis) to Biotech firms/ floriculture/
horticulture or hi-tech agriculture firms at the same base cost of land acquisition in the R&R Project i.e, about Rs 75
per sq m
The area for the R&R Project could be south of the Airport along the Shamsabad-Kodapadkal R&B Road (outside
HADA area) covered by Nandupalli, Gollur and Nagavaram villages. This area would be about 11 km from the
Shamsabad- NH-7 Jnction and about 8 km from the Airport Terminal and 2 km from the ORR Junction at Golkonda
Khurd settlement.
The following assumptions are made for facilitating and undertaking development of the above R&R Project South of
HADA area:
Gross area required: approx. 4000 acres
To facilitate approx. 4 lakh population with 80,000 dwelling units each with a plot of about 200 sq mt.(This includes
approx. 2000 dwelling units for farmers/owners displaced as a result of the R& R Project whose lands are being
acquired)
Cost of Land Acquisition: Rs 2 lakhs per acre = Rs 80 Crores
Cost of land/area development with layout and all facilities: Rs 275 * 4000* 4046 = Rs 445 Crores
Total cost of development: = Rs 525 Crores
20 % exigencies and surplus to developers = Rs. 105 Crores
TOTAL COST OF R&R Project: Rs 630 Crores
Cost per sq mt of plot = Rs 390 per sq mt
Cost of a plot of 200 sq mt = Rs 78,000
Single storied residential building: 112 sq mt or 1200 sq feet (a 3 bedroom dwelling unit) can be constructed as per
HADA DCRs with remaining 88 sq as open and greenery
Cost of construction: assumed at Rs 3750 per sq m of built up area = Rs 4.20 lakh
Total cost of house = 4.20 + 0. 78 =Rs 4. 98 lakhs or say Rs. 5 lakhs
Compensation to farmers/owners of lands acquired: Rs 2 lakhs per acre plus giving one plot per acre free: Therefore
effective compensation is Rs. 2.78 lakhs per acre
Thus a person having 5 acres gets Rs 10 lakhs plus 4 developed plots
Therefore the above R&R Project could be viable.
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PART C
REGULATIONS FOR
PROMOTING DEVELOPMENT
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96
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In exercise of the powers conferred under Section 6, 14, 40 to 46 and 59 of the Andhra Pradesh Urban Areas(Development)
Act, 1975 the Government of Andhra Pradesh with the prior approval of the Hyderabad Airport Development Authority,
hereby makes the following regulations, namely;
SECTION A
ADMINISTRATION & CONTROL
1. Short Title, Commencement & Applicability
1.1 These Regulations may be called the Hyderabad Airport Development Area Regulations for promoting
development, 2003
1.2 They shall come into effect at once.
1.3 These Regulations are to be read with the Master Plan of HADA area and are supplemental and enabling
provisions to the said Master Plan.
1.4 Any approval or sanction given earlier under the provisions of any other Act or law/ the Andhra Pradesh
Gram Panchayat Raj Act, 1994 and prior to the coming into force of the HADA Master Plan if any competent
authority/Executive Authority accords the sanction/approval of any development which is not in
conformity with the regulations/rules or orders of the Government in force, such approval or sanction
shall be deemed to be invalid and no such development activity or construction shall be undertaken.
1.4 They shall apply to all development activities in the HADA area, viz., area development schemes, land
assemblage /land pooling schemes, layout development, sub-division of plots/land all types of building
construction activity, Clearance from the Collectorate for certain activities like petroleum storage products,
cinema theater cases, etc.
1.5 These development regulations supersede all existing Rules, Regulations and orders dealing with layout
and building construction activity in the HADA area.
2. Definitions
In these Rules, unless the context otherwise requires, the following definitions shall apply. Words and expressions
not defined shall have the meaning as in the National Building Code of India (latest edition) or standard dictionary
meaning if not defined in the above Code:
i) Act means the Andhra Pradesh Urban Areas (Development) Act, 1975;
ii) Area Development Scheme or Land Pooling Scheme means assemblage of large chunks of contiguous
lands in accordance with the provisions of these regulations for the purpose of development and building
in the assigned plots/ designated uses with development of all required facilities and facilities required to
be undertaken. It may be undertaken by a licensed developer or by HADA or by any public agency. It also
includes corporate developments undertaken as Corporate Township and includes incidental activities
like residential, convenience shopping, business, institutional and research.
iii) Balcony means a horizontal cantilevered projection, including a handrail or balustrade, to serve as passage
or as sitting out place.
iv) Building means any structure for whatsoever purpose and whatsoever materials constructed, and every
part thereof whether used for human habitation or not. It includes foundation, plinth, walls, floors, roofs,
chimneys, plumbing and building services, fixed platforms, verandah, balcony, cornice or projection, part
of a building or anything affixed thereto or an wall enclosing or intended to enclose any land or space,
and signs and outdoor display structures. Tents, pandals, shamianahs/tarpaulin shelters shall not be
considered as buildings.
v) Community Amenities spaces means the areas set apart in a layout for a shopping area, post office,
bank, fair price shop, milk booth, school, dispensary, a nursing home, child care centre, library, community
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hall, Kalyanamandapam, police station, local office of the Electricity board, water works, local body and
such other amenity as specified by the HADA.
vi) Convenience Shopping Center means a premises used as a Complex for a group of shops comprising of
those dealing with day to day requirements of the population and as distinguished from wholesale and
higher order shopping area. Each shop area shall not exceed 20sq Mts. It includes:
Food grain or ration shops, Kirana and general goods stores
Tobacconists and Pan shops
Laundry shops
Tailors and Darning shops
Groceries, confectioneries, general provision stores
Departmental stores
Bakeries and Sweets Shops
Hair dressing saloons and beauty parlours,
Cobblers and shoe shops
Bicycle hire, spare parts and repair shops
Vegetable and fruit shops
Milk and milk products shops
Medical and dental practitioners clinics and dispensaries
Pathological clinic/laboratories, diagnostic clinics
Medical shops and Pharmacies
Florists and goldsmiths
Shops dealing with ladies ornaments. Fancy and gift items. Etc
Newspapers, magazines stalls and circulating libraries
Wood, coal and fuel shops
Books and stationery shops
Cloth and garments shops
Plumbers, electricians, radio, TV and electronic equipment repair shops
Video libraries
Photography, Xerox shops
STD,ISD and local telephone booths
Desk Top Printing (DTP) shops
Professional Services establishments
Professional offices
Restaurants and eating houses
Building materials, hardware and paints shops
Tutorial classes, Computer education centers
LP Gas Booking Center
And other uses/activities as notified from time to time by the HADA It does not mean or construe
to include mulgees or row type shops or part of a premises converted into a shop or shops. Such
type of developments are discouraged in the HADA area.
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vii) Built-up Area: Ground area covered immediately above the plinth level of the building and is the actual
covered area on ground floor including any balcony projections, porch, corridors and architectural features.
viii) Basement or Cellar: The lower story of a building below or partly below ground level.
ix) Building, height of: The vertical distance measured in the case of flat roofs, from the average level of the
ground around and contiguous to the building or as decided by the Authority to the highest point of the
building adjacent to the street wall and in the case of pitched roofs, upto the point where the external
surface of the outer wall and in the case of pitched roofs, upto the point where the external surface of the
outer wall intersects the finished surface of the slopping roof, and in the case of gables facing the road, the
mid-point between the caves level and the ridge. Architectural features serving no other function except
that of decoration shall be excluded for the purpose of taking heights.
x) Competent Authority means the Vice-Chairman of the Hyderabad Airport Development Authority
constituted under the provisions of the A.P. Urban Areas (Dev) Act, 1975 or any other officer designated
by him. In the matters relating to development of HADA projects, sites, TDR, etc. the decision of the
competent authority is final.
xi) Corridor means a common passage or circulation space including a common entrance hall in a building;
xii) Collector means the Collector & District Magistrate of the district and his office and officials;
xiii) Corporate Township means a site or campus developed by a corporation for their business activities and
includes other activities like residential, institutional and research.
xiv) Courtyard or Chowk: An enclosed space permanently open to the sky, enclosed fully or partially by
building and may be at ground level or any other level forming integral part of the building.
xv) Cluster Housing means plots or built dwelling units or housing up to 20 houses grouped around an open
space;
xvi) Detached building: A building whose walls and roofs are independent of any other building with open
space on all sides as specified in these regulations.
xvii) Development means the carrying out of building, engineering, mining, or other operations in, or over, or
under land or water, or the making of any material change, in any building or land, or in the use of any
building or land, and includes redevelopment and layout and sub-division of any land; and to develop
shall be construed accordingly;
xviii) Development Charge means a charge levied by the HADA under the provisions of the Andhra Pradesh
Urban Areas (Development) Act, 1975 and its Amendments, rules and orders.
xix) Drain means a system or a line of pipes, with their fittings and accessories such as manholes, inspection
chambers, traps, gullies, floor traps and used for drainage of building or yards appurtenant to the buildings
within the same cartilage and includes an open channel for conveying surface water or a system for the
removal of any liquid or storm water run-off;
xx) External Betterment Charge means a charge levied by the HADA for ensuring off site services and
amenities including capital infrastructure installations to the area;
xxi) Floor Area Ratio (F.A.R): is the quotient obtained by dividing the total covered area on all floors by the
area of the plot and is inclusive of all common areas, circulation areas, etc.
xxii) General Industry: A premise with facilities for carrying out fabrication, processing, assembling of materials
and products, manufacture of goods, etc. The list of industries in this category shall be as per the
Government orders in this regard.
xxiii) Group Housing Scheme means a housing scheme, wherein dwelling houses are not constructed in
separate individual plot, but where a group of buildings are proposed in one plot with common facilities
and services.
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xxiv) Habitable Room: A room occupied or designed for occupancy by one or more persons for study, living,
sleeping, eating, kitchen but not to include bath rooms, water closet, compartments, laundries, serving
and spaces for other apartment uses.
xxv) Layout means the laying out a parcel of land or lands into building plots with laying of roads/streets with
formation, leveling, metalling or black topping or paving of the roads and footpaths, etc. and laying of the
services such as water supply, drainage, street lighting, open spaces, avenue plantation, and proposed
road pattern integrated with the surrounding circulation pattern and developing the Master Plan
circulation network and subject to the other conditionalities as given in these Regulations;
xxvi) Master Plan means the plan prepared and notified under Section 6 & 8 of the AP Urban Areas
(Development) Act 1975 and sanctioned by the Government under section 10 of the said Act for the
Development Area declared under Section 13 of the said Act
xxvii) Multi-storey building means and includes all buildings with more than four floors including the ground
floor or whose height is more than 15 metres, measured from the average level of the central line of street
on which the site abut. However, staircase room, lift rooms, chimney, and elevated tanks above the top
most floor and architectural features are not included in the number of floor or height calculation for such
categorization.
xxviii) Obstacle Limitation surfaces are specifications to define the airspace around aerodromes to be maintained
free of obstacles, so as to permit the intended airplane operations at the aerodrome to be conducted safely
and to prevent the aerodromes from becoming unusable by the growth of obstacles around the aerodromes.
This is achieved by establishing a series of obstacle limitation surfaces that define the limits to which
objects may project into the airspace. The following obstacle limitation surfaces shall be established:
1. Conical Surface;
2. Inner Horizontal Surface;
3. Approach surface and inner approach surface;
4. Transitional surface;
5. Inter transitional surface;
6. Balked Landing surface.
(Reference International Civil Aviation Organization - Annex 14 Manual)
vi) Owner: Owner means the person who has the title or right to use the property, and includes a person who
receive the rent for the use of land or building or would be entitled to do so if they were let. It also
includes:
a) an agency or trustee who receives such rent on behalf of the owner.
b) a receiver, executor or administrator or a manager appointed by any court of competent jurisdiction
to have the charge of or to exercise the rights of the owner or a General Power of Attorney;
c) is entrusted with or is concerned with any building devoted to religious or charitable purposes;
and
d) a mortgage in possession.
xxix) Permissible Uses or activities means the activities or uses that are permissible in a given site or parcel of
land and that are subject to development requirements and conditionalities as given in these Regulations.
xxx) Person: Person means an individual and includes Govt. or Corporation.
xxxi) Parking Space: An area enclosed or unenclosed, covered or open sufficient in size to park vehicles together
with a driveway connecting the parking space with a street or alley and permitting ingress and egress of
the vehicles.
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xxxii) Public Utility Building/Premises: A premises of any public service undertaking or authority for storage,
distribution, maintenance of office, etc., the public facility network, etc., and includes overhead/
underground tank, pump house, sump, oxidation pond, septic tank, public toilets, electric sub-station,
fire-station, telephone exchange, garbage collection point, etc.
xxxiii) Public Facilities building/Premises: means a premises housing community, social and cultural facilities
for public like police station, post office, telegraph office, library, auditorium, own hall, local community
hall/ Kalyanamandapam, recreational club, Open Air Theater, Exhibition Center, religious building, grave
yard, cremation ground, Crematorium, and includes other services like municipal ward office and their
works like swimming pool, balwadi, Anganwadi, welfare center. etc.
xxxiv) Public open spaces means the areas set apart in a land pooling scheme or layout for parks and play
grounds, duly developed and with a proper compound wall.
xxxv) Room Height: The vertical distance measured from the finished floor surface if the finished ceiling/slab.
In case of pitched roofs, the room height shall be the average height between bottom of the eaves and
bottom of ridge.
xxxvi) Row Housing: A row of houses with only front rear and interior open spaces.
xxxvii) Road/Street alignment: The line defining the side limits of a road/street, and demarcated as such on the
ground.
xxxviii) Setback shall mean the space to be left fully open to sky from the edge of the building to the property line
or boundary of the street. No built-up space shall be provided within the setback except specifically
permitted projections and other structures under these regulations.
xxxix) Service Industry: An industry concerned mainly with repair, maintenance, servicing and/or jobbing work
with sale of operation not exceeding 20 HP and 20 Manpower, without detriment to the amenity of the
area by reason of noise, vibration, smell, fumes, smoke, soot, ash, dust, etc. The list of industries in this
category shall be as per the Government orders in this regard.
xl) Semi-detached Building: A building detached on three sides with open spaces as specified in these
regulations.
xli) Tourism based facilities: means facilities accessory to tourism undertaken by public or private body and
which the Tourism Department sponsors. It may have boarding and incidental and accessory facilities of
up to 10% of the plot area including residential facilities for essential staff.
xlii) Transferable Development Right means an award specifying the built up area an owner of a site or plot
can sell or dispose or utilize elsewhere, whose site or plot is required to be set apart or affected for a
community amenity or development for public purpose in the Master Plan. The award would be in the
form of a TDR Certificate issued by the Competent Authority.
xliii) Village Settlement or GramaKhantam or Abadi means all land that have been included as Abadi by the
government/Collector within the site of village and includes existing village hamlets;
3.0 Development Permission/ Building Permission mandatory
3.1 No person or body shall carry out development work or undertake assemblage/ parceling of land into
plots, or erect, re-erect or carry out any building construction activity or layout activity or subdivide
plots/lands without first obtaining a specific land pooling scheme/ layout/land subdivision permission
or building permission as the case may be, in writing from the Hyderabad Airport Development Authority,
and complying with the development conditions and provisions required under these Regulations.
3.2 The following operational construction of the Government whether temporary or permanent which is
necessary for the operation, maintenance, development or execution of any of the following services are
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exempted from the purview of these Regulations except within the airport safety areas and zonal
restrictions and air safety requirements (wherein explicit clearance from the Airport Authority shall be
required):
(a) Railways;
(b) National Highways, State Highways & Major District Roads;
(c) Works undertaken by the District Administration/ ZPP/MPP/Gram Panchayat;
(d) Airways & Aerodromes;
(e) Defence;
(f) Posts & Telegraphs, Telephones Dept., Wireless, broadcasting, and other like forms of
communications;
(g) Electricity;
(h) Any other service which the government may declare to be a service from time to time for the
purpose of this clause;
3.3 Provided that such operational constructions and developments comply with the development conditions
and provisions required under these Regulations.
4. Application for Permission
4.1 For Land Pooling Scheme/Layout development:
4.1.1 Every licensed developer or body who intends to carry out development work or undertake
assemblage/ parceling of land into plots, or layout activity or Group Housing Scheme/Cluster
Housing Scheme or subdivide or make material alterations shall apply in writing to the Vice-
Chairman, Hyderabad Airport Development Authority of such intention in the Form prescribed in
Annexure A and the application for any such permission shall be accompanied by Plans and
statements in original (drawn on any durable medium) plus four prints along with copy of the
ownership documents of the plot/property/ land concerned and payment of prescribed application
fees and charges.
4.1.2 The Application for permission for a Land pooling Scheme or layout development shall be
accompanied by:
i) a site plan drawn to scale (preferably in digital format) of not less than 1:500 showing all
physical details of the land, boundaries of the land, the surrounding lands, airport zoning
safety & obstacle limitation surfaces and existing approach road to the land where the layout
is proposed;
ii) a Layout Plan (in required number of copies) drawn to a suitable scale (preferably in digital
format) preferably on 1:1000 for Land Pooling Schemes and 1: 600 for layout applications,
showing boundaries of land, sub-division of the land into building plots/ uses with
dimensions and area of each plot and its uses as per these regulations; width of the proposed
streets/roads;dimensions and areas of open space provided according to these regulations;
dimensions and areas to be set apart for EWS housing, area for social and cultural amenities,
and area to be handed over to HADA in case of a Land pooling Scheme;
iii) Certificate of Undertaking in prescribed Form jointly by owner, licensed developer and
licensed surveyor/engineer for carrying out the development works as per standards.
iv) A topographical plan drawn to scale (preferably in digital format) with contours and
indicating the proposed location of the water supply system, drainage and sewerage network
and other utilities of the proposed scheme
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v) Land development schemes (preferably in digital format) involving housing construction
activity/civil works, the building type designs together with the details of facilities proposed
to be provided shall be submitted. Such Land Pooling Schemes shall be prepared and signed
by a qualified town planner
Provided that before submission of such an application, pre-application consultation shall
be undertaken by the licensed developer/body with the Chief Planning Officer of HADA
prior to the formal filing of an application for approval of a Land Pooling Scheme or layout
development scheme. This step does not require formal application or the payment of a fee.
When submitted, this Sketch Plan shall show in simple sketch form the proposed Land
Pooling Scheme and layout of streets, roads, location of amenities, open spaces and other
features in relation to existing conditions.
Within fifteen (15) days, the Chief Planning Officer shall inform the licensed developer
wherein the plans and data as submitted or as modified do or do not meet the objectives of
the master plan/these Regulations and shall inform the licensed developer as to how said
objectives may be met. Any such consultation or advice by HADA shall not constitute
approval or be binding on HADA.
4.2. Application for building permission for non multi-storeyed buildings
4.2.1 For undertaking any such building construction activity, prior technical approval of HADA is
mandatory. These shall be applied to the Competent Authority in the Form prescribed in Annexure
B and the application for any such permission shall be accompanied by Plans and statements in
original (drawn on any durable medium) plus four prints along with copy of the ownership
documents of the plot/property/ land concerned and payment of prescribed application fees and
charges.
4.2.2 All building activity shall conform to the requirements specified in these regulations with regard
to minimum plot area, approach road, minimum setbacks, height permissible, parts of buildings
requirements, plot coverage, parking requirements, etc.
4.2.3 The Application for permission for building construction shall be accompanied by a location plan
showing the site in relation to surrounding land marks;
a site plan drawn to scale (preferably in digital format) of not less than 1:500 showing:
(a) The existing approach road or means of access with width and the proposed road widening
affected area, if any;
(b) The boundaries, giving the dimensions of the site and of any contiguous land belonging to
the owner thereof;
(c) All existing buildings position and other features in the site, if any;
(d) The position of the site in relation to neighbouring/adjoining roads/streets, if any;
(e) Space/ setbacks to be left about the building to secure free circulation of air, admission of
light and access for scavenging purposes;
(f) Any existing physical features such as wells, drains, trees, etc;
(g) The ground area of the whole property and the built-up area;
(iv) The building proposed utilities and services plans;
(v) Landscaping and rain water harvesting plans
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(vi) Parking plans for sites 300 sq. Mts. and above or having occupancy of commercial, and
other non-individual residential use;
(vii) Give general specifications of proposed construction and type of materials used, and jointly
signed by the owner, the Registered Architect and civil engineer who supervises the
proposed development/construction.
The Plans of the building, elevations and Sections drawn to a scale of not less than
1:100 of all floors showing uses of all parts of the building (on original in tracing film
or any durable medium and requisite number of copies). In case of very large buildings
the drawing scale may be reduced suitably. The sections should be through the
longitude and transverse of the proposed building and indicate all dimensions and
heights and level differences, etc, while the elevations of all sides of the building/
blocks should be given.
4.3. Application for Multi-storeyed buildings:
In addition to the compliance of the building proposals application requirements as stated above and the
compliance of the multi-storeyed building requirements as given in these regulations, applications for
multi-storeyed buildings shall be accompanied with the following requirements:
Structural design and safety requirements duly prepared and signed by a qualified structural
engineer and signed by both the architect who designs the building complex as well as the civil
engineer who supervises the construction requirements.
Clearance certificate for the proposed complex from the Airport Authority
Compliance regarding fire safety requirements from the Director of Fire Services
Compliance of all building services, circulation requirements landscaping, and rain water
harvesting requirements as given in these Regulations and to the satisfaction of HADA
All drawings (preferably in digital format) to be signed jointly by the owner, licensed developer/
builder, registered architect, licensed structural engineer, licensed civil engineer who shall be
responsible for safety and facilities in the Complex and ensuring the construction of the multi-
storyed building complex in accordance with these Regulations and the National Building Code
(latest version), and shall submit a joint undertaking to this effect.
4.4. Application scrutiny Fees to be levied by the HADA:
The HADA shall levy application scrutiny fees for all applications as follows:
a) For Land Pooling Scheme:
At the rate of Rs. 2/- per sq. mt of total land proposed for Land Pooling Scheme.
b) For Layouts and Plot sub-division/Amalgamation:
At the rate of Rs. 4 /- per sq. mt of total land proposed for layout /plot sub-division/amalgamation
c) For Buildings:
At the rate of Rs. 10/- per sq. mt. of built-up area, subject to a minimum of Rs. 2000.
5. Other Charges:
5.1 In addition to the above, the HADA shall levy
a) Development charges as specified.
b) levy and collect pro rata external betterment charges accordingly at the following rates for ensuring
provisions and development of trunk infrastructure installations:
For layout/land pooling scheme/plot subdivisions/amalgamation: Rs 50 per sq. mt of land area
For buildings: Rs 25 per sq. m of built up area
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For Group Housing Schemes/Cluster Housing/Colony type development/Enclaves, etc: Rs 25
per sq. mt of built up area plus Rs. 50 per sq. m for remaining land area.
5.2 Levy of impact fees and other provisions in certain areas:
The Competent Authority with the approval of the Government may levy impact fees and other fees/
charges for lands/sites/premises abutting or in the vicinity of the Outer Ring Road or other highways at
the rates and procedure prescribed by the Government.
6. Sanction or Refusal of Permission
The Land Pooling Scheme or Layout plans/ building plans with drawings and specifications in accordance with
these HADA Regulations may be technically approved with or without modifications or directions as are deemed
necessary or refused by the Hyderabad Airport development Authority within 90 days from the date of receipt of
application.
Where no orders are communicated by the HADA of sanction or refusal of the permission, the HADA shall deemed
to have permitted the proposals and the owner may go ahead with the works after intimation and paying the
requisite fees and charges to HADA before undertaking such development, and provided, the same is in accordance
with these regulations.
7. Duration of Technical Approval
The technical approval shall be valid as follows:
for land pooling scheme 3 years
for layout development approval 2 years
For Group Housing Schemes/Cluster Housing/Colony type development/Enclaves in sites 4000 sq. mt
& above - 2 years
building constructions: for plots upto 500 sq. mt - 1 year
For plots above 500 sq. mt and multi-storeyed buildings: 2 years
during which time the land pooling scheme works/layout works/building construction shall be
completed, and if not completed the permission for land pooling scheme/layout/building construction
shall be revalidated on application subject to the requirements then in force.
The revalidation fees shall be 50% of the above mentioned scrutiny fees.
8. Revoking of Permission
The HADA or the Collector or the government as the case may be, may revoke any permission issued under these
regulations whenever it is found that there has been any false statement or any misinterpretation of any material
fact or regulation on which the permission was sanctioned.
9. Deviations during construction/undertaking up layout works
If during the execution of any land pooling scheme/layout or building construction any departure is made from
the approved plan, the licensed developer/owner shall obtain revised approval by duly following the above-
mentioned procedure
10. Conformity of constructions and developments to National Building Code of India
Recourse shall be made to the National Building Code of India (latest Edition) for all standards and specifications
relating to building construction viz.,
(a) structural design, foundations, masonry, timber, plain cement concrete, reinforced cement concrete,
structural steel, etc, for ensuring structural safety including seismic hazard safety, etc,
(b) Quality of materials and workmanship;
And building services, viz.,
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(c) Building Plumbing, Water Supply and Drainage (including mode of sewerage disposal system);
(d) Electric installations.
(e) Fire service Requirements in addition to the requirements as per the provisions of the AP Fire Safety Act,
2000.
(f) Landscaping and greenery in additions to the requirements as per the provisions of the AP Water and Tree
Act, 2001.
11. Responsibilities and Duties of Licensed developer/Builder/Owner
The licensed developer/builder/owner who has been given approval shall be wholly and solely responsible for
the quality of workmanship of the building/layout development works, and/or structural safety of the building
and for ensuring safety during the construction /development works, and for complying with the conditions laid
down in these Regulations and the approved plans.
In the case of buildings in large sites/ Group Housing Schemes, Land Pooling Schemes layout colony development
schemes, the work of the building services like sanitation, plumbing, fire safety requirements, lifts, electrical
installations, and other utility services shall be executed under the planning, design and supervision of qualified
and competent technical personnel.
Where the development conditions are not compiled with, in addition to the action specified in Regulation 15.0
and 29, action under the provisions of Section 32 of the AP Urban Areas (Development) Act, 1975 would be taken
by the Competent authority.
12. Sanction and release of building plans by the local authority
No permission shall be directly entertained or given by the local authority Prior technical approval of HADA is
required for all development approvals except in cases where specifically delegated by the HADA or the
Government.
The technical approvals forwarded by HADA to the local body for sanction and release to the owner shall be done
within one week after collecting the prescribed fees under their Act, after which the same shall be deemed to be
sanctioned by the local body.
The Local Authority shall maintain systematically records and registers of all layouts, building permissions, fees
and charges collected in prescribed manner.
13. Responsibilities of Local Authority and HADA
The HADA shall be primarily responsible for the following aspects of development:
(a) Land Pooling Schemes and layout development schemes and the compliance of development
specifications and conditions there under;
(b) Promoting and regulating the overall developments on a planned manner and for this purpose it may
issue instructions and directions to the local bodies who are required to comply with the same.
(c) Demarcation and grounding of the various alignments of Master plan roads, Land Pooling Schemes roads
and layout development roads, junction improvements, etc.
(d) Undertaking key implementation projects,
(e) And taking necessary steps for ensuring the overall development of the HADA area in a planned manner.
The local authority concerned and their officials shall be primarily responsible for the following aspects of
development:
(a) Ensuring the building permission activity is strictly in accordance with the technically approved plans;
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(b) Take immediate action on deviations and unauthorized constructions and layout developments as per
these regulations and their respective laws;
(c) Take action to arrest unauthorized constructions and unauthorized layout developments
(d) Not allow conversion of existing building/premises for local shops or other activities
(e) Comply with the instructions and directions of HADA in the matters of development promotion and
regulation/ Master Plan implementation aspects.
14. Grant of Development Permission
Grant of Development Permission shall mean acceptance by the Competent Authority the following requirements:
14.1 In the case of Land Pooling Schemes and Layout development schemes-
(i) The road pattern and widths of roads,
(ii) The location of open spaces;
(iii) The location of shopping center, and other community amenities;
(iv) The common sewerage disposal system, water supply system, drainage system;
(iv) The siting of bus stops, parking stands, solid waste collection points/sites & public amenities;
(v) The road development specifications and standards;
(vi) The area allowed to be developed and disposed as building sites/plots;
(vii) the type of housing to be developed with services and amenities and building requirements;
(ix) Rain water harvesting structures, conservation measures and the surface drainage of the area;
14.2 In case of building permissions, it shall mean acceptance of the following:
(i) Permissible built up area,
(ii) Permissible FAR & coverage (in case of Multi Storied Buildings)
(iii) Height of a building and its various stories,
(iv) Projections allowed and disallowed in open spaces
(iv) Permissible use of land and accessory uses and utilization of built up spaces
(v) Arrangements of staircases, lifts, corridors and parking spaces,
(vii) The requirements of Multi Storied Buildings including the clearance from Airport Authority, the Director
of Fire Services, and other services,
(viii) Minimum requirements of sanitary facilities and other common facilities,
(ix) Required ventilation and lighting
(x) Rain water-harvesting structures.
14.3 Provided that it shall not mean acceptance of correctness, confirmation, approval or enforcement of and
shall not bind or render the Competent Authority liable in any way in regard to:
(i) Title or ownership of the site or building
(ii) Easement Rights
(iii) Variation in area from recorded areas of plot or a building or on ground
(iv) Structural Reports and Structural Drawings
(iv) Workmanship and soundness of structure, materials used,
(v) Quality of building services and amenities in the construction of building
(viii) Location and boundary of plot/site
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(ix) The site/area liable to flooding as a result of not taking proper drainage arrangements as per natural lay
of the land, etc.
(x) Other requirements or licenses for the site/ premises or activity under various other laws.
15. Offences and Penalties
Any person who contravenes any of the provisions of these Regulations or any requirements or obligations
imposed on him by virtue of these regulations shall be guilty of an offence and shall-
(a) be punished with a fine as fixed by the Vice-Chairman, HADA and in case of continuing offence a daily
fine until the contravention is made good or removed or suitably altered or modified;
(b) take suitable actions including demolition of unauthorized works, and in the event of failure to comply,
the HADA/local body shall take action accordingly after serving an Enforcement Notice;
(c) take suitable action against licensed developer/technical personnel which may include prosecution or
debarring him from further practice up to five years.
(d) In the case of deviations from the approved development plan, it shall be the responsibility of the licensed
developer/licensed builder to get these rectified or summarily demolish these at his own cost failing
which action as mentioned at (a) to (c) would be taken by the local body/HADA as the case may be.
15.1 The HADA or its officers may take any or all of the above actions or may issue suitable instructions to the
local body or any other body for necessary action against the unauthorised construction/layout.
15.2 If it is noticed that any officer of the local authority or HADA has willfully not taken effective action as
required in these Regulations or issued permission in contravention of these Regulations, the HADA or
Collector or the Government may take necessary action against the local authority or HADA besides
taking action on the said development.
15.3 If it is noticed that any licensed builder/developer or certificate holder of TDR has misused/abused the
TDR incentive given or violated the conditions of TDR or has built over and above the permissible area/
height, etc. the HADA or the Government shall take necessary criminal action against the licensed builder/
developer or certificate holder of TDR besides taking action on the said development and action under
Section 33 of these Regulations.
16. Power of entry and power of Competent Authority to demarcate alignments and reservations as
per Statutory Master Plan
16.1 The Competent Authority may authorise any person to enter into any land or building with or without
assistance or workmen for the purpose of:
(a) Making any enquiry, inspection, measurement or survey or taking levels of such land or building;
(b) Examining works under construction and ascertaining the course of public utilities and drains, etc;
(c) Digging or boring into the sub-soil;
(d) Setting out boundaries of intended alignment of roads, public utilities and other works;
(e) Making such levels, boundaries, demarcations and lines by placing marks and cutting trenches;
(f) Ascertaining whether any land or building or property is being affected in the Statutory Master
Plan/ Layout Scheme/ Land Pooling Scheme road/public utilities alignments, etc.
(g) For grounding of new alignment of roads/ road widening/ alignment of new communication
network in any land and/or modifying marginally road alignments as per feasibility on ground,
etc.
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(h) Ascertaining whether any land or building or property is being or has been developed in accordance
with the Planning Permission and Building permission or in contravention of the provisions of the
AP Urban Areas(Dev.) Act,1975 or conditions subject to which the development permission /
building permission has been issued are being or have been complied; or
(i) Doing any other thing necessary for the implementation of the Statutory Master Plan/Development
Scheme/Land pooling Scheme or other provisions for the efficient administration of the said Act.
16.2 Any person who obstructs the entry of a person authorized under the above Regulation to enter upon any
land or building or removes or causes to be removed any such demarcation of road alignment/
development works or any of the actions mentioned in above regulation 15.3 (1) or molests such authorized
person, shall be punished with imprisonment upto six months or fine or with both.
17. Obligations of the owner and licensed developer/builder to implement and develop the Master
Plan circulation network and specific land uses
17.1 Where any land or site or premises is affected in the statutory Master Plan road or circulation network
such area so affected in the road or circulation network shall be surrendered free of cost to the Competent
Authority by the owner of land. No development permission shall be given unless this condition is
complied with.
17.2 In the case of land pooling scheme or layout development, the owner and licensed developer/builder
shall incorporate in the land pooling scheme or layout all Master Plan specific land uses and amenity
areas like recreational buffer zone/Sector level open space and amenity space and road network and shall
develop the Master plan roads as part of the land pooling scheme or layout at his cost. However, such area
of Master Plan road alignment/ recreational buffer zone/Sector level open space and amenity space shall
be deducted from the total site area of the Land Pooling Scheme or layout. The proposals of the Scheme
and the land utilization analysis would be taken on the remaining net area and no fees and development
charges and other charges are leviable for such Master Plan reservation areas and Master Plan circulation
network.
17.3 In the case of building or construction site, the owner of the site would be entitled to a Transferable
Development Right (TDR) as given in Section below for such affected land in the Master Plan road
alignment in the said site.
17.4 In any site or premises that abuts a major road alignment, where a service road is required to be developed,
development permission shall be considered by the competent authority only after such a 2-lane black
topped service road of 7 mt. carriageway is first developed by the owner or licensed developer/builder,
or alternatively, deposits the equivalent cost to the Competent Authority as the case may be.
17.5 Any site or premises earmarked for amenities or specific land use like Recreational/Green Belt
development/ or Afforestation tract along the foreshores of Himayatsagar lake, Sector level open space
and amenity area, etc. shall be developed by the owner through a licensed developer/builder accordingly
on BOOM (Build Own Operate and Maintain) basis. In the event of the owner/developer not developing
as above by giving his written consent within the time period specified after issue of a Notice by the
Competent Authority, the Competent Authority has the pre-emptive right to acquire such sites/lands and
compensation shall be based on the rates prevailing on the date of draft notification of the Master Plan.
The owners or licensed developer/builder who develop such amenities or specific land uses would be
entitled for a Transferable Development Right (TDR) as given in Section below.
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18. Grant of Transferable Development Right
Grant of Transferable Development Right (TDR) may be considered by the Competent Authority for the following
areas subject to the owner and licensed developer/licensed builder complying with the conditions of development
mentioned in Regulation 17 above, as per the following norms:
(a) For the Master Plan road network undertaken and developed: equivalent to 25% of built up area of such
area developed at his cost.
(b) For Sector level Amenity and open spaces undertaken and developed: equivalent to 5% of such area
developed at his cost.
(c) For conservation and development of lakes/water bodies/nalas foreshores and Recreational buffer
development with greenery, etc. including the Recreation-cum-Afforestation tract earmarked all along
the Himayatsagar foreshores: equivalent to 10% of built up area of such recreational buffer area developed
at his cost. No TDR would be allowed for portion of any site falling in the water-spread area or FTL of any
lake or water body.
(d) For utilization and undertaking cooperative/ corporate farming /agriculture /horticulture/ floriculture/
Biotechnology unit/tourism and recreation-based activities that do not pollute the environs in the Bio
Conservation Zone: equivalent to 5% of built up area of the area so developed at his cost.
The TDR Certificate would be issued by the competent authority would be valid or utilized/ disposed
only within the HADA area and as per guidelines and conditions prescribed by the Competent Authority.
A Fee at the rate of 2% of the TDR value basing on the prevailing market value shall be levied and remitted
by the owner to HADA before issue of the TDR Certificate.
19. Premium on built up area applicable in certain cases
19.1 In these Regulations, unless and otherwise exempted by the Government with specific written order, the
following building activity would be allowed in normal course by the Competent Authority, viz.,
Height up to 10 mt in the High Rise Promotion Zone, Medium Rise Promotion Zone, Institutional
Use/ Special Reservation Zone and Work Centre zone respectively.
Height up to 2 floors or 6 mt in the Low Rise Promotion Zone and Recreational zone respectively.
19.2 For further height and built up area permissible over and above under these Regulations under Section B
and in Regulation 38 and 39, the owner and licensed developer /builder has to negotiate and undertake
this only through the Transfer Development Right (TDR) given to him or other owners elsewhere within
the HADA area.
20. Appellate Powers of the HADA Board
Where there is a clearly demonstrable hardship in sites or premises with regard to:
a) compliance of these Regulations requirements,
b) or dispute arises with regard to the decision of the Competent Authority,
c) or the owner is aggrieved with the decision of the Competent Authority in the matter of refusal of
permissions,
d) or any other matter with regard to the implementation of the Master Plan provisions,
The owner/licensed developer may appeal to the HADA Board. The HADA Board shall frame clear and
detailed guidelines and procedure in scrutinizing the cases keeping in view the character of the area, the
interest of ensuring planned development as per the Master Plan in view and give its decisions in such
cases and the reasons thereof to be recorded in writing. However, the permissible height and the front
setback or building line shall not be compromised. The decision and conditionalities imposed by the
HADA Board shall be final and binding in such cases.
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21. Heritage Regulations
These Heritage Regulations would apply to those buildings, artifacts and precincts of:
(a) historical or cultural value
(b) and precincts and sites of natural or environmental value in the HADA area.
In respect of (a) above, no development, or redevelopment, alteration, removal or demolition of such
heritage buildings, artifacts and precincts shall be allowed except with the prior written approval of the
Competent Authority.
In respect of (b) above any development in and around such sites shall be Eco-friendly and not alter the
environmental character of such sites. The conservation, beautification and preservation plans and
development (including any recreational and allied development) of such sites shall be allowed with
prior approval of the Competent Authority.
Buildings, precincts and natural sites included in the HADA Heritage List by the Competent Authority
shall maintain the character, skyline as may exist in the surrounding area, so as not to diminish or destroy
the value and beauty of the listed building, precinct or natural site. The development within and around
the listed building, precinct or natural site shall be in accordance with the guidelines framed and incentives
given under these Regulations.
Listing however does not prevent change of ownership or usage. However, such usage should be in
conformity with the provisions of these Development Promotion Regulations and be in harmony with the
guidelines.
The onus for ensuring the protection and preservation of such heritage structures, artifacts, precincts and
natural sites shall vest with the local authority concerned and they agency or body specifically vested
with it.
The tentative List of Heritage structures, artifacts, precincts and natural sites in HADA area are:
A) Structures, artifacts and precincts of historical or cultural Value:
1. Clock Tower and Police Station building at Shamsabad Town Centre
2. PaluguGutta heritage precinct near Hariguda settlement of Shamsabad village.
3. Mud fort remains at Narkhoda village settlement
4. Mud fort remains at Nadergul settlement
5. Mud fort remains near Ramajipur village settlement
6. Sri Rama Temple precinct at Ammapalli settlement
7. Remains of fort entrance gate at Dosawada settlement
8. Pahadi Sharif Dargah precinct
9. Narasimhaswamy temple precinct at Jannaiguda hamlet of Raviral village.
B) Precincts and sites of natural or environmental value:
10. Himayatsagar Lake and its foreshores and vicinity earmarked for Afforestation-cum-
recreation development tract and as delineated in the Master Plan.
11. All the lakes, kuntas and nalas and other water bodies identified and listed in the Master
Plan and specified in these Regulations
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SECTION B
LAND USE CLASSIFICATION AND ZONING OF VARIOUS DEVELOPMENTS/ BUILDING USES/
OCCUPANCIES PERMISSIBLE/PROHIBITED
22 Applicability of the Zoning Regulations:
22.1 No development activity like layout, Land Pooling Scheme, building construction activity, use of any
land or conversion of any land or building shall be permitted unless these are in:
i. conformity with the Master Plan land use, circulation network and other provisions;
ii. conformity with the zoning of the uses and activities as given in this Section,
iii. Conformity with the requirements of Regulation 17, where applicable
iv. Conformity with the building site requirements as given in these regulations.
22.2 These regulations however will not prohibit the continuance of existing uses of lands and buildings that
have been lawfully established and have a valid approval prior to the coming into force of the Master Plan
and these Development Promotion regulations, provided:
i. Where the existing use is a non-conforming use (i.e., a use or activity under the provisions of the
Master Plan or these regulations is not permissible), the existing activity may be allowed to continue,
but no expansion of the existing use or activity shall be permissible and such non-conforming
activity or use shall comply with the requirements under Regulation 16 where applicable.
ii. No expansion of the existing use or activity shall be permissible;
iii. The requirements under Regulation 16 where applicable are complied with.
Provided further that it will be open to the HADA or the Government to order the discontinuance
or continuance subject to such restrictions and conditions as may be imposed by HADA or the
Government as the case may be.
Any additions or extensions/expansion or redevelopment to such non-conforming uses or sites
shall comply with the requirements of these Regulations.
22.3 Strict compliance of the Aircraft Act and Rules:
(a) All permissible activities under the Master Plan and these Regulations shall strictly conform to the
provisions of the Indian Aircraft Act, 1934, the Civil Aviation Manuals and Codes.
The following shall not be allowed:
i. Slaughterhouses and open meat selling shops within 10 km radius of the aerodrome reference
point.
ii. Open cattle sheds and disposal of carcass and offal are not allowed.
(b) The local authority shall be responsible for ensuring compliance of the above restrictions and
prohibited activities. The airport obstacle limitation areas as stipulated by the Airport Authority
should be strictly followed and the clearances obtained.
(c) Activities and uses /Buildings constructed within the Air funnel area, the transitional surface area
and the Obstacle limitation surface of the proposed Airport wherever permissible, after due
clearance from the Airport authorities wherever applicable, need to take into account the noise
levels problems while designing and construction of buildings located in such areas. The provisions
of the National Building Code shall be applicable with regard to insulation, soundproofing, and
other measures to be taken for reduction of noise, etc.
In case any structure or building is declared as dangerous structure/building in the vicinity of the
Airport it shall be liable to dismantling without prior notice.
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22.4 Land Use and Zoning classification:
In these regulations, the land use shall be as per the following categories:
I. High Rise Promotion Zone-
II. Medium Rise Promotion Zone -
III. Low Rise Promotion Zone
IV. Work Centres
V. Institutional Use and Special reservation Zone
VI. Recreational Use Zone
VII Traffic Nodes and Circulation Network
VIII Bio Conservation Zone
The above land use zones are located and bounded as shown in the Master Plan. The various uses and
activities to be permitted shall be in accordance with the Zoning Tables as given below.
22.5 The uses and activities listed below are not to be treated as exhaustive. Similar uses and activities may be
permissible in the appropriate zones by the Competent Authority and shall be subject to such restrictions
and conditions as the Competent Authority may impose.
22.6 Incidental and accessory uses are permissible subject to a maximum 5% of the area, in addition to the
normal uses permissible under these Regulations.
22.7 The activities and uses permissible are subject to the compliance of the conditionality and requirements
given there under. All building and development activities shall be read with and have to comply with
the development requirements given under the Sections on Development of Land, Building
Requirements and Parts of Building Requirements together with the provisions of these Zoning
Regulations. Where there is a conflict between the provisions of the zoning regulations and the building
requirements regarding permissible height, etc., the provisions of zoning regulations shall prevail.
22.8 In an existing area/locality where an owner or two or more owners come together and develop parking
Complex, pedestrian plaza/ subway, or improve/facilitate additional access by linking with surrounding
roads etc for public usage are provided, as part of their premises/land development/improving the urban
design aspects, additional bonus built up area /TDR would be considered.
I. HIGH RISE PROMOTION ZONE (HPZ):
In this zone all types of residential, major commercial and support activates would be allowed. These are required
to be undertaken through Land Pooling Schemes /Layout development schemes as given in these Regulations.
Development in large blocks would be encouraged. Plot sub-divisions would not be allowed.
The building and site requirements shall conform to these Regulations. For normal buildings, the maximum height
permissible shall be Ground + 4 upper floors or 15 metres. Multi-storeyed buildings would be considered only in
non-restricted areas of this Use Zone.
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Uses Permissible
All types of housing and
residential development like row
houses, semi-detached houses,
detached houses, apartment
blocks, cluster housing and /or a
mix of the above type of housing
development Corporate Townships
Apartment Complexes
Dispensary/Medical Clinic,
Nursing Home and general
medical facilities Professional
Offices
Public Facilities Buildings
Public Utilities Buildings
Schools, Colleges, Training
Institutions/ Hostels
Parks, gardens, playgrounds
Convenience Shopping Center
Banks, Restaurants/Cafeteria/
Boarding and Lodging Premises
Conditionality for permitting the use/Activity
Site or plot has to be part of a valid and approved layout or In case of
housing in large plots or blocks, it should be part of the approved Land
Pooling Scheme or conform to the layout and building requirements of
these Regulations.
Site has to abut an existing 12.2-mt wide blacktop road. Sites more than
4000 sq. mt have to abut an existing 18 mt wide Blacktop road.
Site or plot has to be part of a valid and approved layout. In case of
housing in large plots or blocks, it should be part of the approved land
Pooling Scheme or conform to the layout and minimum building
requirements of these Regulations.
Site has to abut an existing 12.2-mt wide blacktop road. Shall not be
allowed on major roads of 36 Mts. and above.
Can be part of residential building.
Can be sited anywhere
Site has to abut an existing 12.2-mt wide blacktop road.
Permissible only in independent sites/plots.
Shall not be allowed on major roads of 36 Mts. and above.
As an encouragement for developing U type building, the setbacks of
sides and rear, excluding the front setback, can be reduced provided:
The area so saved is transferred to the central area/space or
courtyard.
The minimum open space on sides and rear except front shall be 1.5
mtrs for normal buildings & 6 Mts. in case of multi-storeyed
buildings
NOC from neighbouring plots required
Site has to abut an existing 12.2-mt wide blacktopped road.
Ribbon-type (mulgi-type shops) are not permissible
NOC from neighbouring plots required.
SL No.
1.
2.
3.
4.
5.
6.
7.
8.
HADA_Bk.p65 14/10/2003, 4:25 PM 114
Uses Permissible
Commercial Complexes/
Shopping Malls/ Offices
Complex/ Hotels
Kalyan Mandapam, Auditorium
L.P.Gas Godown/ Gas banks
Computer units and ITES
Complexes
Petrol/Diesel/ Gas Filling Station
Hospitals
Service establishments/ industry/
Motor repair garage/workshop
Site should abut on minimum 18-mt road and considered only if
surrounding area is non-residential in character. NOC from neighbours
needed.
Ribbon-type (mulgi-type shops) are not permissible.
As an encouragement for developing U type Commercial complexes
the setbacks of sides and rear, excluding the front setback, can be
reduced provided:
The area so saved is transferred to the central area/space or
courtyard.
The minimum open space on sides and rear except front shall be 1.5
mtrs for normal buildings & 6 Mts. in case of multi-storeyed
buildings
Site has to abut an existing 18 mt wide blacktopped road.
Permissible only in independent premises; abutting road minimum 12.2
mt Black topped road; necessary approval from the Explosives dept and
Collector & NOC from neighbouring plots required.
Permissible only in independent premises; abutting road minimum 12.2
mt Black topped road and considered only if surrounding area is non-
residential in character.
Permissible only on roads 36 mt. and above
Has to meet the location and other requirements as per the Indian Road
Congress Code; application needs to be applied through the Oil
Company concerned & Collectorate
Permissible on roads 18 Mts. and above and considered only if
needed.
Need to provide for exclusive sewerage/drainage and special solid
waste disposal arrangements for hospital waste.
Minimum abutting road shall be 12.2 mt and blacktopped.
Shall not be allowed on major roads of 36 Mts. and above.
Need to provide for exclusive sewerage/drainage and solid waste
disposal arrangements.
Not allowed in residential colonies. Location has to near or can be part
of a Convenience Shopping Center Site can be in independent building,
but cannot be located fronting the main road.
The list of Service establishments permissible shall be as per
Government policy and orders.
SL No.
9.
10.
11.
12.
13.
14.
15.
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116
II. MEDIUM RISE PROMOTION DEVELOPMENT ZONE (M PZ):
In this zone medium scale activities of all types of residential, major commercial, institutional and support activities would
be allowed.
The maximum height permissible shall be 12 metres or Ground + 3 upper floors. No multi-storeyed buildings would be
allowed in this zone.
The activities/uses mentioned hereunder shall be permissible and required to be undertaken through Land Pooling Schemes
/Layout development schemes as given in these Regulations)
The building and site requirements shall conform to these Regulations.
The activities mentioned below are also permissible in Village settlement areas (except in the village settlement areas
falling in the No Development Zone).
Uses Permissible
Cinema Theaters/ Video Parlours/
Multiplex Complexes
Tourism based recreational
activities
Village settlement & expansion
Minimum abutting road shall be 18 mt. and considered only if
needed.
Has to conform to the requirements of the AP Cinematography Act &
Rules regarding siting, setbacks and other building requirements.
Application has to be through the Collector, Ranga Reddy district
No restriction on location but has to take into consideration the
environmental and ecological aspects without adversely affecting these.
Housing and its accessory activities permissible within settlement, but
the settlement expansion and activities/uses has to comply with layout
and building stipulations of these Regulations.
SL No.
16.
17.
18
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SL. No.
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
Uses permissible
All types of residential housing as mentioned
in Table # I.
Corporate Townships
Office Buildings/ Commercial Complex/
Shopping Center
Shopping Centers
Hotels
Apartment Complexes
Restaurants/Cafeteria
Petrol/Diesel Filling Station
Cinema Theaters/Video Parlours/Multiplexes
Parks, Playgrounds, Gardens
Tourism based recreational activities
Nursing Homes/Health Centers
Computer units
Service establishments/ industry/ Motor repair
garage/workshop
Village settlement & expansion
Conditionality for permitting such use
Same as in Table # 1
Separate plans and designs of individual blocks and
building type designs required to be got approved from
HADA
Similar to above Table # 1
Same as Table # 1
Minimum abutting road shall be 12.2 mt and black-
topped. Site can be in independent building or can be part
of a Convenience Shopping Center but has to be on
separate floor and shall not be located fronting the main
road.
Permissible only in independent premises; abutting road
minimum 12.2 mt Black topped road;
Same as Table # I.
Same as Table # I.
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118
III LOW RISE PROMOTION ZONE (LPZ):
These are zoned in areas in vicinity of natural areas that need to be conserved with site area utilized predominantly
for greenery, landscaping, horticulture, etc. and the built up area is appurtenant and within the garden instead
of the greenery being appurtenant to the building, etc. It also covers areas falling in the Air Funnel Zone and the
Airport Obstacle Limitation zone.
Required to be undertaken through Land Pooling Schemes /Layout development schemes as given in these
Regulations
The minimum plot size for permitting any of the below mentioned activities in this Use Zone shall be 1000 sq. Mts.
No plot subdivisions would be allowed.
The maximum permissible coverage shall not exceed 20 % of the total site are. Remaining area has to utilize for
gardening, greenery, landscaping, orchards, and agriculture/horticulture.
Emphasis would be on conservation of natural resources, harvesting surface water, effective drainage, etc.
Only detached and independent buildings would be permissible.
The maximum height allowed shall be 7 mt for Houses/Guest houses and 10 mt for other activities. No multi-
storeyed buildings are allowed in this zone.
SL. No. Uses permissible Other Conditionality for permitting such use
1 Detached Houses/ Setbacks as per Table in Section on Building requirements
Corporate Townships Remaining area has to utilized for gardening, greenery,
landscaping, orchards, agriculture/horticulture
2 Public Facilities Buildings Same as Table # I
3 Public Utilities Buildings Same as Table # I
4 Dispensary/Clinics Same as Table # I
5 Convenience Shopping Same as Table # I
6 Parks, Playgrounds, Gardens Same as Table # I
7 Schools Same as Table # I
8 Guest Houses Same as 1 above.
9 Hospitals Same as Table #1
10 Computer units Same as Table # 1
11 Stadium/Sports Center Minimum abutting road of 18 mt
12 Tourism based recreational activities Same as Table # 1
13 Village settlement & expansion Housing and its accessory activities permissible within
settlement, but the settlement expansion has to comply
with layout stipulations.
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IV. WORK CENTERS
In this zone all types of work related buildings and support activities would be allowed. These are required to be
undertaken through Land Pooling Schemes /Layout development schemes as given in these Regulations.
Development in large blocks would be encouraged. Plot sub-divisions would not be allowed.
The building and site requirements shall conform to these Regulations. The maximum height permissible shall be
Ground + 4 upper floors or 15 metres for normal buildings.
Multi-storeyed buildings would be allowed only in non-restricted areas.
Uses permissible
General Industries
Electronics industries/ Industrial
ancillary to the Airport and its
support activities
Corporate Townships
Office Buildings
Computer Units
Dispensary/Clinic
Godowns/Warehouses/Timber
Depots
L.P.Gas Godown/Gas banks
Service Establishments
Wholesale markets and
establishments
Export Promotion Zone/ Container
Freight transshipment zone
Restaurants/Cafeteria
Petrol/Diesel Filling Station
Banks/Dispensaries/medical
facilities
Conditionality for permitting such use
Site shall abut minimum road width of 12.2 mt and blacktopped. Shall obtain
necessary clearances from other departments like APPCB, Industries dept., Fire
Services, Inspector of factories, etc as applicable
Site shall abut minimum road width of 12.2 mt and blacktopped. Can be part of
Flatted factory
Separate plans and designs of individual blocks required to be got approved from
HADA
Same as table # 1
Same as Table # 1
Same as Table # 1
Same as Table # 1
Same as Table # 1
Site shall abut minimum road width of 12.2 mt and blacktopped. Can be part of
Flatted factory/Guild type factory
Permissible only in independent premises; abutting road minimum 12.2 mt Black
topped road; necessary approval from the Explosives dept and Collector
Same as Table # 1
Have proper ingress and egress through service roads, with clear parking areas
for loading, unloading, vehicle stands, garbage disposal units, etc.
To be facilitated either through public agencies or private land assemblage
through Land Pooling Scheme
No permanent built up area would be allowed in the area falling in prohibited
area of Catchment area/ restricted zone of the Airport.
Same as Table # I
Same as Table # I
Same as Table # I
All types of Obnoxious and hazardous industries, Mining, Granite Crushers and quarrying activities are prohibited
in the entire HADA area.
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120
V. INSTITUTIONAL/SPECIAL RESERVATION USE ZONE
The International Airport Area and the Research Centre at Imarat and surroundings are mainly earmarked for
this zone.
Besides the above all Public/government lands and other extensive areas located outside the Bio Conservation
Zone and not earmarked for any specific uses are also covered in this Zone.
In this zone all types of institutional buildings, major public development projects and support activities
would be allowed. These are required to be undertaken through Land Pooling Schemes /Layout development
schemes as given in these Regulations. Development in large blocks would be encouraged. Plot sub-divisions
would not be allowed.
The building and site requirements shall conform to these Regulations. The height permissible shall be Ground + 4 upper
floors or 15 metres for normal buildings.
Multi-storeyed buildings would be allowed only in non-restricted areas.
HADA_Bk.p65 14/10/2003, 4:25 PM 120
SL No.
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
Uses permissible
Airport related and support activities like
Hotels, Convention Centers, hospitality-
based activities, Free Trade Zone, etc
Corporate Townships
Office Buildings
Schools, Hostels
Colleges and other educational / institutions
Medical and institutions, Hospitals
Stadium/Sports Center
Research Institutions
Tourism & recreation based activities
Residential use incidental to main use
Integrated public housing projects
Major Shifting Projects & Special Projects
Truck terminals/Bus Terminals/ Bus Depots
Banks, Restaurants/Cafeteria/ Boarding and
Lodging Premises
Computer units
Container Freight zone/ Export Promotion
zone
Conditionalities for permitting such use
Separate plans and designs of individual blocks required to be
got approved from HADA
Similar to above Table # I
Permissible on roads 18 Mts. and above. Need to provide for
exclusive disposal arrangements
Minimum abutting road width of 18 mt. Separate plans and
designs of individual blocks required to be got approved from
HADA
No specific restriction on siting
Subject to 10% of total site area
got approved
got approved
got approved
No restriction on location
Has to be part of the above SL Nos 1,2 & 12
Site has to abut an existing 12.2-mt wide blacktopped road.
Ribbon-type (mulgi-type shops) are not permissible
Permissible only in independent premises; abutting road
minimum 12.2 mt Black topped road;
No permanent built up area would be allowed in the area falling
in prohibited area of Catchment area/ restricted zone of the
Airport.
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122
VI. RECREATIONAL USE ZONE
(Areas mainly within the foreshores and vicinity of water bodies and Nalas are earmarked for this zone. In addition
to the restriction of height and coverage the minimum distance that needs to be maintained from the boundary of
the water spread area of the water body as given in these Regulations are to be complied with)
The maximum permissible coverage shall be restricted to 10 % of site area
The maximum height shall not exceed 10 metres..
The above and the uses listed below would not be allowed in the areas earmarked in the Bio Conservation Zone.
Rest of the area has to be landscaped with greenery, etc. and for recreation purpose
SL No.
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
Uses permissible
Theme Parks/Amusement
Parks
Holiday resorts/Resort Club/
Guest Houses/Picnic Huts
Week-end Cottages
Restaurants/cafeteria
Hotels
Tourism based recreational
activities
Recreation-cum-Afforestation
zone around foreshores of
Himayatsagar lake
Conditionality for permitting such use/activity
Same as Table # I and subject to 10% of site area
Same as Table # I and subject to 10% of site area
Coverage restricted to 10% Rest of the area has to be landscaped with
greenery, gardens. Separate Site plans and designs of individual blocks
required to be got approved
Same as above
Can be permitted as integral part of above. Only single stored structures
allowed.
Same as Table # I
Has to be part of the above Sl Nos 3 to 6
Same as Table # I
Same as Table # 1
(a)Primarily for undertaking continuous and massive Afforestation/
plantation and greenery.
(b) Open recreation permissible. Horticulture, floriculture and normal
agricultural activities without use of artificial fertilizers allowed subject to a
maximum of 10% of the site area. Temporary picnic huts may be allowed.
No other building activity permissible.
(c) Horticulture, floriculture and normal agricultural activities without use
of artificial fertilizers allowed till such time (a) above is undertaken.
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VII. TRAFFIC NODES & CIRCULATION
(Includes the Primary and Secondary circulation network and the proposed Truck Terminals, Terminals at Tukkuguda
and off the Nagarjunasagar State Highway)
All Other existing village roads (i.e., other than those that form part of the Primary and Secondary network in the Master
Plan are 18 metres right-of-way and required to be developed with a 2-lane BT carriageway of 7 mt. with proper
smoothening of alignment, improving the Geometrics, junction improvements, etc
VIII. BIO CONSERVATION ZONE
This zone comprises of the areas that are fragile and ecologically sensitive areas that need to be preserved for
environmental reasons and those areas falling in the prohibited area of the Himayatsagar Catchment, parts of the
Air Funnel Zone and the Airport Obstacle Limitation zone.
No development activities including any type of layout is not permitted in this zone.
No residential and allied activities are allowed
Basically, agriculture, floriculture, plant nurseries, Orchards, vegetable Gardens and horticulture activities only are
allowed in this Zone.
Agro-based research institutes and Hi-tech agriculture activities (i.e., using agriculture bio-technology, greenhouses,
plant tissue culture units, etc.); tourism based activities and recreational uses that do not pollute the environs and
limited to built up areas of temporary nature/structures up to 5% coverage with single storeyed structures may be
allowed.
The above permissible activities shall be subject to the environmental safeguards and restrictions required to be undertaken
23. Modification to the HADA Master Plan:
The provisions of this Section are supplemental and additional to the provisions of the AP Urban Areas (Development)
Act, 1975. In addition to the provisions of the AP Urban Areas (Development) Act, 1975, any such modification to the
Master Plan shall be examined through a Screening Committee to be appointed by the Government and such modification
has to be published in three popular newspapers for public objections and suggestions.
(a) No modification to the Master Plan shall be entertained in the areas covered by the Bio Conservation Zone and the
Recreational Use zone.
(b) Modification to the Master Plan in land uses other than the above may be examined only if the parcels of such
lands conform to the Land Pooling Scheme requirements;
(c) Cases involving dealing use or activity modifications shall conform to the site and location criteria/ requirements
of these Development Promotion Regulations.
(d) No modification relating to building requirements relaxation shall be entertained.
SL No.
1.
2.
Uses permissible
Bus Depot/Traffic and Transportation Terminals/
Truck Terminals and facilities.
All accessory and incidental uses, such as dormitory,
cafeteria, automobile workshop, automobile spares
shops, godowns/warehousing activity, etc. The above
facilities will be considered as part of the Land pooling
Scheme/layout development and not independently.
Export Promotion Zone/ Freight Container zone
Conditionality for permitting the Use
To be facilitated either by public agency or through
private land pooling scheme/ layout development.
Separate plans and designs of individual blocks
required to be got approved from HADA
To be facilitated either by public agency or through
private land pooling scheme/ layout development.
No permanent built up area would be allowed in
the area falling in prohibited area of Catchment
area/ restricted zone of the Airport.
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124
SECTION C
LAND ASSEMBLAGE & AREA DEVELOPMENT REQUIREMENTS
24. Assemblage of land requirements:
Land development in HADA area would be promoted and facilitated in any of the following manner:
(a) Area Development or Land Pooling Schemes
(b) Layout development Schemes
(c) Group Housing Schemes/Cluster Housing
(d) Individual plot sub-division /Amalgamation
24.1 Excepting in cases of 24.0 (d) above, no Assemblage of land for
development shall be permitted unless such a Scheme or layout development is undertaken through a
licensed developer
i. Land assemblage scheme/ layout development may be permitted for residential, commercial,
industrial, institutional, recreational and truck terminal/traffic node and other activities like
Corporate Townships, Export Promotion Zone, Freight Container Zone, etc. subject to the
compliance of these regulations and development specifications of HADA.
ii. The mandatory requirements as stated in Regulation 17 are complied with.
iii. Individual plot sub-division/Amalgamation would be allowed only in case of plots forming part
of approved Land Pooling Schemes or layouts.
24.2 All land assemblage developments as mentioned in Section 24 above would be considered only if:
i. The proposed Scheme or development conforms to the Statutory Master plan and the rules/
regulations and conditions governing such development requirements
ii. (b) All facilities and services like roads, storm water drainage, water supply, electricity, landscaping
and greenery, rainwater harvesting structures, and provisions of other public utilities, are provided
and developed;
iii. (c) Airport zoning safety requirements are complied with where applicable.
iv. Comply with the obligations and conditions for implementation of the Statutory Master Plan roads
and other communication network system and the area of land so affected is surrendered free of
cost to HADA after development. For the area so surrendered after development, the owner would
be entitled for a Transferable Development Right (TDR) as given in these Regulations.
25. Undertaking of Land Pooling Schemes:
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 40 Hectares. These shall apply to all new areas and Greenfield sites. These
shall be subject to the following:
(i) The lands covered by such land pooling scheme shall be contiguous and approachable by an existing
black-topped road of 18 Mts. (60 feet) where such a road does not exist the developer shall first provide
for the same at his own cost;
(ii) Apply with copies of necessary ownership documents, Revenue sketches, etc. of the site;
(ii) A Joint Undertaking between the owners, licensed developer, qualified technical personnel for provision
and compliance of the services and facilities;
(iii) Apply to the Competent Authority for necessary development permission as prescribed and in accordance
with these Regulations;
(iv) Carry out all the development works and facilities as per specifications and standards.
(v) The owner and licensed developer are required to mortgage 25% of the saleable land to HADA as surety
for carrying out the developments and complying other conditions in the given time period, in the failure
HADA_Bk.p65 14/10/2003, 4:25 PM 124
of which, the HADA shall be empowered to sell the mortgaged plots and utilize the amount so realized
for completing the development works. In such an eventuality the developer his associates and the
engineer/architect shall be blacklisted and not be allowed to undertake development works in the HADA
area.
(vi) The owner shall be entitled to dispose off the non-reserved sites and non-mortgaged plots
(vii) The owner shall hand over all the specific sites stated in Regulation 25 below to the Competent Authority
free of cost and encumbrances before undertaking development as per the approved plans.
25.1 Any Land Pooling Scheme shall make for the following provisions:
(a) Comply with the hierarchy of road network requirements as given in these Regulations;
(b) Minimum of 10% of total area for parks, playgrounds, open spaces and properly distributed within
the Scheme and shall be of regular shape;
(c) 2.5% for social infrastructure such as schools, dispensary/hospital, public utilities spaces, shopping
centres and other community spaces and earmark specific sites for bus stands, auto stands, garbage
collection points, etc.;
(d) 5 % for sale by HADA for residential/commercial use and as per location decided by the Competent
Authority;
(e) 5% reservation of land for the purpose of providing housing accommodation for LIG /EWS
There is no restriction on the plotted area. The balance area of saleable area shall clearly give the
type of housing development that would be undertaken viz., detached houses, semi-detached
houses, row type houses, duplex housing, condominiums, apartment complexes, cluster housing,
etc or a mix of all or combination of the above. For each of the above, separate utilities and services
plans and building type designs as required under these regulations shall be got approved and
development and civil works undertaken as per approved plan and conditions. The owner shall be
entitled to dispose off non-reserved sites and non-mortgaged sites either as plots or as developed
houses.
26. Layout development schemes:
Layout provisions shall primarily apply to interstitial pockets of lands and redevelopment schemes, plots sub-
divisions, and those areas not covered in land pooling schemes.
The owner of any land or groups of owners/developers who intend to sub-divide or layout the land in such areas
into building plots shall:
(a) Apply along with a licensed developer to the Competent Authority for necessary layout permission as
prescribed and in accordance with these Regulations;
(b) Apply with copies of necessary ownership documents, Revenue sketches, etc. of the site;
(c) Carry out the layout development works as per specifications and standards.
(d) The owner and licensed developer are required to mortgage 25% of the saleable land to HADA as surety
for carrying out the developments and complying other conditions in the given time period, in the failure
of which, the HADA shall be empowered to sell away the mortgaged plots and utilize the amount so
realized for completing the development works. In such an eventuality the developer his associates and
the engineer/architect shall be blacklisted and not be allowed to undertake development works in the
HADA area.
(e) The owner shall hand over the specific sites stated in Regulation 26.2 below to the Competent Authority
free of cost and encumbrances.
26.1 Plot sub-divisions/Amalgamation requirements:
i. No plot sub-division/amalgamation shall be allowed unless these are permitted by the Competent
Authority. No building permission shall be entertained unless such sub-division permission is
obtained first from the HADA.
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126
ii. The abutting road requirements, minimum plot size and other requirements shall be in conformity
with the regulations 27 and 28.
iii. However, for a plot abutting existing major roads or highways, no plot sub-division/amalgamation
permission is necessary. Such a site has to comply with the Regulation 17 and 28.
26.2 Minimum area & other requirements for Layout Development:
The minimum area for layout application shall be 4 hectares. Owners of sites less than 4 hectares have to
jointly apply so as to conform to the minimum land area. The layout proposals shall provide for the
following:
i. Comply with the hierarchy of road network requirements as given in these Regulations;
ii. minimum of 10% of total area for parks, playgrounds, open spaces,
iii. Earmark 5% of total area to be given free of cost to HADA for disposal for residential/commercial
use
iv. 5% reservation of land for the purpose of providing housing accommodation for LIG /EWS
v. Earmark 2.5% for social infrastructure such as schools, dispensary/hospital, public utilities spaces,
shopping centres and other community spaces;
vi. Earmark specific sites for bus stands, auto stands, garbage collection points, etc.
The maximum plotted area shall be limited to 55 %. The owner shall be entitled to dispose off the non-reserved sites and
non-mortgaged sites either as plots or as developed houses. The owner shall hand over all the above reserved sites to
HADA free of cost.
Residential enclaves may be permitted only if a through public road of width as specified in Section 27 is developed at
the periphery for the convenience of accessibility of other sites and lands located in the interior.
27. Hierarchy and width of roads in Land Pooling/layout schemes: The width of the internal roads in
a land pooling/layout scheme for different purposes shall be regulated as follows:
Road Width of road for Width of road for commercial, Other requirements
length normal residential Group Housing, industrial,
(in Mt.) plot/use (in mt.) other non-residential plot/use
or for mixed use (in mt.)
Up to 300 9.00 12.2 Utilities and services to be
underground and located preferably
under the footpaths and not under
the main carriageway
Above 300 &
up to 500 12.2 15.00 -Do-
500 & less
than 1000 18.00 18.00 -Do- & mountable Road Divider
essential
1000 and above 36.00 36.00 Median and Service road
development essential; Utilities and
services to be underground and
located preferably on service roads
and under the footpaths and not
under the main carriageway
HADA_Bk.p65 14/10/2003, 4:25 PM 126
28 Splay at Road junctions:
(A) Splay at road junctions shall be provided as prescribed below:
3.0 mt x 3.0 mt offset/splay if the width of the road is 9.00 mt or less;
4.5 mt x 4.5 mt. offset/ splay if the width of the road is above 9.00 mt but less than 18 mt
6.0 mt x 6.0 mt. offset/ splay if the width of the road is more than 18 mt in width
The area of such splay would be deemed to form an integral part of the road junction.
(B) In addition to the above splay, on major road junctions, if the corner plots are surrendered free of cost to HADA for
siting of public amenities and utilities, junction improvement, development of greenery, etc by the Competent
Authority, then 100% equivalent of such site area may be given as equivalent built up area as Transferable
Development Right (TDR) to such sites by the Competent Authority.
29. Minimum area of building plot/unit:
Unless and otherwise specifically stated in these Regulations, the minimum area for Building plot/unit shall be as
follows:
Type/ Use of Building plot Minimum plot size (in sq. mt.)
Site in Village settlement/ Congested area 50
Detached house 200
Semi detached house 100
Row House 50
EWS Apartment Complex 300
EWS Plot 50
Garden House 1000
Apartment Complex 1000
Multi storeyed Building/ Complex 1500
Primary School, Middle school, Tutorial institution 300
High School, Junior College 1000
General College, Polytechnic, ITI As per SBIE/SBTE norms, subject to a
minimum area of 2000
Professional College Campus As per AICTE norms and standards, subject to a
minimum area of 10,000
Religious place 400
Commercial Complex, Computer units/ Office Building,
ITES Complex, Nursing Home 400
Community Hall, Marriage hall, Function hall, Cinema Theater,
Assembly hall, Multiplex Complexes, Hospitals 1000
Service establishment/ Workshop 125
General Industry 400
Others As stipulated by HADA
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128
30. Minimum building plot size restrictions along abutting roads:
Unless and otherwise stated specifically in these Regulations, there shall be restriction on the minimum building
plot size restrictions along the abutting roads as follows:
Abutting road (in Mts.) Minimum plot size allowed (in sq. Mts.) Building line or front setback
required to be left (in mt.) *
Up to 9 No restriction 3.0
Above 9 and up to 12.2 100 & above 3.0
Above 12.2 and up to 18 200 & above 3.0
Above 18 and up to 30 500 & above 6.0
Above 30 and above 1000 & above 6.0
* For normal buildings only. For multi-storeyed buildings, the requirements of multi-storeyed buildings shall apply.
31 Compliance of development works:
All approved Land Pooling Schemes and Layouts would be allowed to be developed in two categories and graded
accordingly, viz.,
Grade I: with all infrastructure facilities developed, i.e.
(i) Leveling with suitable gradient and formation of all roads with proper sub-surface and camber,
kerbed stones, metalling of the carriageway, side drains/gutters and central medians (for roads 18
Mts. and above).. Black topping / developing the carriageway with cement concrete (as per BIS
Code of Practice) of all roads including the main approach road up to the nearest existing public
road.
(ii) Development of drainage and channelization of nalas for allowing storm water run-off. These may
be channelised in accordance with the drainage and width requirements and in such a way as to
conserve or harvest the water in nearest water body or public open space, etc.
(iii) Undertake street lighting and electricity facilities;
(iv) Provision of independent sewerage disposal system and protected water supply system. These
shall be in exclusive area over and not part of the mandatory open spaces;
(v) Undertake underground ducting of all utilities and services lines either under the footpaths or
central median of the roads as the case may be with proper provisions at junctions and crossings,
etc.
(vi) Undertake greenery in the Scheme/ layout including avenue plantation, in public open spaces as
per norms prescribed with a view to enhancing the environmental quality;
(vii) Construction of low height compound wall with iron grill to the open spaces and handing over the
open spaces to the Executive Authority of the local body free of cost and through Registered Gift
Deed.
Grade II: with provisions of incremental development works in phased manner, viz.,
(i) Leveling with suitable gradient and formation of all roads with sub-surface, kerb stones and
footpaths, metalling of the carriageway, side drains/gutters and central median (for roads 18 Mts.
and above). Black topping/ Cement Concreting of the main road carriageway as well as the
approach road up to the nearest existing public road shall be black topped.
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(ii) Development of drainage and channelization of nalas for allowing storm water run-off. These may
be channelised in such a way as to conserve or harvest the water in nearest water body or public
open space, etc.
(iii) Undertake street lighting and electricity facilities;
(iv) Provision of sewerage disposal system and protected water supply system, which may be
individual or common. These shall be in exclusive area over and not part of the mandatory open
spaces;
(v) Undertake greenery in the Scheme/ layout including avenue plantation, in public open spaces as
per norms prescribed with a view to enhancing the environmental quality;
(vi) Construction of low height compound wall with iron grill to the open spaces and handing over the
open spaces to the Executive Authority of the local body free of cost and through Registered Gift
Deed.
31.1 The licensed developer/owner while advertising/disposing the plots/blocks shall clearly state the above
status or category of the Land Pooling Scheme/layout development with break up of infrastructure
costs. In the case of Grade II development the pricing shall clearly mention the infrastructure
facilities provided and assurance of the time frame for completion of the full infrastructure facilities
required.
32 Special requirements of Group Housing/ Cluster Housing Schemes:
All Group Housing Scheme/Cluster Housing Scheme applications shall in addition to the requirements under
these Regulations, be accompanied by:
(a) A Services and Utilities Plan as per standards for water supply system, drainage and storm water disposal
system, sewerage system and for other utilities.
(b) A landscaping plan including rain water harvesting details
These shall be drawn on suitable scale and give relevant details:
(c) All Group Housing Schemes/Cluster housing shall be developed with Grade I infrastructure facilities as
mentioned above.
(d) Group Housing Schemes may be developed as housing clusters as per norms laid down in the National
Building Code (latest edition).
32.1 For Group Housing Schemes/Cluster Housing in sites of 4000 sq. mt and above, in addition to the
requirements given in the layout stipulations and individual building requirements stipulations, the
following shall apply:
i. Alround distance of minimum 9 mt from any building block/structure to the boundary.
ii. Distance between two blocks/structures shall be half the height of the taller block/structure
iii. The Alround open space mentioned above may be utilized for internal circulation road/pathway/
driveway, landscaping, drainage, etc.
iv. 10% of the built-up area i.e., dwelling units shall be allocated and utilized for EWS and LIG housing
in such Schemes. The building requirements for such scheme shall conform to the Government
and EWS housing norms.
v. Shopping area and community amenities areas shall be planned and developed in separate blocks
and not be part of the residential blocks.
vi. a through public road of width as specified in Section 27 is to developed at the periphery/ as per
suitability and feasibility for the convenience of accessibility of other sites and lands located in the
interior.
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130
33. Status of existing /previously approved Gram Panchayat layouts:
These layout regulations shall apply to all existing layouts in the Gram Panchayat areas. Excepting for the areas
falling in the Bio Conservation Zone, and Recreational Zone of the Master Plan, such layouts falling in the other
zones that have not complied with or not having valid approval, or having shortfall in layout development works
or open spaces or road widths, etc as per these regulations, shall be got regularized first from the HADA, without
which no development shall be undertaken and no building permission shall be entertained or accorded.
The regularization would be based on:
complying with regulation 17 and 28,
levy of charges for the shortfall of open spaces or by earmarking an equivalent land in the vicinity by
pooling;
undertaking of the development works or by levy and collection of pro rata betterment charges and
development charges
and improvement of the road pattern and drainage, etc. All fees and charges leviable are to be borne by
the owners of the plots/ colony.
34. Licensing of Real Estate companies, developers, and builders. Town planners, engineers and
other technical personnel mandatory in HADA area:
a) No developer/builder/ real estate company or firm/ /engineer/town planner/other technical personnel
shall be allowed to undertake development/ do business/practice in the HADA area unless they are
licensed with HADA.
b) The engaging of the services of a licenced developer/builder shall be mandatory for the following:
(i) All types of layout developemnts, Group/Cluster Housing Schemes, any type of housing
development/colony developemnt, Commercial Complexes, Multi-storied Complexes.
(ii) Developments undertaken for construction of individual residential houses, normal educational/
institutinal buildings, industrial buildings and developments undertakeen by public agencies are
exempted from the above.
Fees and Charges:
For Group Housing Schemes/Cluster Housing/Colony type development/Enclaves, Residential,
Commercial activities/use, Office use, etc: - Rs 25 per sq mt of built up area plus Rs. 50 per sq m for
remaining land area.
For industrial , institutional, educational uses and Recreational use and category of uses not covered
in (a) above - at the rate of Rs. 10 per sq. mt of total site area
c) Any developer/builder undertaking development or any firm doing property business in HADA area or
soliciting property sale/transactions or advertising as such shall necessarily mention the details of its
license number, license number of the licensed developer to whom the approval is given by HADA,
together with the permit number and its validity for information and verification of public/prospective
buyers.
d) while advertising and disposing the plots/blocks they shall clearly state the status or category (whether
Grade I or Grade II) of the Land Pooling Scheme/layout development. In the case of Grade II development
the pricing shall clearly mention the infrastructure facilities provided and assurance of the time frame for
completion of the full infrastructure facilities required.
e) Absence of the above or suppressing of the above facts or in the case of other licensed and other technical
personnel who violate the conditions would invite penal action including debarring of the real estate
firm/architectural firm /company from practice in HADA area for 5 years besides prosecution under the
relevant laws/ code of conduct.
f) The format for application forms for licensing of developers/builders, real estate firms, town planners,
architects, engineers, and other conditions, etc. shall be separately prescribed by HADA.
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SECTION D
BUILDING REQUIREMENTS
35. No site or parcel of land shall be used for building activity unless it is approved as building plot or forms part of
an approved land pooling scheme or layout. This regulation, however, shall not be applicable (wherever
permissible as per zoning regulations) in case of:
(a) sites and properties in existing settlement areas;
(b) Industrial and non-residential buildings abutting highways/main roads.
36. Minimum Approach road requirement for sites:
All sites shall conform to the minimum approach road criteria for allowing the particular use/activity as per the
zoning regulations given in Section B of these Regulations. However, individual residential houses may be allowed
in existing village settlement/Gram Kantham/Abadi area on approach roads of 6.0 Mts.
37. Access conditions & Requirements for plots/sites abutting major roads/Highways of 30 mt and above:
In addition to the conformity with the minimum plot size requirements, height and zoning requirements
compliance as given in these Regulations, buildings abutting such major roads/highways of 30 mt and above,
shall be permitted only after the Black-topped Service road of 9 mt width with a 2-lane carriageway is provided by
the developer/builder/owner at his own cost.
38. Permissible Height & Setback Requirements:
For all types of non-multistoried buildings:
(i) There are no specific plot coverage restrictions. The permissible coverage would be as per the
minimum setbacks to be left within the given site.
(ii) For plots 150 sq. mt and above, 5% of the site area has to be developed as tot-lot/landscaped area/
greenery and trees planted and maintained as per these Regulations. Such organized open space
could be in more than one location but should be of regular shape and shall be over and above the
required external setbacks. These may, however, be part of interior courtyard.
(iii) For plots above 500 sq. mt. and upto 1500 sq. mt., in addition to (i) above, a minimum 1 mt wide
continuous green planting strip in the periphery on all sides are required to be developed and
maintained. For plots above 1500 sq. mt the alround continuous planting strip shall be minimum
2mt wide.
THE EXTERNAL SETBACKS AND HEIGHT PERMISSIBLE ARE AS FOLLOWS
Plot size (in sq. mt) Height of building Minimum setbacks (in metres)
permissible (in Mts.)* Road side Rear Sides
(1) (2) (3) (4) (5)
Upto 150 10 3.0 1.5 -
Above 150 & upto 300 10 3.0 3.0 2.0 on one side
Above 300 & upto 500 12 3.0 3.0 1.5 on both sides
Above 500 & up to 1000 15 6.0 3.0 3.0 on both sides
Above 1000 & up to 2000 15 6.0 4.5 4.5 on both sides
Above 2000 15 9.0 6.0 6.0 on both sides
* Subject to compliance of Regulation 18 as well as the zoning regulations restrictions.
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132
For buildings abutting highways and major roads (30 mt and above), a black topped 2-lane service
road is essential.
In case of corner plots the front building setback shall be left on all sides abutting the roads/pathway.
38.1 Where the lighting and ventilation of a building is through the means of a Chowk or inner courtyard, such
open space shall be open to sky and of area at least 9.0 sq. mt and no side less than 3 mt.
38.2 Where more than one block/building is developed in a site, the open space between the two blocks shall
be as per the minimum rear open space in Column (4) of above Table.
The space between two blocks shall be as per the minimum front open space in Column (3) of
above Table.
Provided that in case of buildings 30 m and above in height, stepped type or pyramidal type
structures may be allowed as follows:
(a) At ground level: minimum 10 m all round open space
(b) At upper floors increase of 1 m all round open space or more , for every 3 floors or 10 m
height or part thereof, over the ground level open space of minimum 10 m .
39 Requirements For Multistoried Buildings
39.1 All multi-storied buildings are prohibited in the following restricted zones:
Within 2 km distance of the International Airport site from the Runways.
Within 1 km from the periphery of the Defence Areas
Within 1 km from the periphery of existing village settlements
In the Bio Conservation zone, Medium Rise Promotion Zone. Low Rise Promotion Zones, and in
Recreation Use zones.
For any multi-storeyed building, the maximum height of such building shall be decided in
consultation with the Airport Authority and the Director of Fire services, and shall be regulated by
their rules for giving respective No Objection Certificates.
39.2 Subject to Regulation 18, every application for approval of a site and for permission to construct or
reconstruct or alteration of a building with multi-storied building or alteration to existing multi-storied
building shall be made in the prescribed form and accompanied by detail plans floor plans of all floors,
complete set of structural drawings and detail specifications duly certified by a qualified structural
engineer, necessary clearance from the Airport Authority, Directorate of Fire services, Andhra Pradesh
Central Power Distribution Corporation Limited (APCPDCL) and Hyderabad Metropolitan Water Supply
and Sewerage Board (HMWSSB), and other particulars and details as may be required by the HADA.
39.3 The minimum size of plot for multistoried building shall be 1500 sq. metres.
39.4 The plot coverage and FAR permissible shall be as follows:
Maximum permissible Gross F.A.R (inclusive of all common areas) 1: 2.50
Maximum permissible Coverage: 40%
39.5 The minimum abutting road width and all round open space between the site & building block shall be as
follows:
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Height of building Minimum abutting Minimum Front open minimum open space
road width required space (in mt) on remaining
(in metres) sides (in metres)
(1) (2) (3) (4)
15 to18 mt. 12.2 6 6
Above 18 mt. & up to 22 mt 12.2 8 7
Above 22 mt. & upto 30 mt 18 9 8
Above 30 mt & upto 50 mt 24 10 9
Above 50 mt 36 15 12.2
Provided that for upper floors from 3
rd
floor onwards, the balcony projection of up to 2 mt may be allowed only in the
front open space.
The space between two blocks shall be as per the minimum front open space in Column (3) of above Table.
Provided that in case of buildings 30 m and above in height, stepped type or pyramidal type structures
may be allowed as follows:
(a) At ground level: minimum 10 m all round open space
(b) At upper floors increase of 1 m all round open space or more, for every 3 floors or 10 m height or
part thereof, over the ground level open space of minimum 10 m. (page 123)
39.6 An organised open space to be utilised as greenery, tot lot or landscaping, etc. shall be provided over and
above the mandatory open spaces to be left in and around the building. This space shall be atleast 10% of
total site area and shall be of regular shape. This may be in one or more pockets.
39.7 In addition to the above, a minimum 2 mt wide green planting strip in the periphery on all sides are
required to be developed and maintained.
39.8 In addition to the required staircases and lifts, there shall be at least one fire escape staircase and lift. These
staircases and lifts shall be got certified from the Lift Inspector from time to time.
39.9 In all categories of multi-storied buildings provision for generator shall be made in such complexes. These
shall be planned, designed and constructed to ensure fire safety requirements are met and maintained
and shall comply in accordance with the Fire Protection Requirements of National Building Code of India
(latest edition).
39.10 The facilities for providing fire protection and fire fighting facilities in such buildings should be in
compliance with the stipulations laid down and clearance issued by the Fire Department from time to
time. NOC from the Fire Department shall be obtained every year regarding the fire safety requirements
and facilities installed.
39.11 The parking requirements shall comply as given in these regulations. The parking facilities and vehicles
driveways etc. shall be maintained to the satisfaction of the local Authority.
39.12 The designs and building plans shall be countersigned by the licensed architect, licensed engineer and a
qualified & licensed structural Engineer who shall be responsible for the structural safety and specifications
compliance.
39.13 The work of the building services like sanitation, plumbing, fire safety requirements, lifts, electrical
installations, and other utility services shall be executed under the planning, design and supervision of
qualified and competent technical personnel.
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134
40. Restrictions of building activity in vicinity of certain areas:
(A) In the vicinity of the Airport:
(a) No chimneys or smoke producing factories shall be constructed within a radius of 8 km from the
Airport Reference Point.
(c) Butcheries, meat shops and solid waste disposal sites shall not be permitted within 10 km from the
Airport Reference Point.
(B) Other restrictions:
1. Under the restrictions of development add the following:
(a) No building activity shall be allowed in the bed of water bodies like river, or nala, and in the
Full Tank Level (FTL) of any lake, pond, cheruvu or kunta;
(b) Further, recreational/Green buffer zone shall be maintained as given in the Master Plan,
and no other building activity shall be carried out within:
(i) 30 metres from the boundary of Rivers and Lakes of area 10 Ha and above;
9 metres from the boundary of lakes of area less than 10 Ha
9 metres from the boundaries of Nalas, Canal, etc.
(c) Unless and otherwise specified in the Master Plan,
the space to be left in and around the nalas (including the actual nala width and alignment)
shall be 30 mt. This may be developed as Green Buffer/recreational and/or utilised for road
of minimum 9 mt width, wherever feasible.
In case of (b) (i) above, in addition to development of recreational/green belt along the
foreshores, a ring road or promenade of minimum 12.2 mt may be developed, wherever
feasible.
The above greenery/landscaping and development shall conform to the guidelines and
provisions of the National Building Code.
Activities and uses /Buildings constructed within the Air funnel area, the transitional surface
area and the Obstacle limitation surface of the proposed Airport wherever permissible, after
due clearance from the Airport authorities wherever applicable, need to take into account
the noise levels problems while designing and construction of buildings located in such
areas. The provisions of the National Building Code shall be applicable with regard to
insulation, soundproofing, and other measures to be taken for reduction of noise, etc.
In case any structure or building is declared as dangerous structure/building in the vicinity
of the Airport mentioned in (d) above, it shall be liable to dismantling without prior notice.
41. Restrictions on Projections allowed in mandatory open spaces:
Only the following Projections shall be allowed in the mandatory open spaces/ setbacks/ interior open space
required to be provided as per these Regulations:
(a) Cornice, Chajjas/weather shades of width not exceeding 75 cm shall be allowed in the mandatory setbacks.
(b) In case of plots more than 300 sq. mt, the following accessory uses may be allowed in the front or rear
open spaces The height of these accessory buildings shall not be more than 2.75mt:
(i) A cow shed or storeroom, latrine may be allowed in the rear open space
(ii) An outhouse, open staircase, vehicle garage may be allowed in front open space.
(c) In case of non-residential buildings, parking sheds, guardroom, overhead water tank, sump, septic tank,
well may be allowed in the open spaces. These shall need to be setback atleast 1.5 mt from the property or
boundary line of the plot.
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(d) No balcony projections or porch or corridor, etc shall be permitted within the mandatory open spaces.
These shall be set back as per the minimum mandatory open spaces required under these Regulations.
The plot coverage is therefore the actual covered area on ground floor including the above projections.
42. Urban Design and Architectural Control
For certain areas as well as sites abutting major roads of 36 mt and above, the Competent Authority may enforce
urban design and architectural control. These shall be detailed out keeping in view the development
conditionalities and requirements given in these Regulations and the National Building Code norms. For this
purpose, urban design and architectural control sheets/Plans approved by the Competent Authority shall be
complied with.
43. Parking requirements
In all Complexes including Residential Complexes, Hotels, restaurants and Lodges, business buildings, commercial
buildings, Institutional buildings like hospitals, Educational buildings like schools and colleges, multi-storied
buildings/Complexes, etc and all other non-residential activities provision shall be made for parking spaces at
per the following requirements:
Category of building/activity Parking area as percentage of total built up area
Residential Complexes, Hotels, restaurants, lodges, 25 %
Cinema halls, business buildings, commercial buildings,
Kalyanmandapams, Offices & multi-storeyed
buildings/Complexes
Hospitals, Institutional buildings, Industrial, Schools, 15 %
Colleges & other educational buildings
44. Restrictions on Projections allowed in mandatory open spaces:
The parking spaces may be provided in:
(a) basements or cellars or
(b) on stilt floor or in upper parking floors (at any level)
(c) in the open space over and above the minimum setbacks to be left around the building with adequate
vehicular access, aisle, drives, ramps required for maneuvering of vehicles or
(d) a combination of all the above
However, visitors, parking may be accommodated in the mandatory setbacks.
Provided in the case of Apartment Complexes or mixed residential occupancy complexes, the parking on
stilt floor shall be mandatory. Stilt parking floor would not be reckoned in the height of the building for
the applicability of these Regulations. However, such type of buildings of total height exceeding 15 mt.
would be subject to necessary clearance from the Fire Services Department.
For parking spaces in basements and upper storeys of parking floors, at least two ramps of adequate
width and slope shall be provided at the opposite ends. Such ramps may be permitted in the side and rear
setbacks after leaving sufficient space for movement of fire-fighting vehicles.
45. Encouragement for provision of Parking Complexes
To encourage parking complexes and enclaves, these may be permitted within the mandatory setbacks (excepting
the front setback) of large Complexes or sites as per suitability and as decided by the HADA. As an incentive,
equivalent built up area of such Parking Complex would be considered as Transferable Development right (TDR)
by HADA.
Such parking facility enclaves may be permitted close to Bus stations, Railway Stations and any public transport
system so as to encourage use of public transport, etc.
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136
SECTION E
REQUIREMENTS OF PARTS OF BUILDINGS
45.0 Plinth of buildings:
The plinth or basement of any building shall be so located with respect to surrounding ground level as well as
normal flood-level so as to ensure adequate drainage of the site is ensured. It shall not be less than 45 cm.
45.1 Interior Courtyards:
Every interior courtyard shall be raised at least 15 cm above the level of the centre of the nearest street and
shall be satisfactorily drained.
45.2 Habitable rooms:
No habitable rooms shall have a floor area less than 9-sq. mt and a minimum width of 2.75 mt.
The height of all rooms for habitation including kitchen shall not be less than 2.75 mt in case of flat roof
with a minimum clear head room of 2.2 mt under beam. In case of pitched roofs, the average height shall
not be less than 2.75 mt and the minimum height of eaves level shall not be less than 2.2 mt.
45.3 Kitchen:
The area of a kitchen shall not be less than 5.5 sq mt with a minimum width of 1.8 mt. Kitchens shall have
direct natural lighting and ventilation from an exterior open space or interior courtyard.
45.4 Bathrooms and latrines:
The size of a bathroom/ latrine shall not be less than 1.8 sq mt with a minimum width of 1.2 mt. With a
minimum height of 2.2 mt measured from the surface of the floor to the lowest point of the ceiling. These
shall be so situated that atleast one of its walls opens to external air. These can abut the rear compound
wall.
45.5 Compound Walls:
The maximum height of compound wall shall be 2.0 mt. At street corners it shall be splayed or rounded
off with 3.0 mt splay or radius.
45.6 Cattle sheds:
Cattle sheds shall normally be constructed in a separate plot or site. However, in large residential buildings,
they could be allowed in the compound but have to be separated with a distance of atleast 3.0 mt from the
residential building. The floor of the cattle shed shall be properly paved, sloped and drained.
45.7 Elevators/ Lifts
Lift shall be provided in all buildings having height more than 15 mt. and shall conform to the standards
prescribed in the National Building Code.
46 Conformity to National Building Code of India:
Recourse shall be made to the National Building Code of India (latest Edition) for all standards and specifications
relating to building construction viz.,
(A) (i) structural design, foundations, masonry, timber, plain cement concrete, reinforced cement concrete,
structural steel, earthquake resistance, etc,
(ii) Quality of materials and workmanship;
(iii) Fire safety requirements, circulation, etc.
(B) Building services, viz.,.
(i) Building Plumbing, Water Supply and Drainage (including mode of sewerage disposal system);
(ii) Electric installations.
(iii) For requirements of parts of building and area specifications/requirements not mentioned in these
Regulations.
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47 Provision of RainWater Harvesting structures
47.1 It shall be mandatory to provide for rainwater harvesting structures on building sites and layout sites for
conservation and recharge of ground water. In the case of buildings, these could be either through terrace/
roof top collection and pits or by trenches all along the site boundary.
47.2 In large Complexes like multi-storeyed buildings, Group Housing Schemes, Institutional campuses, etc.
at least 1/3
rd
of the site shall be left unpaved so as to facilitate percolation. The roof drain water must be
piped and lead into a water harvesting pool.
47.3 In case of land pooling schemes & layouts in addition to recharge pits, contour trenches may be provided
to tap the water run-off, etc. Open spaces and natural depressions may be bunded and used for conserving
rain water run-off percolation.
47.4 Prohibition of use of overhang for habitation purpose:
In no case the cantilever or overhang of a building shall be utilized for habitation purpose like kitchen,
drawing/dining hall, bedroom or any other similar use.
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138
APPENDIX 1
HYDERABAD AIRPORT DEVELOPMENT AUTHOTITY
APPLICATION FOR LAND POOLING SCHEME/LAYOUT/GROUP HOUSING SCHEME/APPROVAL
UNDER REGULATION 4 OF THE HADA DEVELOPMENT PROMOTION REGULATIONS & READ WITH
U/S 13 & 14 OF THE A.P. URBAN AREAS (DEV) ACT, 1975.
FORM - A
To Dated:
The Competent Authority
Hyderabad Airport Development Authority
Secunderabad - 500 003.
Sir/Madam,
Application for (specify Land Pooling Scheme/Layout/Group Housing Scheme)
1. I/We hereby submit application for (specify - Land Pooling Scheme/Layout/Group Housing Scheme and
permission carryout development works in the site covered by Sy. No.
of Village, mandal, District
admeasuring Ha/ sq m / Acres in accordance with section 13 & 14 of the A.P. Urban
Areas (dev) Act, 1975.
2. I/We Intend to undertake: (tick /specify which is applicable and strike out the ones not applicable.)
a) Plotted layout development;
b) Residential colony development with Civil construction as per approved type design;
c) Group Housing Scheme/ Cluster Housing Scheme with blocks of proposed residential / dwelling units with
Civil construction as per approved type design;
d) A mix of with Civil construction as per approved type designs;
3. I/We hereby enclose the necessary building type designs drawn to scale and in accordance with the provisions
of HADA Development Promotion Regulations (applicable only in case of (b) to (d).
4. The total extent of the site for the proposed development mentioned in 2 above is hectares
(acres).
5. The net area of the proposed development after deducting the area under the following Master plan roads:
(a) (b) (c) is hectares
(acres).
6. I submit the following documents & Plans and particulars in respect of the above site proposed _____________
development (All copies of documents to be attested by a Gazetted Officer).
i) Ownership and one link document copy.
a) Latest copy of the Pahani issued by Mandal Revenue Officer;
b) Record of Rights pass Book/title deed for the proposed site.
c) Registered documents for the proposed site.
d) Copy of the Registered General Power of Attorney.
e) Copy of the Non-Encumbrance Certificate for the past 13 years
f) Copy of the Link Document
g) An affidavit declaring the total holding of the proposed site is within Urban ceiling limits by each owner
(wherever applicable).
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h) Court orders / decrees confirming ownership/U.L.C clearance (wherever applicable).
i) Other documents (specify in support of ownership & U.L.C. Clearance aspects.
j) Revenue sketch of proposed site duly attested by Revenue Authorities.
ii) Location Plan of site and surrounding developments/lands drawn to a minimum metric scale of 1000 showing
surrounding roads, electricity lines, approved layouts/Land Pooling Scheme/Group or Cluster Housing
Scheme,drainage, sewerage etc. within 500 metres radius.
iii) A detailed surveyed toppgraphical plan of proposed site for development to a
metric scale of 1:600 showing the contours of the land at 2 meters intervals, nalas, drains, wells, trees, roads,
electricity lines, sewer lines, etc.
iv) The proposed Land Pooling Scheme Land Pooling Scheme/Layout/ Group Housing Scheme pattern draw to
a scale 1: 600 (original in any durable medium like tracing cloth, film or reproduction tracing film, etc. & 3 sets
of prints). showing the following details as per HADA Development Promotion Regulations;
a) The boundaries of the proposed site distinctly shown in red;
b) The proposed plots/blocks with clear dimensions (limited to 55 % of total site areas in case of layout
applications).
c) The Public Open spaces of minimum 10% of the site area in one or more places and in centre of proposed
sites blocks.
d) the area to be left for 5% EWS housing; 5% for HADA in prominent location of the site;
e) The area for common amenities like, Overheard Water Reservoir, common septic tank areas, electricity Sub-
station, Garbage disposal points etc., at proper locations (which shall be over & above (c).
(e) The sites for social and community facilities (up to 2.5%) like Community Centre/ Shopping Centre/
Educational Center/ Medical Centre
(f) The proposed road network within the site and integrating with neighboring and surrounding road network
and pattern, and incorporating the alignment of the statutory Master Plan roads and developing these as
required as per the HADA Development Promotion Regulations.
(g) The proposed channelization of natural drains & nalas with proper width and green belt buffer within the
site as required as per the HADA Development Promotion Regulations.
(h) Separate plans showing the proposed drainages, sewerage disposal system and water supply, supply system
for the project as per BIS code & standards.
(i) All the above plans, and details of the above proposed project and implementation are being undertaken
through the following licenced technical personnel:
Licenced Developer/Builder Architect Town Civil Structural Real Estate
Tech Planner Engineer Engineer Firm
Personnel
Name
Address
Licence No. (Registration
No. only)
Signature
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140
(j) I/we am/are herewith submitting the Joint Declaration & check list jointly filled by me and the registered
Architect and licenced Civil Engineer and request that our application/development project may be considered
and approved.
Dated:Signature of Owner (s) & Licenced developer/builder
Name Of Owner (s) & Licenced developer/builder
Complete Mailing Address
Phone No
DECLARATION
(TO BE SUBMITTED ON RS. 100/- STAMP PAPER & NOTARISED)
1. I/We hereby declare that I/We am/are the Owner/s of the site in Survey No. (s)
of Village, Mandal,
admeasuring Hectares on which the Land Pooling Scheme/layout development /Group/Cluster Housing Scheme
is proposed.
2. I / We hereby affirm / declare that the site / plot / property is not declared surplus under the provisions of
Urban Land ceiling Act, 1976. and is not a Government land.
3. The boundaries of the site and the areas mentioned in the layout plan are correct and true.
4. I/We hereby affirm that I/we will abide by the Land Pooling Scheme/ Group /Cluster Housing Scheme /layout
approval conditions and the provisions of the HADA Development Promotion Regulations, 2003, and will execute
the all works including development of the Master Plan roads at our cost and as per the specifications.
5. I/We affirm that I/we shall not sell or lease the plots of the areas earmarked for mortgage sites until the final
layout is approved;
6. I /We will hand over the sites/areas/plots duly developed and earmarked for EWS housing, for HADA, for
public open spaces and for social & community facilities to HADA free of cost and without encumbrances through
registered Gift deed to HADA before the release of the approved plans;
7. I/We agree that if I/we do not comply with the same within the given time period from the date of approval, and
HADA would be at liberty to dispose off the mortgaged plots and undertake the development works and we
would not have any claim whatsoever in the matter.
Dated: Signature/s of Owner(s) & Licenced Developer/ Builder
HADA_Bk.p65 14/10/2003, 4:25 PM 140
FORM - B
APPLICATION FOR BUILDING PERMISSION / MAKE ADDITIONS & ALTERATIONS EXTENSIONS TO
BUILDING / PLOT / UNDER REGULATION 4 OF THE HADA DEVELOPMENT PROMOTION
REGULATIONS & READ WITH U/S 13 & 14 OF THE A.P. URBAN AREAS (DEV) ACT, 1975.
To Dated:
The Competent Authority,
Hyderabad Airport Development authority,
Secunderabad - 500 003
Sir / Madam
1. I/We hereby submit application to construct a building / make addition / alterations / Extension to building /
plot in Plot No. of Sy. No. of
Village Mandal, in accordance with Section 14 of the Urban
Areas (Dev Act, 1975). The details of our proposed building project are as follows:
Name of Building Location Name of Building/ Usage of the proposed
Project Complex building/Complex
2. I/We herewith submit the following documents, building plans & drawings and other particulars in respect of
the above proposed building/ Complex.
(a) Site Location Plan draw to appropriate scale site / plot to be built upon / land to be development and
surrounding physical features, adjoining neighbouring development with premises Numbers / Sy. Nos.,
abutting roads width, other existing road network, water supply & sewerage disposal lines and other
physical features within the site / plot (Original + 5 prints).
(b) Building Plans of all floors of all blocks drawn to appropriate scale in metric system clearly indicating all
dimensions, use of each area / room, wall thickness, columns & beams thickness / dimensions giving
statements of all areas, utility areas, general specifications of materials to be used in statement from in the
draw.
(c) Parking arrangements within the site and in statements form.
(d) Appropriate Elevation & Longitudinal sections of all proposed blocks drawn to same scale as at (b) &
giving dimensions in metric system (Original + 5 Prints)
(e) Plans & Sections if required of proposed sewerage disposal system water supply system of proposed
building / blocks to suitable scale and as per ISI Code & Standards (Original + 5 Prints)
(f) No Objection Certificate for undertaking the said proposed activity mentioned at Para-1 (Where required).
(g) Copy of previously approved building plan (where required).
(h) Ownership & Urban Land Ceiling Clearance documents for proposed site:
i) Registered documents for proposed site;
ii) Copy of Urban land Ceiling clearance Certificate from the Competent Authority;
iii) An Affidavit declaring the total holding of the proposed site is within Urban Land Ceiling Limits by each
owners.
HADA_Bk.p65 14/10/2003, 4:25 PM 141
142
iv) One Link Document copy of ownership of site
(v) Copy of Non-Encumbrance Certificate for the past 13 years of site
(vi) other documents (Specify) in support of ownership & ULC Clearance aspects.
(vii) Site Plan / Revenue Plan with dimensions duly attested by Revenue Authority Gazetted Officer., which
tallies with (i) above.
3. All the above plans, and details of the above proposed project and implementation are being undertaken through
the following licenced technical personnel:
Licenced Developer/Builder Architect Town Civil Structural Real Estate
Tech Planner Engineer Engineer Firm
Personnel
Name
Address
Licence No. (Registration
No. only)
Signature
3. I /We herewith submitting the Declaration for this application, jointly filled by me, by the Registered Architect
and licenced builder/developer and licenced civil engineer.
4. I /We request that my application may be considered and approved.
Dated:Signature of Owner (s) & Licenced developer/builder
Complete Mailing Address
Phone No
HADA_Bk.p65 14/10/2003, 4:25 PM 142
DECLARATION IN RESPECT OF BUILDING APPLICATIONS:
(TO BE SUBMITTED ON RS. 100/- STAMP PAPER & NOTARISED)
1. I/ We hereby affirm / declare that I / We are the owners / authorised persons of the property / site to be built
upon / developed.
2. I / We herby affirm/declare that the site / plot / property boundaries and dimensions mentioned in the site plan
/ building drawings, are correct & true.
3. I / We hereby affirm / declare that the site / plot / property is not declared surplus under the provisions of Urban
Land ceiling Act, 1976. and is not a Government land.
4. I / We shall pay all the necessary fees & Charges leviable by HADA under the A.P. Urban Areas (Dev.) Act, 1975.
5. I / We understand / are aware that specific development conditions may be imposed by HADA while approving
building permission U/S 14 of the A.P. Urban Area (Dev) Act, 1975 and we assure to comply with the same.
6. I / We affirm / declare that I/We undertake to supervise the construction in accordance with the approved
building drawing with reference to the zoning Regulations/Master Plan and the building stipulations and the
conditions contained in the Building permission sanction.
Dated: Signature/s of Owner(s) & Licenced Developer/ Builder
(IN CASE OF APARTMENT COMPLEXES/COMMERCIAL COMPLEXES/ MULTI STOREYED BUILDINGS THE
FOLLOWING ADDITIONAL CLAUSES TO BE ADDED AFTER CLAUSE 6 ABOVE)
7. I/We affirm that we shall ensure structural safety and fire safety of the building as per the National Building code
and B.I.S. standards and relevant Act and Rules, and also contractor all risks, Insurance Policy, up to the completion
of construction of building.
8. I/we affirm that we shall be responsible for ensuring the proposed building construction shall confirm to the
building permission sanction, and that all building services shall confirm to the National Building Code and B.I.S.
standards.
9. I/we affirm that, the structural designs and drawings prepared duly taking the soil bearing capacity into
consideration.
10. I/we shall be responsible and liable for action by the competent Authority/Government in case of any violations,
deviations, any structural failure, deficiency in Fire Safety measures, deficiency in building services, etc.,
11. I/we authorized the Competent Authority to undertake summarily remove or cause to be removed any deviations
or violations at any time noticed in the proposed construction and make good the laws and recover the cost of the
same from the owner/developer/contractor.
12. I/we affirm that, if the owner/builder changed the services during course of construction or the Architects/
structural Engineer dis-associated themselves with the ongoing project the same shall be report to the concerned
Authority within (7) days along with consent letters of newly engaged Site Engineer/Structural Engineer/
Architect.
HADA_Bk.p65 14/10/2003, 4:25 PM 143
144
APPENDIX 2
PROPOSED INTERNATIONAL AIRPORT- REQUIREMENTS & ISSUES
(Excerpted from the Main Feasibility Report on International Airport at Shamsabad, 2001 prepared by M/s Tata
Consultancy Services)
The State of Andhra Pradesh is poised to leapfrog into the Information Technology age and therefore, seeks to achieve a
much higher trajectory of economic growth in the future as embodied in the Vision 2020 document prepared by GoAP
with support from McKinsey & Co. The ambitious development plan clearly cries for a new international airport for
Hyderabad, amongst other things.
In order to actualise the concept/idea, GoAP initiated moves for identification of an appropriate location and site and
finally froze the Shamsabad site in active involvement of & with the consultation & the endorsement of Airport Authority
of India which is currently the monopoly, state-owned owner and operator of all airports catering to Civil Aviation needs
of India. A Pre-Investment report was also commissioned and formulated with a view to constituting the basis, inter-alia,
for selection of a new location and site.
Having seen through the above strategic steps, GoAP finally tendered for the preparation of full-fledged feasibility
report in early 1998. In the interregnum, in tune with the prevailing climate and ethos of investments in infrastructure, it
was decided that the proposed international airport of Hyderabad at Shamsabad site would be established under the
private sector regime. Accordingly, the scope of consulting services package sought included the design and
implementation of privatisation framework inclusive of identification of prospective Developers under the appropriate
mechanism/structural arrangements.
The site for the new International Airport of Hyderabad is proposed to be located in Shamsabad Mandal, Ranga Reddy
District. The vast expanse of 5000 acres, spread over 10 villages, is intended for the development of the airport complex
comprising the airport itself, and the appurtenant elements. Accessible by the NH7 connecting Hyderabad with Bangalore
and the Srisailam Road, the site is 21kms southwest to the city centre. Characterised by a favourable topography and
minimal obstructions, the site is a favourable location at such proximity to the city.
Prior to the process of selecting a site for a greenfield airport, as the existing airport offers limited avenues for expansion,
the State Government proposed to convert one of the two IAF airfields - Hakimpet & Dindigal for civilian purposes.
With the proposal rejected by the Ministry of Defence, Government of India, the State Government, based on
recommendations made by a committee constituted by representatives from Government of Andhra Pradesh and the
Government of India, has identified three sites for further evaluation. Upon evaluation, the State Government decided
that the site at Shamsabad is the most appropriate for location of airport. Under the administration of the District Collector,
an acquisition cell has swung into action and the land for the purpose is under acquisition.
UTILITY REQUIREMENTS & PROVISIONS
A dedicated Electrical sub-station of capacity 50 MVA (Cost already included in the capital outlay).
Water supply system for meeting the Phase I requirements of 0.4 Mld (Cost already included in the capital
outlay of the Project).
Dedicated digital telephone exchange of fixed line Capacity 25,000 lines.
Provision of Earth station for direct satellite communication.
SURFACE ACCESS PLANS
A stretch of around 11 kilometers (approx.) from an appropriate take off point from the National Highway
No.7 to directly access the airport terminal building for Phase I (Cost included in the capital outlay of the
Project) termed as Shamsabad Bypass.
Upgradation of National Highway No.7 & inner ring road that stretches from the city centre to the industrial
estate near Shamshabad town to be upgraded to dual carriage expressway standards (medium term proposal).
HADA_Bk.p65 14/10/2003, 4:25 PM 144
Construction of outer ring road that will provide faster access to the airport from vast stretches that lie in the
outer periphery (extended suburbs) of Hyderabad-Secunderabad Metropolitan Region - Road alignment &
planning work taken up by Hyderabad Urban Development Authority.
RAIL ACCESS
Extension proposed of rail track from Umdanagar (nearest Railway station to the Airport) to the Railway
station proposed in the airport complex itself (Proposal discussed & accepted by South Central Railway, who
have extended in-principle commitment).
Refurbishment & upgradation of Shamshabad Railway Station and introduction of high frequency luxury
shuttle trains between Hyderabad & Shamshabad.
ESTIMATED AIR TRAFFIC GROWTH
Domestic traffic growth through Hyderabad airport has generally tracked national trends. Passenger traffic,
thus, grew by 7% per annum between 1992-93 and 1998-99, in line with the national trend.
International traffic through Hyderabad airport has grown at over 30% per annum. Despite this, because of
Hyderabads inadequate air links, about 40% of international air traffic from its hinterland goes through other
gateways - nearly 60% through Mumbai, about 30% through Chennai, and another 10% or so through Delhi.
A survey of Mumbais international traffic found that 6.3% of it came from Hyderabad.
While AP generated an international traffic of about 5.5 lakh in 1998-99, between 3-3.5 lakh used Hyderabad
airport. Almost all the remaining would have used Hyderabad airport if facilities were available, since
transiting is inconvenient and eliminated the speed factor.
In the future, traffic growth could accelerate because of a host of factors, including:
(a) Structural trends
(b) move to regional frequencies
(c) move towards direct flights, domestic and international
(d) Hyderabads hub potential
(e) Trend towards fare competition among airlines
(f) Regulatory factors: undoing the impact of bilateral agreements
(g) Economic factors
(h) impact of Vision 2020 on Andhra Pradeshs economy
(i) micro impact of software industry growth
(j) micro impact on tourism growth
(k) micro impact of growth of travel related infrastructure in Hyderabad
(l) micro impact of growth of cargo-intensive industries
Future air passenger market development is expected to disperse into smaller cities and towns, from where airliners
could fly non-stop to international destinations. Besides, AP will witness growth of feeder services, which will stimulate
new demand. These factors favour Hyderabad as a regional hub.
Hyderabad has the potential to become possibly an international hub. As in the U.S., deregulation favours growth of
hubs, which grow often to overcome the congestion problem in bigger airports.
The pattern of A.P.s envisaged growth favours growth in international travel and trade. Most of the 19 growth engines
AP has chosen, including software and tourism, have significant air traffic linkages. Besides, AP plans a lot of
infrastructure with significant international air linkages, such as an international convention and exhibition centre and
an 18 hole golf course.
HADA_Bk.p65 14/10/2003, 4:25 PM 145
146
While the structural shifts in the air transport market will undoubtedly favour growth of international travel through
Hyderabad, for the domestic traffic sector much of the growth potential can be captured by studying the income and
price elasticities of domestic traffic. TECS conducted a study of the same, using national data, and found that income
elasticity was high and price elasticity moderately high.
With the envisaged faster rise in per capita incomes, increased competition in air travel, and the Government committed
to bring down ATF costs, both the income and price effects seem to indicate that domestic air traffic in A.P. could grow
faster than in the past.
SELECTED WORLD AIRPORTS RANKED ACCORDING TO NUMBERS OF PASSENGERS
HANDLED - 1998
RANK AIRPORT PASSENGERS HANDLED
(millions)
1 Atlanta 73.5
4 London - Heathrow 60.7
6 Tokyo - Haneda 51.2
7 Frankfurt 42.7
8 Paris - Charles de Gaulle 38.6
13 Newark 32.5
19 Seoul 29.4
28 Bangkok 25.6
34 Singapore 23.8
77 Mumbai 10.9
97 Delhi 7.9
164 Chennai 3.5
211 Calcutta 2.5
260(est) Hyderabad 1.4
291 Trivandrum 1.1
Source: ACI
HADA_Bk.p65 14/10/2003, 4:25 PM 146
TABLE - HYDERABAD AIR TRAFFIC: RITES ESTIMATE
Traffic in 1995-96
Reported RITES
by airport adjusted*
International pax
Embarked 44286 121754
Disembarked 46032 126552
Total 90318 248306
Domestic pax
Embarked 568360 490892
Disembarked 580691 500171
Total 1149051 991063
Grand Total 1239369 1239369 or
1.24 million
*This includes RITES estimate of international passengers classified as domestic. In 1995-96 they came to
157988 (i.e. 248306 minus 90318).
B. DEMAND ESTIMATES (2015-2016)
International 674134
Domestic 2387246
Total 3061380
Assumed annual growth rate: 5.12% international, 4.49% domestic
Services via AI, IA, Kuwait Airways, Emirates, Gulf Air, Iran Air, Singapore Airlines, Swissair etc. The proportion of
international pax from the Hyderabad area using the other gateway airports is estimated by the travel trade at about 60%
Mumbai, 30% Chennai, 10% Delhi.
On the basis of our discussions with the Hyderabad Station Managers for Air India and Indian Airlines, as also Jet
Airways, we estimate that between 3 lakh to 3.5 lakh international passengers used Hyderabad airport in 1998-99.
It was felt by airlines and travel agents that almost all the excess of between 2 to 2.5 lakh passengers, who used other
gateway airports directly, would have used Hyderabad airport for their international travel if the relevant international
routes and support facilities were available.
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148
DOMESTIC AIR TRAFFIC PROJECTIONS FOR PROPOSED HYDERABAD INTERNATIONAL AIRPORT
(IN MILLIONS)
Domestic Air Traffic Scenarios
D1 D2 D3
1997-98 0.92 @ 0.92 @ 0.92 @
2002-03 1.32 1.42 1.59
(7.5) (9) (10.16)
2007-08 1.85 2.13 2.53
(7) (8.5) (9.66)
2012-13 2.54 3.13 3.91
(6.5) (8) (9.16)
2017-2018 3.40 4.49 5.93
(6) (7.3) (8.66)
(Figures in brackets are growth rates over the five-year period)
D
1
= Past trends in domestic traffic
D
2
= effect of 2% fall over past growth rates of real fares
(based on price elasticity of 0.81)
D
3
= D
2
+ 1% rise over past growth rates of A.P.s GDP
(based on an income elasticity of 1.16)
@ 1.12 million minus 2 lakh international passengers who traveled on domestic flights
INTERNATIONAL AIR TRAFFIC PROJECTIONS FOR PROPOSED HYDERABAD INTERNATIONAL
AIRPORT (in millions)
International Air Traffic Scenarios
I
1
I
2
I
3
1997-98 0.55 # 0.55 # 0.55 #
2002-03 0.97 0.99 1.01
(12) (12.5)
2007-08 1.36 1.49 1.53
(7) (8.5)
2012-13 1.78 2.09 2.17
(5.5) (7)
2017-2018 2.32 2.86 3.00
(5.5) (6.5)
(Figures in brackets are growth rates over the five-year period)
I
1
= No significant change in air transport market, regulatory
framework, feeder network and A.P. growth
I
2
= Effect of changed air transport market, easier regulatory frame-
work, better feeder services, and a rise over past growth rates
of A.P.s GDP.
I
3
= Effect of exploitation of Hyderabads hub potential
HADA_Bk.p65 14/10/2003, 4:25 PM 148
# Including the unfulfilled demand of 2.25 lakh, the 1.25 lakh registered international passengers and the 2 lakh
international pax who travelled on domestic flights.
Thus, according to the scenario we adopt, total airport traffic would come to between 5.72 million (according to past
trends) and 8.93 million (with realistic assumptions regarding the future).
Speedwing Consultants carried out an exercise to explore the full implications of achievement of the Vision 2020 targets.
This exercise can be considered a Visionary Scenario. Basically, it explores the implications of the Vision 2020 Scenario
in Andhra Pradesh. It also assumes that Hyderabad achieves some success in aggressively selling its top brand image,
central location and rapidly growing importance as a cyber-city and a happening city. As such, it is not so much a vision
as an achievable corporate target to strive for.
(in millions)
Year 2000 Year 2010 Year 2020
Passenger numbers, international and domestic, 1.75 5.34 19.93
arrivals and departures
AIR CARGO PROJECTIONS
There has been a take-off in international cargo off-take at smaller airports. Though Hyderabad airport accounts for a
small proportion of Indias air cargo (12300 tonnes, including international cargo of 6500 tonnes in 1998-99, mostly drugs
and pharmaceuticals and perishables), the air cargo sector is growing fast.
Because of the air cargo infrastructure, 40 per cent of exports from Andhra Pradesh go through other States. These would
revert to Hyderabad, and growth in air-export dependent industries like floriculture, garments, leather products and
gems and jewellery will accelerate after the new airport is built.
The new international airport will spur growth of a number of related activities in the private sector which will grow to
be profit centers in their own right. It is strongly felt that the JVP selected should seriously and profitably consider
forging appropriate strategic alliance arrangements including joint ventures for developing these activities.
AIRPORT FACILITIES AND ACTIVITIES REQUIREMENTS
I. INTERNATIONAL CONVENTION AND EXHIBITION CENTER
There is need for an international convention and exhibition center near the planned international airport. There is need
for such a facility: no standard convention facility is currently available in India, and only one exhibition center, at
Pragati Maidan, approaches international standards.
The A.P. Government has mooted an international standard convention centre nearer the city center viz., at Shilparamam.
We feel that a convention center near the International Airport would have an edge over one built near the city center,
besides generating less additional traffic just where the traffic is worst.
A medium-to-large convention centre, along with a five-star hotel, is viable. The exhibition center may need sweeteners
like retail outlets, restaurants etc to ensure profitability.
The total investment for such a complex would be around Rs. 370 Crore, and require 50 acres. The post-tax IRR for such
a facility comes to around 15.11%.
II. AIRCRAFT MAINTENANCE CENTER
Hyderabad can exploit the global move to locate aircraft maintenance centres in cheaper markets. Especially since the
the Civil Aviation Ministry has mooted Hyderabad as the maintenance base for regional aircraft. And Jet Airways has
shortlisted Hyderabad for location of its maintenance centre. Hyderabad could, besides, capitalise on SNECMAS plans
to expand its services in Asia.
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150
An engineering and maintenance centre is proposed along with the new international airport at Hyderabad. It could
cater to the requirements of regional aircrafts in addition to the 737 family. It could focus on airframes, engines, cargo
conversions, interiors and completions, and hushkitting/reengineering facilities.
For the above facilities, 3 hangars are required, with a land requirement of 250 acres. The approximate cost of these
facilities would be $50m, including OEM investments of $20 million.
III. INTERNATIONAL STANDARD GOLF COURSE
Research Studies have established a strong perceived need in Hyderabad for an international quality golf course, which
will include facilities, which the entire family can associate with. Besides, Hyderabad receives around 100,000 international
travellers, and is inadequately served by four golf courses, only one of them private.
The golf course could be located near the proposed international airport. It would initially cater to foreign tourists,
especially the Far East Asians, and gradually entrench itself with the local community via a training academy, a 9-hole
course, a putting course and a golf school.
The golf complex would require around 200 acres, and cost around Rs.70 Crores, including Rs. 20 Crores for cottages,
chalets etc.
IV. LOGISTICS AND REDISTRIBUTION CENTER
A logistics and redistribution center at Hyderabad would capitalise on the perceived need for quality air cargo related
facilities in Hyderabad, and the move towards logistics in the distribution and transport industry.
Besides, there are over 60 EOUs operating in and around Hyderabad, and more are coming up.
The center could primarily handle international air cargo (including cold storage) besides some sea and local cargo. It
would ultimately handle 1 lakh tonnes, and would be implemented in phases. It would require 15 acres, including built-
up space of about 15,000 sqm. Total investment required excluding land cost: around Rs. 35 Crores.
V. FLIGHT CATERING
Flight Catering is a growing industry considering the global trend towards customer service, quality and reliability.
Catering is a volume driven business, depending on volume of passenger (including transit) traffic and arrivals/
departures of planes. Airlines tend to uplift meals from good originating destinations even for return flignts. All
international airports in India are being serviced by stand-alone catering establishments, whereas demand at non-
metropolitan airports is being serviced by hotels.
Currently most of the meals uplift by planes passing through Hyderabad is from Mumbai. The current catering
requirement is for 700 to 800 meals per day, which could be handled by a restaurant or hotel. If volumes increase to, say,
5000 to 10000 meals per day, a stand-alone flight-catering establishment could be contemplated.
A stand-alone FCC can attract new demand: the target market could be extended to both domestic and international
traffic, and also to flights touching but not originating from Hyderabad.
According to insiders in the business, a flight catering center at Hyderabad international airport would be viable if there
is a sustained traffic volume of around 3500 to 4000 passengers, and if daily aircraft movements are around 20 to 25
flights. Our projections of traffic handled by the proposed Hyderabad international airport are around 15000 to 20000 per
day. Assuming that around 40 to 50% of the flights originate from Hyderabad there would be a catering demand for
around 7500 to 10000 meals per day.
The proposed capacity of the Flight Catering Centre (FCC) could be around 25000 meals per day. The capacity could be
installed in phases. In phase I, a modular unit of around 10000 meals per day capacity could be set up which could be
increased to 25000 meals per day depending on the growth in passenger traffic.
The total land required for a Flight Catering Centre would be around 3 to 5 acres which also incorporates the possible
future increase in capacity depending on the traffic growth.
HADA_Bk.p65 14/10/2003, 4:25 PM 150
The project cost excluding land cost for an airport based stand-alone flight catering facility of capacity 25000 meals per
day would be around Rs. 50 Crores. Land would be provided by government in the form of perpetual lease. Investment
for phase I, would be around Rs. 25 to 30 Crores.
VI. FREE TRADE ZONE/FREE ECONOMIC ZONE NEAR HYDERABAD AIRPORT
The new international airport at Hyderabad would create an opportunity to locate a free trade zone oriented towards
light engineering / food processing in the vicinity. An important part of the FTZ would be service sector oriented,
especially focused on IT enabled services. A great deal, however, depends on first mover advantage.
Dubai intends to import software personnel to work in its FTZ. A.P. units would be more competitive than Dubais.
Besides, Hyderabad is
Hyderabad has several merits as a location for an FTZ, especially oriented towards services and light industry:
It is a major IT, educational and industrial center.
It has the strategic locational advantage of being located near the centre of India.
Hyderabad is conveniently located for an air link-up with the Far East and the Gulf.
Hyderabad is States business and trade centre.
Hyderabad is becoming both a software and a knowledge hub.
The proposed international airport at Hyderabad would enhance the viability and growth of the FTZ.
Hyderabad has an excellent complement of financial services and telecom facilities, including the first WAN to be
built by a State in India.
The Hitech City will enhance the viability of the FTZ.
Hyderabad is well connected with the rest of the country by air, rail and highway networks.
The proposed FTZ will also aim at attracting large MNCs in the IT hardware business. Besides, air-export oriented
industry segments in the light engineering industry and food-processing industries could also be targeted.
Investment for setting up an FTZ, covering land development, construction, furnishing, hardware, communication and
networking equipment, would be about of Rs. 2000 Crores. The overall land requirement for such a facility would be at
least 125 acres.
VII. AVIATION TRAINING INSTITUTE
Demand for aviation academies and flight training schools has grown fast with traditional sources of professionals - the
military - drying up. Besides, changing fleet compositions have required short bursts of type ratings. Besides, airlines
prefer pilots with a formal background in related technology.
There is a shortage of training facilities in India, inducing many pilots and others to undergo training abroad, in the
process wasting foreign exchange. Jet Airlines proposes to start a training academy in Mumbai, and this will reduce but
not wipe out the shortage of facilities.
Hyderabad, with its advantage of hosting a couple of airforce stations and the A.P. Flying Academy, is uniquely placed to
reap the benefits of the aviation training industry.
The aviation training center at Hyderabad is conceptualised to include facilities for graduation / post graduation
programs, research to support management development programs, and consulting services, simulator services and a
crew leasing organisation.
Around 250 acres of land is required and the project cost is estimated at around $40m in its final phase.
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152
APPENDIX 3
VISION
The following themes capture the design philosophy and vision for the Hyderabad International Airport:
To eventually emerge as a hub airport both in the domestic context as well as in international context (In the
region spanning from Middle East to Far-East-Asia Pacific Regions).
Airport designed to reflect standards & features of the modern International Airport.
Airport to blaze a new trail in design and lay-out in the Indian Sub-continent.
It will have spaciousness and design features of such modern airports as at Stansted (London) & Chek Lap
Kok of Hongkong.
MASTER PLAN OF THE INTERNATIONAL AIRPORT
Master Plan of the International Airport has been developed in four phases for an ultimate capacity of 40 Million
Passengers Per Annum (MPPA) (attainable by 2050).
Phase I: Development: In the Phase I, the development has been designed to handle 10 MPPA & 100,000 MT of cargo per
annum (attainable by 2020).
PEAK MOVEMENTS (PER HOUR)
PAX YEAR 2020
INTERNATIONAL:
Departures 1200
Arrivals 1125
Domestic
Departures 1125
Arrivals 1125
AIRCRAFT MOVEMENTS:
INTERNATIONAL:
Landing 6
Take off 6
Domestic
Landing 10
Take off 10
TOTAL LANDING 16
TOTAL TAKE OFF 16
JETTY STANDS:
International 10
Domestic 13
JETTY STAND FOR LARGE AIRCRAFTS
International 6
Domestic 5
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AIRFIELD PAVEMENTS:
Runway design for B747-400 aircraft
Longest non-stop flight journey considered Hyderabad to Sydney (5211 nautical miles)
Runway dimensions: 3733 X 60mtr.
A full-length parallel taxiway provided.
Four rapid exit taxiways (RETs) located at 2100 metres and 2700 meter from either side at an angle of exit of 150
0
.
Second taxiway in front of main apron also provided.
Taxiway for Cargo & Maintenance area clearly outlined.
General Aviation area as well as Isolation bay: Provided
Terminal Design Terminal design reflects Finger/Pier Terminal concept with a rotunda. Chosen after evaluating several
options including linear concept and satellite concept.
Within the Finger/Pier concept, several variations considered such as Y shape pier, Aptogonol Pier, Rap around terminal
layout. The choices finally feel on Finger/Pier with rotunda.
KEY STRATEGIC STRENGTH OF TERMINAL DESIGN
Short commuting distance.
Reduction in capital cost.
Highly compatible with contours of the site.
Highly amenable to extensions through modular expansion. One set of Master Plan, locational & lay-out drawings
enclosed (Please See Volume No.VI).
Two level terminal of an aggregate size 150,000 sq. mtrs. to handle 10 Million Passengers Per Annum (MPPA).
A Cargo Complex of total built-up area 10,000 sq. mtrs. to handle 100,000 MT of Cargo by 2020 (Detailed sizing
calculations indicate an area of 7352 sq. mtrs. for handling a volume of 81,455 MT.)
Flight kitchen area provision of 35,000 sq. mtrs. to handle 10 Million Passengers Per Annum with a constructed
floor area of 9,000 sq. mtrs. (Cost not included in capital outlay, as this will require separate standalone strategic/
joint venture arrangements.)
SPECIFIC POLICY ACTIONS
The rights to development of the 5000 acres (approx.) will vest solely in the SPV. Suitable resolution/enabling legislation
may have to be passed in the A.P. legislature after being ratified by the Cabinet.
This legislation would also empower the developer to institute proper collaboration mechanisms like JVs, franchising
etc. illustratively covering the following:
[i] Setting up of International Convention and Exhibition Centre alongwith Airport Hotel
[ii] Flight Catering Centre.
[iii] Free Trade Zone/Export Processing Zone for Light Industry, Service Sector Units and/ or Food Processing Units.
[iv] Inter Modal Logistics, Transportation, Warehousing and Distribution Centre.
[v] Golf Course with a Resort.
[vi] Full-fledged Aviation related HRD Centre.
[vii] Full-fledged Engineering Maintenance Centre.
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154
The SPV should be allowed to charge user fees for providing route navigational facility services, through an arrangement
whereby investments made by the proposed SPV in ATC facilities are allowed to be recouped. User fees could be charged
in convertible foreign exchange.
The SPV should be empowered to seize the Aircrafts of Airlines in the event of non-payment of dues, and should be
allowed to take legal action to evict tenants that do not comply with the terms of agreement.
The SPV should be allowed to import capital goods duty-free. Assets such as air field works, terminal building etc
should be treated as Plant for the purposes of claiming and allowing higher depreciation rates for taxation purposes.
Under section 80IA of Income-tax Act, 1961, the proposed new airport should be extended full tax holiday for 10 years.
In conformance with guidelines stipulated by the Bureau of Civil Aviation Authority, Security Management in the defined
precincts/zone in the Shamshabad area would rest with the SPV. In an emergency such as hijacking, security agencies of
the Government of India and those of Andhra Pradesh Government will co-operate with the management of SPV. For the
purposes of initiating such emergency/anti-hijacking operations, Government of India shall maintain and suitably fund
an adequate force of armed police at the airport for 24-hour emergency coverage.
The Government of India will man appropriately immigration and custom clearance services at the new airport and
cargo complex, which will be suitably compensated by the management of SPV.
GOI, through AAI will man CNA/ATN systems on the basis of compensation mechanism to be funded by SPV.
The SPV for the new HIA will be exempted from the payment of property taxes for 10 years of its operations. Registration
charges and stamp duty payable on the transfer of land to SPV will also be exempted.
The SPV will also be exempted from the payment of service tax and local and State level sales/turnover taxes and other
allied levies for the first 10 years of operations.
For the purposes of electric supply, the new Hyderabad International Airport at Shamshabad will be regarded as essential
service.
Only the management of HIA shall have the authority to issue security authorisation for personnel, both Indian and
Foreign to enter the security perimeter of the airport.
INSTITUTIONAL AND STRATEGIC ISSUES
GOAP will in the medium term work towards conversion of the portion of National Highway No.7 between Hyderabad
and Shamshabad into a Six Lane Toll Expressway, and will work towards providing a high speed dedicated LRT access
GOAP will work towards a luxury medium speed shuttle Rail service between Hyderabad/Secunderabad station and
Shamshabad station. Shamshabad station would be renovated and refurbished.
HADA_Bk.p65 14/10/2003, 4:25 PM 154

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