Telangana Government Notifies Multiple Land Use Changes in Hyderabad Metropolitan Region

The Telangana Government has issued a series of Notifications, specifically G.O.Ms. No. 170, 171, and 172, all dated August 1, 2025, and subsequently published in The Telangana Gazette on August 9, 2025. These instruments effect significant variations to the land use provisions within the Hyderabad Metropolitan Development Authority (HMDA) Master Plan, exercising powers conferred by sub-section (1) of section 15 of the Hyderabad Metropolitan Development Authority Act, 2008 (Act No. 8 of 2008). The changes aim to facilitate specific developmental activities by re-designating land parcels previously earmarked for conservation or peri-urban uses, and came into force upon their publication in the Official Gazette.

G.O.Ms. No. 170 re-designated approximately 51.24 Guntas (208789.6 Sq.mts) of land in Survey Nos. 371, 372, 374/P, 377/P of Thummaloor (V), Maheswaram (M), Ranga Reddy District. This parcel, previously earmarked as Agricultural/Conservation use or Green Belt use under the erstwhile HUDA Master Plan in the Shamshabad zone segment (issued vide G.O.Ms.No.33 MA UD Dept, dt: 24.01.2013), is now designated for Residential use. This variation is subject to conditions including compliance with G.O.Ms.No.168 MA, Dt: 07-04-2012, obtaining prior permission from HMDA/FCDA, and the applicant bearing full responsibility for ownership or litigation aspects.

Concurrently, G.O.Ms. No. 171 altered the land use for a net area of 32217.08 Sq.mts in Survey Nos. 42/P and 93 of Ponnal (V), Shamirpet (M), Medchal-Malkajgiri District. This site, previously earmarked for Peri Urban Use as per the Master Plan MDP-2031 (approved vide G.O.Ms.No.33 MA UD Dept, dt:24.01.2013), is now designated for Residential use. Conditions for this change include obtaining prior HMDA permission, handing over road-affected areas to local bodies free of cost, and developing roads as required by the local authority.

Lastly, G.O.Ms. No. 172 converted approximately 76687.06 Sq.Mts in Survey Nos. 14, 15, 18, 19 of Kodicherla (V), Kothur (M) and Survey No. 232 part of Subhanpur (V), Maheshwaram (M), Ranga Reddy District. This land, previously designated as a Conservation use zone in the Notified Master Plan MDP-2031, is now designated as a Manufacturing use zone for setting up a biscuit making unit under the 'Orange' Category. This variation mandates a 3.00 Mtrs green buffer strip towards the designated conservation use, commencement of civil works within three years, and commercial production within five years, failing which the land use change will be revoked. All notifications explicitly state that the change of land use does not serve as proof of title to the land and does not bar any public agency, including HMDA or local authorities, from acquiring land for public purposes as per law.

The legislative intent behind these notifications is to adapt the existing Master Plans to contemporary development needs, addressing the limitations of previous land use designations that might hinder economic growth or housing projects. By varying the land use, the government seeks to enable planned residential expansion and industrial development, such as the establishment of manufacturing units, within the Hyderabad Metropolitan Region. The earlier legal position, as defined by the erstwhile HUDA Master Plan and MDP-2031, had designated these specific parcels for agricultural, conservation, green belt, or peri-urban uses. These designations, while important for environmental and planned growth, sometimes presented statutory gaps when specific development proposals emerged. The current variations aim to bridge these gaps by allowing for a more dynamic land use framework, albeit under strict regulatory oversight.

The amendments introduce new obligations for applicants, requiring them to adhere to various conditions, including developing roads free of cost where required, demolishing existing structures before new development, and obtaining fresh irrigation No-Objection Certificates. Enforcement mechanisms are built into the conditions, with provisions for revocation of the land use change orders if conditions are not met or if discrepancies arise. For instance, G.O.Ms. No. 172 mandates that civil works must commence within three years and commercial production within five years, failing which the application will be revoked. The legislation provided: “In exercise of the powers conferred by sub-section (1) of section 15 of Hyderabad Metropolitan Development Authority Act, 2008 (Act No. 8 of 2008), the Government hereby makes the following variation to the land use envisaged in the notified erstwhile HUDA Master Plan...” This highlights the legal foundation for these significant changes to the metropolitan area's development blueprint. The notifications also clarify that the change of land use does not grant exemption from provisions like the Urban Land Ceiling Act, 1976, or the A.P. Agriculture Ceiling Act, ensuring that broader land reform objectives are not undermined.

Keywords: Telangana, Hyderabad Metropolitan Development Authority, HMDA, Land Use Change, Master Plan, Residential Zone, Manufacturing Zone, Ranga Reddy District, Medchal-Malkajgiri District, Urban Development Geo Tags: Country: India, State: Telangana District: Ranga Reddy, Medchal-Malkajgiri