Telangana Government Notifies Significant Land Use Changes in Hyderabad Metropolitan Region

The Government of Telangana, through a series of Notifications, namely G.O.Ms. No. 170, G.O.Ms. No. 171, and G.O.Ms. No. 172, issued by the Metropolitan Area & Urban Development (Plg.I(1)) Department on August 1, 2025, confirmed several variations to the land use plans within the Hyderabad Metropolitan Development Authority (HMDA) area. These notifications, which came into force upon their publication in The Telangana Gazette on Saturday, August 9, 2025, were enacted in exercise of the powers conferred by sub-section (1) of section 15 of the Hyderabad Metropolitan Development Authority Act, 2008 (Act No. 8 of 2008). The legislative action modifies the land use envisaged in the previously notified Master Plans, including the erstwhile HUDA Master Plan and the MDP-2031 for the Hyderabad Metropolitan Region.

Specifically, G.O.Ms. No. 170 altered the land use for approximately 51.24 Guntas (208789.6 Sq.mts) across Sy.Nos.371, 372, 374/P, and 377/P in Thummaloor (V), Maheswaram (M), Ranga Reddy District. This land, previously designated as Agricultural/Conservation or Green Belt use, was re-designated for Residential use. The legislation provided: “The site in Sy.Nos.371, 372, 374/P, 377/P, of Thummaloor (V), Maheswaram (M), Rangareddy District to net extent area is Ac. 51.24 Gts or 208789.6 Sq.mts., which is presently earmarked as Agricultural/ Conservation use or Green Belt use as per the notified erstwhile HUDA Master Plan in Shamshabad zone segment issued vide G.O.Ms.No.33, MA & UD Dept, dt: 24.01.2013, is now designated as Residential use, subject to the following conditions:” This change was made 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's responsibility for ownership discrepancies, with the explicit clarification that the change of land use (CLU) does not serve as proof of title or bar public acquisition.

Concurrently, G.O.Ms. No. 171 confirmed a variation for land in Sy.No.42/P and 93 of Ponnal (V), Shamirpet (M), Medchal-Malkajgiri District, covering a net area of 32217.08 Sq.Mts. This parcel, originally earmarked for Peri Urban Use under Master Plan MDP-2031, was also re-designated for Residential use. Conditions for this variation included obtaining prior HMDA permission, the free handover of road-affected areas to local bodies, the development of roads by applicants, and a thorough examination of title and land ceiling aspects by concerned authorities (such as urban Development Authorities, Municipal Corporations, or Municipalities) before granting building permissions. It also stipulated that the CLU would not be the sole reason for exemption from the Urban Land Ceiling Act, 1976, and required applicants to demolish existing buildings before commencing new development.

Furthermore, G.O.Ms. No. 172 introduced a significant change for an area of 76687.06 Sq.Mts across Sy.Nos. 14, 15, 18, 19 of Kodicherla (V), Kothur (M), and Sy.No.232 part of Subhanpur (V), Maheshwaram (M), Ranga Reddy District. This land, previously designated as a Conservation use zone in the Master Plan MDP-2031, was re-designated as a Manufacturing use zone specifically for setting up a Biscuits making unit under the 'Orange' Category. Key conditions for this industrial conversion included leaving a 3.00 Mtrs green buffer strip towards the designated conservation use, strict adherence to the industrial purpose (with revocation for violation), and timelines for commencing civil works within three years and commercial production within five years from the order's date. Applicants were also required to submit an affidavit undertaking not to develop in any proposed Master Plan road area within their site.

The legislative intent behind these notifications was to facilitate planned urban and industrial development within the Hyderabad Metropolitan Region by providing the necessary flexibility in the existing statutory framework. The earlier legal position, as defined by the erstwhile HUDA Master Plan and the MDP-2031, had designated these specific land parcels for Agricultural/Conservation, Green Belt, Peri Urban, or Conservation uses, which limited their potential for residential and manufacturing expansion. These variations address the statutory gaps and limitations that arose from the need for evolving land use patterns to support population growth and economic activity.

By amending the land use designations, the government aims to introduce new opportunities for development while imposing specific obligations on applicants to ensure compliance with broader planning and environmental considerations. The conditions attached to each variation serve as enforcement mechanisms, requiring prior permissions from authorities like HMDA and FCDA, ensuring the proper development of infrastructure such as roads, and safeguarding against issues related to land ownership and ceiling laws. For instance, the requirement for a green buffer strip in the manufacturing zone and timelines for project commencement underscore a policy rationale that balances economic development with environmental protection and timely execution. The explicit statements that the change of land use does not confer title or prevent public acquisition reinforce the government's overarching control over land use for public interest, ensuring that these administrative changes do not inadvertently create new rights or undermine existing legal provisions related to land ownership and public purpose.

Keywords: Hyderabad Metropolitan Development Authority, land use change, Telangana, urban planning, residential zone, manufacturing zone, conservation zone, Master Plan MDP-2031, HMDA Act 2008, government notification Geo Tags: India, Telangana District: Ranga Reddy, Medchal-Malkajgiri