HADA, to make things simpler and safer for prospective landowners and builders in Shamshabad, has a Master Plan for the Hyderabad Airport Development Area, which clearly demarcates residential sectors, commercial areas and bio-conservation zones where residential structures are not allowed.

The plan strategy also includes a Transferable Development Right (TDR) mechanism that compensates for space in plots that are affected by Master Plan roads. Accordingly, the owner can go for the desired development either in the built-up area, where otherwise there is restriction on activity, or anywhere else in the HADA area that spreads over 458.86 square km, covering 73 revenue villages and 19 hamlets.

The Categories

The Master Plan demarcates the land into 10 categories

1. High Rise Promotion Zone (HRPZ).
2. Medium Rise Promotion Zone (MRPZ).
3. Low Rise Promotion Zone (LRPZ).
4. Institutional and Special Reservation Zone.
5. Work Centres.
6. Transportation Zone.
7. Recreational Zone.
8. Bio-conservation Zone.
9. Himayatsagar Afforestation.
10. the Special Reservation Zone,
(see map).

HRPZ and MRPZ are where all types of residential developments (row houses, cluster houses, corporate townships, apartment complexes etc) are allowed. Commercial activities, institutional activities, auditoriums, public utilities and facilities like gas godowns, hospitals, petrol pumps, banks, restaurants, cinema halls and small scare industries are also allowed here. While the height limit for HRPZ is 15 metres, or ground plus four (G+4), the same in MRPZ is 12 metres or G+3.

LRPZ is where detached houses along with corporate townships and all the other above-mentioned activities are allowed.

The Bio-conservation Zone, where only agriculture, tourism and recreational activities are allowed, permits usage of five percent of the site area and also admits temporary structures for the above said activities.

Educational and institutional activities are also allowed, but only with a minimum area of 10 acres and with a height of 6 metres or G+1.

The Afforestation Zone, which along with the Bio-Conservation Zone denotes areas falling under the catchment area of the Himayatsagar, can have only temporary picnic huts and no development activity is allowed, except for agriculture, and that too those without using fertilisers. Temporary structures are supposed to use only five percent of the built-up area of the site here. "Shamshabad, particularly its locales outside the Bio-Conservation Zone, is growing into a most-sought-after investment opportunity. The super fast-track Bangalore Highway (NH-7) is busier than ever these days," says Mr. Sastry, a dealer who has posted a couple of plots for sale on the Internet.

Master Plan demarcates areas into 10 categories

Residences allowed only in High, Medium and Low Rise Promotion Zones.

The Zones

Work Centres : Residential structures except for corporate townships (with a minimum area of 100 acres) are not allowed. Reserved for industrial setups, offices and public facility/utility establishments, at a height of 15 metres or G+4.

Institutional and Special Reservation zone : For airport related activities and establishments and with a permitted stature of G+4 in areas that do not come across the air funnel, i.e., the flying path of aircraft. Offices, colleges, corporate townships, shopping complexes and hospitals along with other special projects are also allowed.

Recreational Zone : Earmarked for theme parks, resorts, hotels, tourism-based activities and public utility/facility setups, all to stop at a maximum height of 10 metres. Permitted coverage is 10 percent of site area with the rest to left open.

Central Squares : Sixty percent of site area can be utilised for educational/medical facilities and residences too, with a height of 15 metres or G+4.