PART I EXTRAORDINARY

MUNICIPAL ADMINISTRATION & URBAN DEVELOPMENT DEPARTMENT(M)

MA&UD Dept. – Draft Common Zoning Regulations – Inviting Objections and

Suggestions – Issued- Reg.

_____________________________________________________________

[Memo.No.2927968/M2/2025,

Municipal

Administration

Urban

Development (M) Department, 26^th September, 2025]

APPENDIX

NOTIFICATION

In exercise of the powers conferred by section 44 (1) of the Andhra

Pradesh (Andhra Area) Town Planning Act,1920; section 16 read with section

10(ii) of AP Capital Region Development Authority Act, 2014 and section 118

read with section 5(5)(b) of the Andhra Pradesh Metropolitan Region and Urban

Development Authorities Act, 2016, the following draft Common Zoning

Regulations are hereby published.

Notice is hereby given that the draft will be taken into consideration after

expiry of Fifteen (15) days from the date of publication of the notification in the

Andhra Pradesh Gazette and that any objections or suggestions which may be

received from any person with respect to these before the expiry of said period

will be considered by the Government of Andhra Pradesh. Objections or

suggestions should be addressed to the Director of Town and Country Planning,

A.P.,

Mangalagiri

Municipal

Administration

and

Urban

Development

Department, Andhra Pradesh Secretariat, Velagapudi.

S.SURESH KUMAR

PRINCIPAL SECRETARY TO GOVERNMENT

Registered No. HSE-49/2016

No.665

AMARAVATI, FRIDAY, SEPTEMBER 26, 2025

G.601

NOTIFICATIONS BY GOVERNMENT

--x--

I. INTRODUCTION

Zoning Regulations

A Master plan or Development Plan or General Town Planning (GTP) Scheme is a

general plan for the future development of a city / any settlement showing both, the

existing and proposed streets or roads, open spaces, public buildings, residential,

commercial areas etc. and shows various land use zones intended for development.

Master Plan is a statutory document prepared under the provisions and procedures

prescribed under the relevant Acts appended with the Zoning Regulations is the legal

instrument for implementing the land use policy as proposed in the Master Plan.

Zoning Regulations contain a set of guidelines with regard to the permissibility of the

right use and the correct location of each zone duly prohibiting the conflicting uses

in order to achieve the objective of the Master Plan for orderly development of a

given settlement.

Zoning is a planning control tool for regulating the built environment and creating

functional real estate markets. It does so by dividing land that comprises the

statutory area of a ULB into different zones, permitting particular land use on specific

sites to shape the layout of towns and cities and enable various types of

development. It determines the location, size, and use of buildings and decides the

density of city blocks.

Need of the Zoning Regulations:

The Master Plans for various urban settlements along their vicinity areas have been

prepared at different times for the past several years in the State. Zoning

Regulations along with the Master Plans are also issued. It has been observed that

some of the Land Use Zone Categories of the Master Plans have been shown

differently in each of the Master Plans without following a uniform pattern. Due to

this, there are different set of zoning regulations for different Master Plans creating

complexity in understanding its applicability. This has led to difficulty among the

general public, License Technical Personnel and also among the implementing

agencies. Presently, the building permissions are issued through the Online Building

Permission System (OBPS) on a single platform in the State. Therefore, it is difficult

to customize all zoning regulations on a single platform. Hence, there is an

immediate need to develop common zoning regulations for the entire State and this

will help to avoid manual interpretation and intervention in the application of the

zoning regulations.

Zoning regulations from other states were also reviewed in the process of preparing

Zoning regulations. States like Odisha, Uttar Pradesh, Maharashtra, Punjab,

Karnataka, Telangana, and Tamil Nadu were taken as basis to prepare negative list

of land uses.

II. Rationalisation of Land Use Categories of master plans

A systematic approach has been followed to rationalize the land uses of Master

Plans which include-

(a) Comprehensive assessment to understand the commonalities of zones of

each Master Plan already approved.

(b) Review of existing land use zones of other metro cities Master /

Development Plans.

(d) Consultations with town planning experts and officials of line departments.

After rationalising the land uses, the following 9 Land Use Zones are proposed

for the Master Plan area.

Land Use Categories of Master Plan:

The categories of land uses proposed in the Master Plan are as follows:

LAND USE ZONES PROPOSED IN MASTER PLAN

S.No

Land Use Zone Category

Remarks

Residential Use Zone

(R)

All Sub-uses are included

Commercial Use Zone

(C)

Public and Semi Public Use

(PS)

All Sub-uses are included

Industrial Use Zone

(I)

a) Work Centre Zone (Green

and White category Industries)

b) Red and Orange category

Industries

Recreational Use Zone

( RE)

Transportation Use Zone

(T)

All Sub-uses are included

Mixed Use Zone

(M)

Agriculture Use Zone

(A)

III. Short Title, Scope, Extent & Commencement

3.1 Title

These Regulations shall be called the “Common Zoning Regulations –

2025” of Andhra Pradesh prepared under the provisions of relevant Acts in

the State of Andhra Pradesh (herein after referred to as "Common Zoning

Regulations-2025").

3.2 Scope of the Common Zoning Regulations

The scope of these "Common Zoning Regulations" shall be limited to defining

Land Use Zones and the activities permissible in each land use zone depicted

in the Proposed Land Use Plan forming part of the Master Plans. Other

aspects of development will be governed by relevant Building Rules, Layout

Rules etc. issued by the Government from time. Competent Authorities under

such regulations shall ensure that the developments permitted by them are in

conformity with these Zoning Regulations and building rules in force.

3.3 Applicability and Jurisdiction of the Common Zoning

Regulations

a. These Common Zoning Regulations will supersede all the existing Zoning

Regulations relating to all Master Plans/ZDP/GTP except capital City.

b. No development activity like layout, land pooling scheme, building activity or

use of any land shall be permitted unless these are in conformity with the

Master Plan land use, circulation network and the zoning of the uses and

activities as given in this section and the building site requirements as given

in these regulations.

c. These regulations however will not prohibit the continuance of existing uses

of lands and buildings that have been lawfully established and have a valid

Development Restricted Zones

a) Special Area Use Zone

(SA)

Includes

Heritage

Buildings

identified

under

NMA

Act,

Archaeological sites of historical

importance

and

Precincts,

Defence / Military lands etc.

b) Protected Use Zone (Green,

Blue, Hills and Forest)

(PR)

includes

Water

Bodies

(Rivers, Nalas, Reservoirs and

Kuntas), Eco Sensitive Areas

and CRZ areas)

development permission obtained from the competent authorities as required

under the prevailing statutory provisions and these Zoning and Development

Promotion regulations, provided that no expansion of the existing non-

conforming use or activity shall be permissible provided such conformed use

is dangerous to life.

d. All the layouts approved by the competent authorities as required under the

prevailing statutory provisions or plots / layouts regularized by prior to these

regulations and change of land use affected by government in the immediate

preceding notified Master Plan from time to time shall continue to prevail

irrespective of the land use zone proposed in the Master Plan.

3.4 Date of Commencement

These regulations shall come into force on such date as notified by the

Government. The implementation and enforcement of the Master Plan shall

be in accordance with the Common Zoning Regulations herein prescribed.

Wherever any land use other than proposed uses is existed, clubbed with the

relevant categories for implementation purpose till the revision of Master

plans is taken up.

IV. DEFINITIONS

In these regulations, unless the context otherwise requires, the definition given

as under shall have the meaning indicated against each term. Words and

expressions not defined in these regulations shall have the same meaning or

sense as in the Andhra Pradesh Town Planning Act, 1920, Andhra Pradesh

Municipalities Act 1965, Andhra Pradesh Municipal Corporations Act, 1994,

Andhra Pradesh Capital Region Development Authority Act, 2014, Andhra

Pradesh Metropolitan Region and Urban Development Authorities Act, 2016,

Andhra Pradesh Building Rules 2017, AP Layout Rules 2017 as amended from

time to time as defined in the National Building Code as the case may be, unless

the context otherwise requires. All amendments / modifications made in the

aforesaid regulations shall automatically stand deemed to have been included as

part of these rules.

“Accessory Use” means any use of the premises subordinate to the

principal use and customarily incidental to the principal use.

“Act” means the Andhra Pradesh Town Planning Act, 1920, Andhra Pradesh

Capital Region Development Authority Act, 2014 and Andhra Pradesh

Metropolitan Region and Urban Development Authorities Act, 2016.

“Amenities” includes club house, convention halls, educational, commercial

facilities, crèche, gymnasium, convenient shopping etc.,

“Appeal” Appeal against interpretation and decision of ULBs and

UDAs lies with the DT&CP. Appeal against interpretation and

decision of DTCP lies with the Government.

“Buffer area” means

(a) an area of land separating adjacent land uses that is managed for the

purpose of mitigating impacts of one use on the other.

(b) an area within which sensitive uses are either restricted or prohibited.

elements. Buffer element is a natural or artificial feature that mitigates

an adverse impact; a buffer may include open ground, a vegetation

buffer and or acoustic barrier.

“Building” means a structure constructed with any materials whatsoever for

any purpose, whether used for human habitation or not and includes-

(a) Foundation, Plinth, Walls, Floors, Chimneys, Plumbing and Building

services, Fixed Platforms etc.

(b) Verandahs, Balconies, Cornices, Projections etc.

(d) Any wall enclosing or intended to enclose any land or space, sign and

outdoor display structures etc.

(e) Tanks constructed or fixed for storage of chemicals or chemicals in liquid

form and for storage of water, effluent, swimming pool, ponds etc.

(f) All types of buildings defined below shall be considered to be ‘buildings’

except tents, shamianas and tarpaulin shelters erected temporarily for

temporary purposes and ceremonial occasions.

(i)

“Assembly Building” means a building or part thereof where

groups of people congregate or gather for amusement, recreation,

social, religious, patriotic, civil, travel and similar purposes and

includes buildings of drama and cinema theatres, city halls, town

halls, auditoria, exhibition halls, museums, marriage hall, skating

rings, gymnasia, stadia, restaurants, eating or boarding houses,

place of worship, dance halls, clubs, gymkhanas, road, air, sea or

other public transportation stations and recreation piers.

(ii)

“Business Building" means any building or part thereof used for

transaction of record therefore, offices, banks, all professional

establishments, court houses classified as business buildings if their

principal function is transaction of business and/or keeping of books

and records.

(iii)

"Detached Building" means a building with walls and roofs

independent of any other building and with open spaces on all sides

within the same plot.

(iv)

“Semi-Detached Building” means a building having one or more

side attached with wall and roof with other building.

(v)

“Row House” means a row of houses on adjacent plot with a

common wall with only front, rear and/or interior open spaces. The

house at the end of the row shall however have side open space as

prescribed.

(vi)

"Educational Building" means a building exclusively used for a

school or college, recognized by the appropriate Board or University,

or any other Competent Authority involving assembly for instruction,

education or recreation incidental to educational use, and including a

building for such other user’s incidental thereto such as a library or a

research institution. It shall also include quarters for essential staff

required to reside in the premises, and a building used as a hostel

captive to an educational institution whether situated in its campus or

not.

(vii)

"Hazardous Building" means a building or part thereof used for-

(1) Storage, handling, manufacture or processing or radioactive

substances or of highly combustible or explosive materials or

products which are liable to burn with extreme rapidity and/or

producing poisonous fumes.

(2) Storage, handling, manufacture or processing of which involves

highly corrosive, toxic obnoxious alkalis, acids, or another liquids,

gases or chemicals producing flame, fumes, and explosive mixtures

or which result in division of matter into fine particles capable of

spontaneous ignition.

(viii)

"Heritage Building" means a building possessing architectural,

aesthetic, historic or cultural values which is declared as heritage

building by the concerned department/notified by the competent

Authority.

(ix)

"Heritage Precinct" means an area comprising heritage building or

buildings and precincts thereof or related places.

(x)

"High-rise building” means a building with 24 meters and above

(including stilt floor) in height for residential category. However

Chimneys, cooling towers, Boiler rooms/Lift machine rooms, Cold

storage and non-working areas in case of industrial buildings and

water tanks and architectural features in respect of other buildings

may be permitted as a non-high-rise building.

(xi)

“Industrial Building” means a building or part thereof wherein

products or, material are fabricated, assembled or processed, such as

assembly plants, laboratories, power plants, refineries, gas plants,

mills, dairies and factories etc. The definition of category of the

industry is defined as per the White, Blue, Green, Orange and Red

Category industries as per the classification of industries prescribed by

the Central Pollution Control Board (CPCB) from time to time.

a. Standalone Industry: A standalone industry generally refers

to an independent industrial unit that operates on its own,

without being part of a cluster, park, or group of industries. It

is typically established outside designated industrial estates,

SEZs, or clusters, and has its own infrastructure and facilities.

b. Flatted Industry: A flatted factory complex is a multistore

industrial building, that is divided into smaller units for separate

use-by various businesses for manufacturing, assembly and

storage and located in an area of more than 0.5 ac.

(xii)

"Institutional

Building”

means

building

constructed

Government,

Semi-Government

organizations,

public

sector

undertakings, registered Charitable Trusts for their public activities,

such as education, medical, recreational and cultural , hostel for

working women or men or for an auditorium or complex for cultural

and allied activities or for an hospice, care of orphans, abandoned

women, children and infants, convalescents, destitute or aged

persons and for penal or correctional detention with restricted

liberty of the inmates ordinarily providing sleeping accommodation,

and includes dharamshalas, hospitals, sanatoria, custodian and penal

institutions such as jails, prisons, mental hospitals, houses of

correction, detention and reformatories building constructed for the

promotion of Tourism such as, starred hotels, clubs, golf course, sport

stadium and all activities of Tourist Unit as may be declared by

Government from time to time.

(xiii)

"Mercantile/Commercial Building" means a building or part

thereof used as shops, stores or markets, for display and sale of

wholesale or retail goods or merchandise, including office, storage and

service facilities incidental thereto located in the same building.

(xiv)

"Office Building" (premises), means a building or premises or part

thereof whose sole or principal use is for an office or for office

purposes or clerical work. Office purposes include the purpose of

administration, clerical work, handling money, telephone, telegraph

and computer operation; and clerical work includes writing, book-

keeping, sorting papers typing, filing, duplicating, punching cards or

tapes, machines calculations, drawing of matter for publication and

editorial preparation of matter of publication.

(xv)

"Public Building" means a building constructed by Government,

Semi government organizations, public sector undertakings, registered

Charitable Trust or such other organizations for their non-profitable

public activities.

(xvi)

"Residential Building" means a building in which sleeping

accommodation is provided for normal residential purposes, with or

without cooking or dining facilities, and includes one or more family

dwellings, lodging or boarding houses, hostels, dormitories, apartment

houses, flats.

(xvii)

"Storage Building" means a building or part thereof used primarily

for storage or shelter of goods, merchandise and includes a building

used as a warehouse, cold storage freight depot, transit shed, store

house, public garage, hanger, truck terminal grain elevator, barn and

stable.

(xviii)

"Unsafe Building" means a building which,

(a) is structurally unsafe,

(b) is insanitary,

(d) constitutes a fire hazard,

(e) is dangerous to human life,

(f) in relation to its existing use constitutes a hazard to safety or

health or public welfare by reasons of inadequate maintenance,

dilapidation or abandonment and as declared by the competent

authority /sanctioning authority.

(xix)

"Wholesale establishment" means an establishment wholly or

partly engaged in wholesale trade and manufactures wholesale

outlets,

including

storage

facilities,

warehouses

and

establishments engaged in truck transport, including truck transport

booking warehouses.

“Convenient shopping” means premises used for a group of shops

comprising those dealing with day to day requirements, as distinguished from

wholesale trade or shopping. It includes-

(a) Bicycle hire and repair shops,

(b) Books and stationery shops or stores,

(d) Florists,

(e) Food-grains or ration shops, each with carpet area not exceeding 50 Sq.

(f) Groceries, confectioneries, and general provision shops, each with a

carpet area not exceeding 50 sq. m,

(g) Hair dressing saloons and beauty parlors,

(h) Medical and dental practitioner’s dispensaries or clinics, pathological or

diagnostic clinics and pharmacies, each with a carpet area not exceeding

50 sq. m,

(i) Milk and milk products shops,

(j) Newspaper, magazine stalls and circulating libraries,

(k) Plumbers, electricians, radio, television and video equipment repair shops

and audio/video libraries,

(l) Restaurants and eating houses each with a carpet area not exceeding 50

sq. m,

(m) Shoes and sports shops each with a carpet area not exceeding 75 sq. m,

(n) Shop for collecting and distribution of clothes and other materials for

cleaning and dyeing establishments,

(o) Shops dealing in ladies ornaments such as bangles, fancy and gift items

etc.,

(p) Shops selling bakery products,

(q) Tailor or darner shops,

(r) Vegetable and fruits shops.

The above list is not exhausted and competent authority can allow

convenient shopping based on the prevailing market conditions with a

minimum plinth area restricted to 50 sq.mt.

"Developer" means,

(a) a person who constructs or causes to be constructed an independent

building or a building consisting of apartments, or converts an existing

building or a part thereof into apartments, for the purpose of selling all or

some of the apartments to other persons and includes his assignees; or

(b) a person who develops land into a project, whether or not the person

also constructs structures on any of the plots, for the purpose of selling

to other persons all or some of the plots in the said project, whether with

or without structures thereon; or

(1) buildings or apartments, as the case may be, constructed by such

authority or body on lands owned by them or placed at their

disposal by the Government, or

(2) plots owned by such authority or body or placed at their disposal by

the Government, for the purpose of selling all or some of the

apartments or plots; or

(d) an apex State level co-operative housing finance society and a primary

co-operative housing society which constructs apartments or buildings for

its members or in respect of the allottees of such apartments or

buildings; or

(e) any other person who acts himself as a builder, coloniser, contractor,

promoter, estate developer or by any other name or claims to be acting

as the holder of a power of attorney from the owner of the land on which

the building or apartment is constructed or plot is developed for sale; or

(f) such other person who constructs any building or apartment for sale to

the general public.

Explanation.— For the purposes of this clause, where the person who

constructs or converts a building into apartments or develops a plot for sale

and the persons who sells apartments or plots are different persons, both of

them shall be deemed to be the promoters and shall be jointly liable as such

for the functions and responsibilities specified in these rules;

“Development” means development with its grammatical variations 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 re-

development and layout for sub-division of any land, and “to develop” shall be

construed accordingly.

“Drain” means a system or a line of pipes, with their fittings and accessories

such as manholes, inspection chambers, traps gullies, floor traps used for

drainage of building or yards appurtenant to the buildings within the same

cartilage. A drain includes an open channel for conveying surface water or a

system for the removal of any liquid.

“Dwelling” means a building or a portion there of which is designed or used

wholly or principally for residential purposes. This shall not include boarding

or rooming houses, tents, tourist camps, hotels for other structures designed

or used primarily for transient residents.

“Dwelling Unit” means a shelter consisting of residential accommodation for

one family. It is an independent housing unit with separate facilities for living,

cooking and sanitary requirements.

“Enforcement Authority” means the Vice Chairman of the UDAs, Municipal

Commissioners of the ULBs and Panchayat Secretaries of the respective Gram

Panchayats;

“Existing Building” means use of a building or a structure existing

authorized before the commencement of these Regulations.

“Existing Use” means use of a building or a structure existing authorized

before the commencement of these Regulations.

“Floor” means the lower surface in a storey on which one normally walks in

a building, and does not include a Mezzanine Floor. The floor at ground level

with a direct access to a street or open space shall be called the Ground

Floor; the floor above it shall be termed as Floor 1, with the next higher floor

being termed as Floor 2, and so on upwards. Similarly the floors below

ground levels shall be termed as Basement Floor 1, Basement Floor 2 with

number decreasing downwards.

“Land” includes benefits to arise out of land, things attached to the earth or

permanently fastened to anything attached to the earth.

“Land Use” means the principal use of land for which a plot of land or

building thereon is used or intended to be used. For the purpose of

classification of a plot according to the land uses, a land use shall deem to

include subsidiary land uses which are contingent upon it.

“Licensed/Town Planner/Architect/Engineer/Structural Engineer/

Supervisor” means a qualified Town Planner, Architect, Engineer, Structural

Engineer, Supervisor who has been licensed by the Competent Authority

under relevant rules and also called as Licensed Technical Personnel.

“Neighborhood Centre and Civic Centre” means Neighborhood Centre

and Civic Center shall include following activities such as sectoral shopping

center, market, office building, cinema, small hospital/Nursing Home (20

beds), playground, swimming pool, Town hall, open air theatre, civic and

cultural facilities, library, higher secondary school, parking plots, public utility

and service building such as post office, fire station, police station, religious

building and building of public uses.

“Non-conforming Building or Use” means a building, structure or use of

land existing at the time of commencement of these regulations and which

does not conform to the regulations pertaining to the zone in which it is

situated.

“Occupancy or Use” means the principal occupancy or use for which a

building or a part of it is used or intended to be used, including contingent

subsidiary occupancies; mixed occupancy building being those in which more

than one occupancy are present in different portions of the building.

“Open Space” means an area, forming an integral part of the site left open

to the sky and includes area left for community purposes.

“Owner” means the person who receives the rent for the use of the land or

building or would be entitled to do so if they were let.

NOTE: The term Owner is synonymous with the term ‘applicant’.

(a) An agency or trustee who receives such rent on behalf of the owner,

(b) A receiver, executor or administrator or manager appointed by any court

of competent jurisdiction to have the charge of or to exercise the right of

the owner,

concerned with any building devoted to religious or charitable purposes,

(d) A mortgage of a lease holder so empowered.

“Parking Space” means an area enclosed or unenclosed, covered or open,

sufficient in size to park vehicles, together with a drive way connecting the

parking space with a street or alley and permitting ingress and egress of the

vehicles.

“Permanent Open Air Space” means air space permanently open--

(a) If it is a street,

(b) If its freedom from encroachment is protected by any low or contract

ensuring that the ground below it is either a street or is permanently and

irrevocably appropriated as an open space.

any space occupied by an existing structure may, if it is ultimately to

become a permanently open air space, be treated as if it were already

such a place.

“Plot” means a portion of land held in single or joint ownership enclosed by

definite boundaries other than the land used, allotted, earmarked or set apart

for any street, lane, passage, pathway, conservancy lane or for any other

public purpose.

“Road/Street” means any highway, street, lane, pathway, alley,

stairway, passageway, carriageway, footway, square place or bridge,

whether a thoroughfare or not, over which the public have a right of

passage or access or have passed and had access uninterruptedly for a

specified period, whether existing or proposed in any scheme, and

includes all bunds channels, ditches, storm-water drains, culverts,

sidewalks, traffic islands, road-side trees and, hedges retaining walls,

fences, barriers and railings within the street lines.

“Road/Street-Level or Grade” means the officially established elevation or

grade of the centre line of the street upon which a plot fronts, and if there is

no officially established grade, the existing grade of the street at its mid-

point.

“Road/Street Line” means the line defining the side limits of a road/street.

“Service-Road” means a lane from a wider street provided at the front of a

plot for service purposes.

“Utility” means roads, streets, open spaces, parks, recreational grounds,

playgrounds, gardens, water supply, electric supply, street lighting, drainage,

sewerage, public works and other utilities, communication network, services

and convenience.

“Village Settlement or Grama Khantam or Agraharam or Abadi”

means all lands that have been included as Agraharam/Abadi by the

Government/ Collector within the site of village and includes existing village

hamlets.

"Warehouse" or “Godown" means a building, the whole or a substantial

part of which is used or intended to be used for the storage of goods whether

for storing or for sale or for any similar purpose. It is neither a domestic nor a

public building, nor merely a shop if so used not a store attached to and used

for the proper functioning of a shop.

"Water Course" means a natural channel or an artificial channel formed by

draining or diversion of a natural channel meant for carrying storm and waste

water.

"Width of a Street / Road” means the clear average width of the existing

carriage way and footpaths only on which the building or plot line abuts. The

average width shall be computed by taking length of street between two

extreme points on building unit abutting the street at right angles to the

direction of such streets excluding the steps projections, forecourts, open

areas of other spaces in front of the building erected or intended to be

erected. However in case where a regular line of street is prescribed by the

Competent Authority, such width shall be considered for the purpose of

computing building height. And when applied to a new road/street the road

width means the whole extent of space within the boundaries of a road as

laid down in the City Survey or development plan or prescribed road lines by

any Act or land and measured at right angles to the course or intended

course of direction of such road “Zonal Development Plan” means a plan

detailing out the proposals of Master Plan/Development Plan prepared under

the provisions of the Act.

V. Land Use Zones – Allowable and Prohibited Activities

1. Residential Use Zone

In the Residential Zone, buildings or premises shall be normally permitted only

for the following purposes and accessory uses.

S.No

Allowable Activities

Uses/Activities Prohibited

1.1

All residential buildings, Apartments/

Group Housing, Group Development

Schemes,

Shop

cum

residences,

Residential Township

 Blue, Green, Orange and

Red Category industries as

per

the

classification

prescribed by the Pollution

Control Board and as per

the notification issued by

PCCB from time to time.

 Bar and pubs, banquet

halls, lodges, SPA

 Petrol/Gas/Diesel/Bio-

Diesel filing stations with

service stations

 IT parks, manufacture of

computer hardware

 Degree

colleges/

Engineering/

Medical/

Polytechnic/ Trade school/

Other

higher

order

institutions

 Family

entertainment

centers

Cultural

associations/

Cinema

theatres/multiplexes/Malls

 Bio-informatic centers

 Large

scale

commercial

establishments.

 Hospitals / Health facilities

1.2

Hostels, Boarding House

1.3

Community

Halls/Auditorium

(Constructed

the

Government

Agencies), Night Shelter, Dormitory,

Dharmashala, homes for senior citizens,

orphanages,

physically

challenged/

disabled/ handicapped people, Clubs,

Cultural and Philanthropic associations

of non-commercial nature Community

centre without commercial activity

1.4

Guest houses, Home Stays or Paid

Guest

houses,

Service

Apartment,

Bachelor

quarters,

Staff

Quarters,

Security guard accommodation

1.5

Post-offices,

Police

stations,

Fire

stations, Individual Professional Offices,

Electric sub-stations, Community toilets/

Public toilets, Disaster Risk resilience

center, Government/ Semi Government/

Local body offices

1.6

Professional establishments exclusively

in a single building or mixed with

allowable uses

1.7

Playgrounds and Play fields, Libraries,

Gardens, Parks, Tot-lots, Exhibition and

art gallery, Plant nurseries, Beauty

parlour/Saloon,

Aerobic

Centre,

Gymnasium,

Swimming

pool,

Yoga

centres / health clinics, Games facilities

Indoor and Outdoor

with more than 20 beds.

 Hospitals

treating

contagious diseases

 Veterinary hospitals

 Outdoor games stadium

 Warehousing, cold storage

godowns

perishables,

hazardous,

inflammable

goods, wholesale mandis,

junk yards

 Weigh bridges Workshops

for buses, trucks etc.,

 Truck terminals and Bus

terminals

 Slaughter houses

 Water treatment plant

 Dairy farms, Poultry farms,

Animal, and bird farms,

fish

farms,

Pisciculture,

Hatcheries,

Piggeries,

cattle fair grounds

 Timber

storage,

Cold

storages

and

ripening

chambers, Weigh bridges,

Gas Godowns

 Newspaper

offices

with

printing press, Oil rotaries,

printing

press

not

exceeding 20 HPEM

 Broadcasting,

telecasting

and

telecommunication

stations

 Ready mix plants

 Loading

and

unloading

spaces

 Commercial entertainment

of a transient nature like

circus

 Goods and logistic hubs

1.8

Tiffin

centres/Restaurants/Food

Courts/Curry

point,

Bakeries/Cafes/

Canteen/Juice centres

1.9

Play Schools, Nursery School, Primary

School, High school, Junior colleges

1.10

Banks/ATM,

Departmental

stores,

Internet

café

centres,

enabled

services

independent

plots,

Electronic

printing

press,

Computer

software units

1.11

Three

wheeler

stands,

Bus

stops,

Vehicle parking including multilevel car

parking

1.12

Cell/Mobile Towers

1.13

Weekly markets

1.14

Religious premises (Temples, Mosques,

Churches and other religious buildings

etc)

1.15

Kalyanamandapam/Function Hall

1.16

Poly

Clinic/Dispensary/

Medical

shops/First

Aid

centers/

Nursing

homes/health

facilities

including

Ayurvedic,

Unani,

Physiotherapy,

Homeopathy

Diagnositic Centers

1.17

Petrol filling stations without service

stations

1.18

Retail Gas outlets/LPG, RO Water Plants

1.19

Battery Recharge stations

1.20

All uses other than the mentioned under

prohibited list are allowed in residential

use.

 Automobile service stations

 Ice and freezing plants with

power.

 Defence use, research and

development centers

 Burial grounds, cemeteries

and crematoria

 Workshops

for

servicing

and repairs.

 Camping grounds

 Container Terminal

 Pre-cast cement industries,

Ready mix concrete plants

2. Commercial Use Zone

S.No.

Allowable Activities

Uses/Activities

Prohibited

2.1

All uses permissible in residential uses are

permissible

 Blue,

Orange,

Red

Category Industries

 Quarrying of gravel,

sand, clay and stone

crushers

 Slaughter-houses

 Poultry farms, Animal,

and bird farms, fish

farms,

Pisciculture,

Hatcheries, Piggeries,

cattle fair grounds

 Burial

grounds,

cemeteries

and

crematoria

 Storage of perishable

and

inflammable

commodities.

2.2

Restaurants & Bar/Canteen/Eating houses,

Hotels, Banquet halls, Lodges,

SPA

2.3

Educational institutions

2.4

Offices, Banks, Financial institutions, Stock

exchanges, Hostels

2.5

Family entertainment centres

2.6

Hospitals, Bio-informatics centres

2.7

Public utility buildings, Government offices

research and social services institutions,

Govt./Semi-Govt/Local Body Offices

2.8

Petrol/Gas/Diesel/Bio-Diesel filing stations

with service stations

Weigh bridges

2.9

Parks,

Manufacture

computer

hardware

2.10

Service

industries

not

involving

manufacture.

Clean industries and not exceeding 20

HPEM, Automobile service stations, Auto

mobile showrooms, and workshops with

installation not exceeding 50 HP

2.11

Taxi

and

scooter

stands,

Transport

terminals

viz.

Bus

bays/local

bus

stands/Bus terminals and Depots / Railway

/ Metro / BRTS Stations/Yards

Truck Parking

2.12

Cinema Theatres/Miniplex/Multiplex Such

uses for public gathering

2.13

Large scale commercial establishments

Wholesale shops, Retail Shops, Auction

Market,

Professional

business

establishments

2.14

Malls, Hospitality including Hotels, Motels,

Holiday Resorts

2.15

Film and allied Production Activities

Film and Video Shooting Sites, Film Studios

on Land not less than 2.5 ha with studio

and other related facilities

2.16

Convention Centres

2.17

Kalyanamandapam/Function hall

2.18

Warehouses and other uses connected

with

storage

wholesale

trade

commodities

Whole sale markets and Mandis, Fruit and

Vegetable markets, Meat and fish markets,

Cattle fair ground

2.19

Timber storage, Cold storages and ripening

chambers, Weigh bridges, Gas Godowns

2.20

Broadcasting,

telecasting

and

telecommunication stations

2.21

Private helipads subject to clearance by

Civil Aviation department

2.22

Newspaper offices with printing press

Oil rotaries, printing press not exceeding

20 HPEM

2.23

All uses other than the mentioned under

prohibited list are allowed in Commercial

use.

3. Industrial Use Zone:

3a. Work Center Zones (White, Green, Blue)

S.No.

Allowable Activities

Uses/Activities

Prohibited

3a.1

All types White and Green categories

Industries (as per Andhra Pradesh

Pollution Control Board (APPCB) /

Central Pollution Control Board (CPCB)

categorisation)

 Residential use other

than staff quarters.

 Poultry farms, Animal,

and bird farms, fish

farms,

Pisciculture,

Hatcheries, Piggeries.

 Resorts

 Malls and Multiplexes

 Social

and

cultural

institutions

 Burial

grounds,

cemeteries

and

crematoria

3a.2

Wholesale business establishments,

Ware-housing & storage,

Newspaper offices with printing press

3a.3

Petrol filling stations with garages and

service stations

3a.4

Ready mix plants, stone crushers

3a.5

Parks and play grounds, Sports and

recreation uses

3a.6

Public utility buildings

3a.7

Restaurants

3a.8

Transport terminals for goods and

passengers, Junk yards, Taxi stands

Stock yards

3a.9

Residential buildings for staff, Shops,

Watch

and

Ward

staff

quarters

incidental to main use

3a.10

Loading and unloading spaces

3a.11

Commercial

entertainment

transient nature like circus

3a.12

Hospitals, Nursing homes, Dispensary

3a.13

Technical

and

research

institutions/engineering colleges

3a.14

Sewage farms, Public utilities like

garbage and sewage disposal municipal

and Government offices

3a.15

Goods and Logistic Hubs

3a.16

All uses that are permissible under

Traffic & Transportation use

3a.17

Microwave towers, Power plants

3a.18

Parking lot (including multi-level), Bus

and truck terminals

3a.19

Dairy

3a.20

Slaughter house and meat processing

unit

3a.21

Automobile Service station

3a.22

Ice and freezing plants with power

3a.23

Gas Godowns

3a.24

In case of White and Green: Incidental

to main use, staff quarters, hostels,

and dormitories are allowed

3a.25

All uses other than the mentioned

under prohibited list are allowed in

Industrial use.

3b. Orange and Red Industrial Zone

S.No.

Allowable Activities

Uses/Activities

Prohibited

3b.1

All types of industries mentioned under

Red and Orange categories Industries

as prescribed by CPCB/APPCB.

 All type of Residential,

Commercial,

Public

and

Semi

Public

Activity

3b.2

All other usage permissible from 3.3a.2

to 3.3a.24 are permissible

3b.3

Incidental to main use, staff quarters,

hostels, and dormitories are allowed

subject to the condition of maintaining

green buffer as mentioned by the

CPCB/APPCB.

Quarrying of clay and stone quarrying

of gravel

Truck Terminals

4. Public and Semi-Public Use Zone:

S.No.

Allowable Activities

Uses/Activities

Prohibited

4.1

Local/State/Central

Government

offices and uses, Semi-Government,

Public undertaking offices and uses,

Uses

incidental

government

offices,

Radio

transmission

wireless

stations,

Municipal

community facilities, Public utilities

• Red and orange category

industries

• Heavy, extensive and

other

obnoxious,

hazardous Industries

• Slaughterhouses

• Junkyard

• Wholesale mandies

• Dairy and poultry farms

• Farmhouses

• Processing and sale of

farm products and uses

not

specifically

permitted herein

• Workshops for servicing

and repairs

• Residential

4.2

Defense

uses,

Research

Development centers

4.3

Libraries,

All

educational

and

medical institutions

4.4

All types of hospitals, Health/primary

centers

4.5

Social, welfare & cultural institutions

4.6

Religious buildings/centers, Religious

Welfare

Institutions

with

residential quarters

4.7

Art galleries, Monuments

4.8

Conference halls, Function halls,

Kalyana Mandapams, Auditoriums

4.9

Off-street parking

4.10

Burial

ground,

Cemeteries

crematoria

4.11

Sports stadium, Swimming pools,

Gardens, Parks, Playgrounds & other

recreational open spaces, Exhibitions

& fair grounds, Special recreational

areas, Picnic spots, Geological &

botanical

gardens,

Museums,

Aquarium,

Waterfronts,

National

parks, Open air theatres, Temporary

exhibitions,

Circus/fairs/festivals,

Welfare

centers,

Auditoriums,

Recreational clubs, Golf courses,

Race

courses/Go-karting/Racing

tracks, Shooting ranges, Amusement

theme

parks,

Stables,

Planetarium, Horticultural nurseries

4.12

Computer software units, IT enabled

services (plots ≥1000 sq.m)

4.13

Banks

4.14

Guest houses, Hostels

4.15

Water supply installations, Sewage

disposal works, Service stations, Jail,

Police station, Post office

4.16

Rail & Road terminus, Helipads,

Airports/Ports, Airport ancillary uses,

Railway

stations/yards,

Bus

terminals

depots,

Goods

terminals,

Parking

areas,

Truck

terminals, Railways – Passenger &

Freight terminals

4.17

Educational

Institutions

(Schools,

Colleges, Universities, Polytechnics),

Library, Research & Development

center

4.18

Petrol pumps, Petrol filling stations

with garages & service stations,

Weigh bridges

4.19

Residential plotted/group housing

for staff/employees (incidental to

main use), Retail shopping centers

4.20

Spastic

rehabilitation

centers,

Orphanages, Choultries, Old age

homes

4.21

Dobhi Ghat

4.22

Motor

garages,

Workshops

incidental amenities

4.23

Booking offices

4.24

Transmission

centers,

Wireless

stations,

Radio/TV

stations,

Telephone exchange

4.25

Observatory & weather offices

4.26

Warehousing

4.27

Public utility buildings

4.28

Any

use/activity

incidental

transport & communication uses,

Residential units for staff

4.29

Accessory

support

shopping

activity

4.30

Hotels,

Restaurants,

Way-side

amenities

4.31

Night shelters

4.32

All uses other than the mentioned

under prohibited list are allowed in

public and semi public use.

5. Recreational Use Zone:

S.No.

Allowable Activities

Uses/Activities

Prohibited

5.1

Regional parks, All other parks,

Playgrounds, Children traffic parks,

Specialized parks/ Maidans for multiuse

 Residential, Commercial,

Industrial,

public

and

semi public

 Any building or structure

which is not required for

open air recreation

5.2

Botanical/

Zoological

garden,

Bird

Sanctuary, Aerial Ropeway

5.3

All

recreational

activities/

resorts/

tourism activities/uses which will create

tourism promotion are permissible in

this zone subject to obtaining relevant

No objection certificates/ clearances

from

the

concerned/

respective

departments like irrigation department,

River conservation etc to encourage

tourism promotion.

Building and structures ancillary to uses

permitted in open spaces and parks

such as stand for vehicles on hire,

subject to the total ground coverage

not exceeding 2%, Camping grounds,

Open air cinemas, Commercials use of

transit nature like cinema, Caravans

parking spaces, Circus and other shows

 Dwelling units except for

watch and ward

 All permanent structures

except

structures

ancillary to main use as

stated in Col I

5.4

Holiday resorts having minimum plot

area of 10 acres with ground coverage

not exceeding 5%.

5.5

Film Studios/city having minimum plot

area of 10 acres, with ground coverage

not exceeding 10%

5.6

All uses other than the mentioned

under prohibited list are allowed in

Recreational use

6. Transportation Use Zone:

In the Traffic and Transport use zone, building or premises shall

normally be permitted only for the following purposes and accessory

uses:

S.NO.

Allowable Activities

Uses/Activities

Prohibited

6.1

Airport



Residential



Industrial

6.2

Auto Garages & Repair Shops and

facilities such as night shelters

6.3

Automobile Showrooms, Logistic Park /

Ware houses / CFS-Container Freight

Station

6.4

Bus Bays & Local Bus Stand, Bus

Terminus & Depot

6.5

Cold Storage

6.6

Container Terminal

6.7

Convention Centers, Exhibition Grounds

6.8

Electrical Substation, Fire Station /

Disaster risk resilience Centre, Fuel

Filling Station / Petrol / Gas / Diesel / Bio

Diesel

6.9

Garden, Parks

6.10

Helipad, Heliport

6.11

Hotels, Lodging / Guest Houses,

Restaurant / Canteen / Eating houses

6.12

Jetty along navigable water bodies,

rivers, canals, sea

6.13

Truck Parking, Multi-level Parking, Open

Parking/Taxi / Auto Rickshaw Stand

6.14

All Govt. Offices, Police Outpost & Police

/ Traffic Police Station, RTO

6.15

Piped Gas Control Station,

6.16

Railway / Metro / BRTS Station,

6.17

Retail trade and services including bank

branch

6.18

Second Hand Junk goods and Junk yards

6.19

Sewerage Treatment Plant, Solid Waste

Disposal and Treatment Sites / Landfills

6.20

Staff Quarters Incidental to main use

6.21

Trade Center

6.22

Market / Weekly Bazaar

6.23

All Commercial uses as incidental to

main use shall be permitted including

shopping

complex,

malls,

miniplex/multiplex etc. and same shall

be forwarded to DTCP provided that

separate parking space shall be provided

as per AP Buildings Rules along with

other conditions as per AP Building Rules

and its Amendments.

6.24

Growth Corridor Use Zone: This use

is applicable to only Metropolitan Cities

and

Metropolitan

regions,

All

uses

permissible in mixed use zones is

permissible in Growth Corridor use zone,

All uses permissible in Transport use

zone is permissible in Growth Corridor

use zone

7. Mixed Use Zone:

All activities permissible in Residential use, Commercial use, Public and Semi

Public, Transportation, Industries except red and orange are permissible in

mixed use zone. The road width for allowing the usage shall be as per the

building rules issued from time to time by the Government.

8. Agricultural Use Zone:

S.No.

Allowable Activities

Uses/Activities

Prohibited

8.1

All agricultural uses and Horticulture

uses

Diary

and

Cattle/Cow

Shed,

Gaushalas, Emu Farms, Stud Farms,

Cattle fairgrounds, Piggeries, poultry

farms, animal and bird farms, Fish farms,

Forestry, Pisciculture, Floriculture, Aqua

farms, Hatcheries, Veterinary hospitals

 Heavy,

extensive,

noxious,

obnoxious,

hazardous

and

extractive industries

 Any activity which is

creating nuisance and

is obnoxious in nature



For

notified

forest

lands,

only

afforestation

permitted.

8.2

Electric Sub-stations, Receiving stations,

Water tanks and reservoirs, Burial/

burning grounds or crematoria and brick

kilns, All types of brick/block industries,

Pre-cast cement industries, Ready mix

concrete plants

8.3

Residential

building/Farm-house

for

Agricultural activities subject to plinth

area not exceeding 5% of continuous

agricultural land holding up to G+1 floor

only. Farm House layouts is allowed and

separate guidelines shall be issued in

this regard by the competent authority

This is not applicable for the lands

intentionally sub-divided duly forming

new roads. minimum plot area i.e., 0.5

ac.

8.4

Installation of electric machinery of not

exceeding 15 HP may be allowed for the

uses mentioned above, Food processing

industries, Agro based industries, Sugar

mills, Jaggery mills, Ice industry, Mills for

grinding, hulling, etc. of cereals, pulses,

food grains, oil seeds and rice mills

provided the site has proper access and

installations do not exceed 50 H.P.

Service and repairs of farm machinery

and agriculture supplies, Wind mills,

Solar energy stations.

8.5

Petrol Pump and other fuel filling

stations

8.6

Storing and drying of fertilizers incidental

to the agricultural operations

8.7

Camping sites and other recreational

uses Parks and play grounds

8.8

Sewage farms and garbage dumps,

Water

treatment

plants,

Sewerage

Treatment Plant

8.9

Amusement parks such as Disney land

type, Eco-tourism activities, Toy trains,

Gardens/

Botanical

and

Geological

gardens,

Orchards,

Nurseries,

Golf

centers,

Race

course,

Race/Driving

testing tracks, Cultural buildings

8.10

Livestock rearing milk chilling centers

8.11

Cold storage/Ripening chambers, Ware

house,

Storage

and

sale

farm

products locally produced

8.12

Brick kilns, Concrete block

8.13

Filling stations, Weigh bridges and check

posts

8.14

Places of worship

8.15

Helipads

8.16

Mini power projects

8.17

Old age and orphanage hjomes, public

utilities such as solid waste landfills

8.18

Check posts and toll gates having access

to major roads

8.19

Truck terminals

8.20

Quarrying and removal of clay and stone

up to 3.0m depth and crushing

8.21

Petrol/Gas filling stations

8.22

Electrical/Battery recharge Stations

9. PROTECTED

AND

DEVELOPMENT

RESTRICTED

ZONE [DRZ]

9a. Special Area Zone:

S.No.

Allowable Activities

Uses/Activities

Prohibited

9a.1

Heritage Buildings/Monuments and

precincts, Archaeological Sites

 The Heritage Regulations issued by

the Government from time to time

shall be applicable

 Areas of historical and Archaeological

importance

having

historical

monuments

and

architecturally

important buildings, areas of scenic

value

 Residential

 Commercial

 Industrial

 As per defence manual



Mining and excavation

9a.2

Defence / Military Lands

 Defence/Military

Lands

are

lands

under occupation of the Defence

Services or otherwise earmarked for

defence services. These cannot be

put to other uses. The areas covered

Defense

lands

and

certain

adjoining areas as may be specifically

notified,

may

subjected

restrictions on constructions or on the

use of lands in the interest of safety

and security of the defense services

or the civil population living in the

contiguous areas. The restrictions as

stipulated in the Building Rules /

Government guidelines and modified

from time to time shall be followed

3.9b. Protected Use Zone [PR]

S.No.

Allowable Activities

Uses/Activities

Prohibited

9b.1

Protected Zone (Blue)

 Water

bodies

Zone

generally

indicates all existing water courses,

rivers, canals, lakes, tanks and

Kuntas

indicated

the

topographical sheets published by

the

Survey

India/Revenue

records/Irrigation

department/or

other competent authorities

 The boundary of the water bodies

relate to the Full tank Level as

indicated in relevant maps, covering

both perennial and non perennial

parts when such distinction exists. In

water Body Zone no construction is

permitted in the water-spread.

 The

only

exception

fishing,

boating, and picnics along the banks.

The only construction allowed is open



Residential



Commercial



Industrial



Public and Semi-Public



Transportation



Mining and Excavation

to sky jetties for boating, house

boats, platforms for fishing and rain

shelters’ and snack bars each not

exceeding 100 sq.m in area and

tourist amenities.

 Coastal Regulation Zones areas as

defined by MoEFCC.

 Necessary guidelines to be followed

for Eco‐sensitive zones Areas with

National

Parks

and

Wildlife/bird

Sanctuaries

9b.2

Protected Zone (Green)

 No development permission shall be

allowed

except

Agriculture,

Horticulture and forestry use

 Parks

 Botanical gardens

 Picnic spots

 Electrical sub stations

 Microwave

radar/cell

phones

tower/T.V. tower and station are

permitted in the zone.

10.

Special Regulations

The road width required for allowing the building shall be followed as per

the building rules issued from time to time by the Government.

ii.

The Authority may from time to time earmark sufficient areas in

residential zones, meant exclusively for Affordable housing as defined in

AP Building Rules for the economically weaker sections of the society.

iii.

To bring improvement in the environment, the Authority may issue special

regulations from time to time.

iv.

The requirement of parking shall be regulated accordingly to the

particular use to which the building or premises issued in accordance with

the standards specified.

Where it is proposed to have more than one activity in a particular

building, the space regulations that will govern the development shall be

based on the dominant activity in that building decided on the basis of the

percentage of builtup area used.

vi.

For economically weaker section Housing plots the special standards

related to Affordable Housing as specified in the AP Building Rules

amended from time to time shall be adhered to.

vii.

The White, Green and blue category Industries are permissible in the

agriculture land use zone duly collecting change of land use charges and

external development charges as fixed by the Government from time to

time.

viii.

The registration of Builder, Developer, Society, authorized Agency or body

and obtaining of license for Town Planner, Planning and Design

Consultancy, Architect, Landscape Architect, Civil Engineers, Structural

Engineers and Surveyors are made mandatory to practice.

ix.

Notwithstanding any of the rules, the UDA/ULB reserves the right to

impose any conditions/rules for the betterment of environment/ public

health & safety of the population.

The DCR/ZR does not barred from the various Statute/Act/Rules in force

of various competent authorities in public health safety point of view and

it has to followed by the various public/organizations etc.

xi.

The Sanctioning Authority shall retain the alignment of the Master Plan

road and if not feasible, he/she is authorized to suitably modify the

alignment with the prior approval of the Competent Authority within the

applicant site, but deletion of the road is not allowed.

xii.

Residential development shall be allowed in Agriculture zone, as part of

rural development and the area shall be limited to 4.0 hectares i.e., upto

10 acres and it is permitted without change of land use duly collecting

the conversion charges and external development charges as fixed by the

Government from time to time.

xiii.

All Educational Buildings and uses ancillary to the main use are allowed in

Agriculture use zone duly collecting the conversion Charges and external

development charges as fixed by the Government from time to time.

xiv.

Non-Residential buildings other than orange and red category Industries

are allowed in site area of 300 sq.mts & above and abutting to existing

and proposed 60’00” and above wide roads duly collecting impact fee and

change of land use charges as notified by the Government from time to

time.

This clause is not applicable for the land uses notified as recreational use

zone (Park/Open Space), hillock zone, protect zone, public utilities and

industrial zone.

S.SURESH KUMAR

PRINCIPAL SECRETARY TO GOVERNMENT