PART I EXTRAORDINARY

MUNICIPAL ADMINISTRATION AND URBAN DEVELOPMENT

DEPARTMENT(M)

Municipal Administration & Urban Development Department – Common Zoning

Regulations – Final Notification - Orders – Issued.

________________________________________________________________

[G.O.Ms.No.216 Municipal Administration & Urban Development (M)

Department, 22^nd October, 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 Common Zoning Regulations

are hereby published.

COMMON ZONING REGULATIONS - 2025

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

Registered No. HSE-49/2016

No.710

AMARAVATI, WEDNESDAY, OCTOBER 22, 2025

G.666

NOTIFICATIONS BY GOVERNMENT

--x--

implementing the land use policy as proposed in the Master Plan. Zoning

Regulations contains 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

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

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 to time.

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)

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)

It includes Water Bodies

(Rivers, Nalas, Reservoirs and

Kuntas), Eco Sensitive Areas

and CRZ areas)

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 related 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 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 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.

“Banquet Hall” means a premises or part thereof used or intended to be

used for hosting social, cultural, ceremonial, or corporate gatherings such

as weddings, receptions, parties, conferences, or similar events, where

food and beverages are served. Such premises may include ancillary

facilities such as kitchen, dining area, storage, and service areas, and may

be operated with or without catering services. The activity shall not

include lodging accommodation except as permitted in conjunction

with a hotel use.

“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.

buffer 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

people

congregate

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)

“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 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.

(xi)

"Institutional Building” means a building constructed by

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, star hotels, clubs, golf course, sport

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

Government from time to time.

(xii)

"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.

(xiii)

"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.

(xiv)

"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.

(xv)

"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.

(xvi)

"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.

(xvii)

"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

public

welfare

reasons

inadequate

maintenance, dilapidation or abandonment and as declared by

the competent authority /sanctioning authority.

(xviii)

"Wholesale establishment" means an establishment wholly or

partly engaged in wholesale trade and manufactures wholesale

outlets, including related 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 which does not exceed builtup area 75

sq.mts. It includes-

(a) Bicycle hire and repair shops,

(b) Books and stationery shops or stores,

(d) Florists,

(e) Food-grains or ration shops

(f) Groceries, confectioneries, and general provision shops

(g) Hair dressing saloons and beauty parlors,

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

or diagnostic clinics and pharmacies

(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

(m) Shoes and sports shops

(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.

Super Markets, hyper markets are not allowed on par with convenient

shopping.

"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

allottees of

(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.

“Group Development Scheme” is reckoned as development of buildings

for any use in a campus or site of 4000 sq.mt area or more and could be

gated community, row houses, semidetached houses, detached houses,

apartment blocks, [Commercial, Institutional, Industrial buildings] or high

rise buildings or mix or combination of the above with or without

customary sub-division of the land by way of individual plots.

“Group Housing/Apartment” Means a building having five or more

multiple dwelling units/apartments and common services on a given site

or plot of less than 4,000 sq.mts. in single or multiple blocks each building

containing two or more apartments or with total of five or more

units/apartments, without customary sub-division of land by way of

individual plots.

“Individual

Professional

Establishment”

means

office

workspace used by an individual professional such as a doctor, lawyer,

architect, engineer, chartered accountant or consultant, for carrying out

his or her professional practice in a part of a residential building without

changing its residential character.

“IT Park” means a premises or area developed and used exclusively or

predominantly

for

Information

Technology

(IT)

and

Information

Technology

Enabled

Services

(ITES)

activities,

including

software

development, data processing, call centres, back-office operations, digital

communication, and related research or design facilities. The premises

may include ancillary support facilities such as training centres, business

incubation spaces, cafeterias, convenience shops, banking counters, and

utility

services

necessary

for

the

functioning

the

IT/ITES

establishments.

“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.

“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 law or contract

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

and irrevocably appropriated as an open space.

building, 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.

“Professional Establishment” means an office or premises used by

professionals such as doctors, lawyers, architects, engineers, chartered

accountants, consultants, or similar persons engaged in providing

professional services in their respective fields. Such use shall be primarily

for consultancy or office purposes and shall not involve industrial,

commercial trading, or retail activities.

“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.

"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.

“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

the

Pollution Control Board

and

per

the

notification

issued

PCCB from time to time.

1.2

Hostels, Boarding House, lodges

1.3

Community

Halls/Auditorium

(Constructed by the Government

Agencies),

Night

Shelter,

Dormitory, Dharmashala, homes

for senior citizens, orphanages,

physically

challenged/

disabled/

handicapped

people,

Clubs,

Cultural

and

Philanthropic

associations

non-commercial

nature Community centre without

commercial activity



Bar and pubs, banquet

halls, 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/Mal



Bio-informatic centers



Large scale commercial

establishments.



Hospitals

Health

facilities 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



Dairy

farms,

Poultry

farms, Animal, and bird

farms,

fish

farms,

Pisciculture, Hatcheries,

Piggeries,

cattle

fair

grounds



Timber

storage,

Cold

storages

and

ripening

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, co-

working spaces

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

1.8

Tiffin

centres/Restaurants/Food

Courts/Curry

point,

Bakeries

(Capacity<1

LPD)

/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, IT 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

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



Goods and logistic hubs



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.



Container Terminal



Pre-cast

cement

industries,

Ready

mix

concrete plants



Quarrying

gravel,

sand, clay and stone

crushers



Wholesale markets



Sports Stadiums

1.13

Weekly markets

1.14

Religious premises (Temples,

Mosques, Churches and other

religious buildings etc)

1.15

Convenient shopping

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, Water Treatment Plants

1.19

Battery Recharge stations

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,

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

Pisciculture,

Hatcheries,

Piggeries, cattle fair

grounds



Burial

grounds,

cemeteries

and

crematoria



Storage

inflammable

commodities.

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

IT Parks, Manufacture of 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

facilities

2.16

Convention Centres

2.17

Kalyanamandapam/Function hall

2.18

Warehouses

and

other

uses

connected with storage of wholesale

trade in 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

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, Hotels, Function halls

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

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

Government offices, IT offices

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

prescribed

CPCB/APPCB.



All

type

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

the

condition

maintaining

green

buffer

mentioned by the CPCB/APPCB.

3b.4

Quarrying of clay and stone quarrying

of gravel

3b.5

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 to

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

4.2

Defense

uses,

Research

Development centers

• Farmhouses

• Processing and sale of

farm products and uses

not specifically permitted

herein

• Workshops for servicing

and repairs

• Residential

4.3

Libraries,

All

educational

and

medical institutions

4.4

All

types

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,

enabled services

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

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

5.2

Botanical/ Zoological garden, Bird

Sanctuary, Aerial Ropeway

structure which is not

required for open air

recreation



Dwelling units except

for watch and ward



All

permanent

structures

except

structures ancillary to

main use as stated in

Col I

5.3

All recreational activities/ resorts/

tourism

activities/uses

which

will

create

tourism

promotion

are

permissible in this zone subject to

obtaining

relevant

objection

certificates/

clearances

from

the

concerned/ respective departments

irrigation

department,

River

conservation

etc

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

5.4

Holiday resorts having minimum plot

area

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%

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

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



Orange

and

Red

category industries

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

not

applicable for the lands intentionally

sub-divided duly forming new roads.

minimum plot area i.e., 0.5 ac.

8.4

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

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

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 of 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 homes, public

utilities such as solid waste landfills

8.18

Check posts and toll gates having

access to major roads

8.19

Quarrying and removal of clay and

stone up to 3.0m depth and crushing

8.20

Petrol/Gas filling stations

8.21

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

historical

and

Archaeological importance having

historical

monuments

and



Residential



Commercial



Industrial



As per defence

manual



Mining and excavation

architecturally important buildings,

areas of scenic value

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

other

uses.

The

areas

covered

Defense

lands

and

certain adjoining areas as may be

specifically

notified,

may

subjected

restrictions

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

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

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 to sky jetties for

boating, house boats, platforms for



Residential



Commercial



Industrial



Public and Semi-

Public



Transportation



Mining and

Excavation

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.

Wherever specific parking standards are not specified in the building

rules, 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 in relevant rules.

iii.

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.

iv.

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

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.

vi.

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.

vii.

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.

viii.

Wherever the Master Plan already approved and having Urbanisable

use category (Area for future development), there the uses

permissible may be decided by the DTCP based on the abutting land

use.

ix.

Wherever any legacy use is prohibited within the proposed land use,

the said legacy land use will be allowed to continue till the

redevelopment of the site is taken up. In case of Red and Orange

category industries, required green buffer to be maintained as per PCB

norms.

Residential development shall be allowed in Agriculture zone, as part

of rural development and the area shall be limited to 2.0 hectares and

it shall be permitted without change of land use duly collecting the

conversion charges and external development charges as fixed by the

Government from time to time

xi.

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.

xii.

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