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, 09^th April, 2026]

APPENDIX

NOTIFICATION

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

Pradesh (Andhra Area) Town Planning Act,1920; section 16 of AP Capital

Region Development Authority Act, 2014 and section 116 of the Andhra

Pradesh Metropolitan Region and Urban Development Authorities Act, 2016,

the following draft Common Zoning Regulations are hereby published duly

superseding

the

orders

issued

G.O.Ms.No.216

MA&UD

Dept.,

dt:22.10.2025.

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., Rayapudi / Municipal Administration and Urban

Development Department, Andhra Pradesh Secretariat, Velagapudi.

S.SURESH KUMAR

PRINCIPAL SECRETARY TO GOVERNMENT

Registered No. HSE-49/2016

No.174

AMARAVATI, THURSDAY, APRIL 9, 2026

G.27

NOTIFICATIONS BY GOVERNMENT

--x--

DRAFT COMMON ZONING REGULATIONS – 2026

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 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 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 duly merging the legacy uses of already

approved Masterplans.

Proposed 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.N

Land Use Zone Category

Legacy Land uses

included within the

land use category

Residential Use

Zone

(R)

All Sub-uses

are included

a. Residential

land

use

b. Urbanisable areas

Commercial Use

(C)

a. Local Commercial

b. Central

Zone

Commercial

c. General

Commercial

d. Urbanisable areas

Public and Semi

Public Use

(PS)

All Sub-uses

are included

a. Government

and

semi Government

facilities

b. Educational

facilities

c. Health facilities

d. Religious facilities

e. Crematorium/

Burial

Ground/

Graveyard

f. Urbanisable areas

g. Parks and gardens

h. Play grounds and

stadiums

i. Open

spaces,

Water courses

Recreational Use

Zone

( RE)

a. Parks and gardens

b. Play grounds and

stadiums

c. Geological

parks

and green buffers

d. Tourism SEZ

e. Open

spaces,

Water courses

Industrial

Use

Zone

(I)

a. Green, white red

and

orange

category industries

b. Quarry

c. Ash pond

d. Crematorium

under

blue

industrial category

e. Urbanisable areas

a) Work Centre

Zone (Green and

White

category

Industries

Transportation

Use Zone

(T)

All Sub-uses

are included

Transportation

and

communication use

Mixed Use Zone

(M)

a. Mixed use zone -1

b. Mixed Use Zone-2

(BAIA)

c. Mixed Use Zone-3

(BAIA)

d. Mixed Use Zone-4

(BAIA)

e. Urbanisable area

Agriculture

Use

Zone

(A)

a. Agriculture

use

zone

b. Mango orchards

c. Urbanisable areas

Development

Restricted Zones

a. Special area use

zone

b. Protected

Use

Zones

(Green,Blue, Hills

& Forest, Wild life

Sanctuary,Eco

Sensitive

Zones,

Buffer, Zoological

Park, Parks, Sea,

River

accreted

land, Rocky,Water

Bodies,Specific

Land-use,

Mining/Quarry,

Heritage

and

conservation,

Hillock,Saltpan

Areas)

Special Area Use

Zone

(SA)

Includes

Heritage

Buildings

identified

under

NMA

Act,

Archaeologic

sites

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)

III. Short Title, Scope, Extent & Commencement

3.1 Title

These Regulations shall be called the “CommonZoning Regulations

– 2026” of Andhra Pradesh prepared under the provisions of relevant

Acts in the State of Andhra Pradesh (herein after referred to as

"Common Zoning Regulations-2026").

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

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.,

“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 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

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 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.

(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, stared hotels, clubs, golf

course, sport stadium and all activities of Tourist Unit as may be

declared by Government from time to time.

(xii)

"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

building

constructed

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)

"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.

(xviii)

“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

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.

(xix)

"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;

(xx)

“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.

(xxi)

“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.

(xxii)

“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.

(xxiii)

“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.

(xxiv)

“Enforcement Authority” means the Vice Chairman of the

UDAs, Municipal Commissioners of the ULBs and Panchayat

Secretaries of the respective Gram Panchayats;

(xxv)

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

existing authorized before the commencement of these

Regulations.

(xxvi)

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

authorized before the commencement of these Regulations.

(xxvii)

“Group Development Scheme” is reckoned as development of

buildings for any use in a campus or site of 4000 sq.mt area or

and

could

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.

(xxviii)

“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.

(xxix)

“Individual Professional Establishment” means an office or

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.

(xxx)

“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 of the IT/ITES

establishments.

(xxxi)

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

the earth or permanently fastened to anything attached to the

earth.

(xxxii)

“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.

(xxxiii)

“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.

(xxxiv)

“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.

(xxxv)

“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.

(xxxvi)

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

site left open to the sky and includes area left for community

purposes.

(xxxvii)

“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,

is concerned with any building devoted to religious or charitable

purposes,

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

(xxxviii)

“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.

(xxxix)

“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.

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.

(xl)

“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.

(xli)

“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.

(xlii)

“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.

(xliii)

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

road/street.

(xliv)

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

the front of a plot for service purposes.

(xlv)

“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.

(xlvi)

"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.

(xlvii)

"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.

(xlviii)

“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 –Prohibited Activities

1. Residential

2. Commercial

3. Industrial

a. Industrial (White/Green/Blue)

b. Industrial (Orange/Red)

4. Public/Semi-Public

5. Recreational

6. Transportation

7. Mixed

8. Agricultural

9. Protected/DRZ

Categorisation and Justification

8 broad categories

Justifying criteria

Polluting Industries (APPCB)

Pollution categories (air/water/noise)

Animal Processing

Odor, waste, biosecurity risks

Hazardous Storage

Fire/explosion risk to residents

Heavy Infrastructure

Dust, vibration, traffic congestion

Large Public Assembly

Traffic/parking overload

Contagion Medical

Infection risk, ambulance traffic

Nuisance/Disposal

Visual blight, fire

Heavy Transport/Logistics

Heavy vehicle traffic, noise

Zone/Use wise Negative list for the following land uses

I. Residential

1. Polluting industries

2. Animal processing

3. Hazardous storage

4. Heavy infrastructure

5. Large public assembly

6. Contagion medical

7. Nuisance/disposal

8. Heavy logistics

9. Defence/R&D

10.

Large printing (>20HP)

11.

Heavy workshops (>50HP)

12.

Powered ice plants

13.

Heavy Transport/Logistics and Services

II. Commercial

1. Polluting industries (Orange/Red)

2. Animal processing

3. Quarrying/crushers

4. Contagion medical

5. Hazardous storage (inflammables)

6. Nuisance/disposal (junk, garbage)

7. Heavy workshops (>15HP)

8. Saw mills/Oil mills

9. Fertilizer/pesticide storage

10.

Bus/truck parking

III.

Industrial (White/Green/Blue)

1. Residential (non-staff)

2. Red/Orange industries

3. Hazardous storage

4. Garbage/quarrying

5. Outdoor stadiums/exhibitions

6. Animal processing

7. Resorts

8. Burial grounds

9. Polluting industries (>5HP/5 persons)

IV.

Industrial (Orange/Red)

1. All residential/commercial/public

2. Govt/Semi-Govt/Local Body Offices

V. Public/Semi-Public

1. Polluting industries

2. Heavy/obnoxious industries

3. Animal processing/slaughter

4. Junk yards/wholesale mandis

5. Dairy/poultry

6. Workshops/repairs

7. Residential

8. Cinemas/theatres

9. Contagion medical

10.

Petrol w/service

11.

Coal/timber depots

12.

Mechanical workshops (>15HP)

13.

Farmhouses

VI. Recreational

1. Residential/commercial/industrial/public

2. Non-tourism/recreation structures

3. Govt/Semi-Govt/Local Body Offices

VII. Transportation

1. Residential/industrial

2. Garbage disposal

3. Explosives/flammables (non-logistics)

4. Traffic-obstructing activities

VIII. Mixed

1. Animal processing

2. Junk/wholesale

3. Polluting green/blue industries

4. Poultry/cattle grounds

5. Analogous nuisance

IX. Agricultural

1. Red/Orange industries

2. Cemeteries/crematoria

3. Mining/excavation

4. Public/semi-public (non-temporary)

X. Protected/Development Restriction Zone

1. Residential/commercial/industrial

2. Defence/R&D (as per manual)

3. Mining

4. Public/semi-public

5. Farmhouses

Activities under each Prohibited Category falling within different Land

uses

1. Polluting Industries

 Blue/Green/Orange/Red industries

 Industries (noise/smoke/odour/vibration/ heavy extensive and other

obnoxious)

 Mfg>5HP/5 persons

 Printing press >5HP, oil rotaries

 Mining and excavation

 Heavy/extensive/obnoxious/hazardous industries

 Clean industries >20 HPEM

 Service industries involving manufacturing

 Industries >50 HP workshops

 Brick/block industries/brick kilns

 Pre-cast cement industries, ready-mix concrete plants

2. Animal Processing

 Slaughterhouses

 Dairy/poultry/animal/bird/fish

farms/pisciculture/hatcheries/piggeries/cattle grounds

 Dairy farming/milk processing

 Piggery

 Stock yards

 Meat processing unit

 Livestock rearing

 Processing/sale of farm products

3. Hazardous Storage

 Hazardous/inflammable/perishables godowns

 Gas godowns

 Petrol/Diesel/Bio-Diesel with service

 Petroleum/inflammables

 Fertiliser/pesticide storage/drying

 Buildings w/hazardous storage

 Oil depot/storage petroleum

4. Heavy Infrastructure

 Ready mix plants/pre-cast cement industries/ready mix concrete

plants

 Quarrying gravel/sand/clay/stone crushers

 Weigh bridges

 Pre-cast cement industries

 Oil rotaries/mills/rice mills

 Processing and sale of farm products

 Ice and freezing plants with power

 Ripening chambers

 Petrol/Gas/Diesel/Bio-Diesel filling w/service stations

 Newspaper offices w/printing press,

 Printing press not exceeding 20 HPEM

 Broadcasting/telecom stations

5. Large Public Assembly

 Family entertainment/social &cultural

associations/cinemas/multiplexes/malls/commercial complexes with

plot area more than 2000sqmts

 Outdoor games stadium/sports stadiums

 Exhibition grounds/Circus/other shows/public gathering (concerts,

etc.)

 Stand-alone cinemas/theatres

 Bars/pubs/banquets

 Convention centres

 Function halls/Kalyana Mandapams

 Degree colleges/poly/ITI/engineering/medical/higher

institutions/technical/research institutions

 Large-scale commercial establishments

 Hotels/Resorts

6. Contagion/Medical

 Hospitals/health >20 beds

 Veterinary hospitals

 Any hospital treating contagious diseases

 Sanatoriums

 Bio-informatics centers

 Cemeteries/crematoria/burial grounds

7. Nuisance/Disposal

 Junk yards

 Garbage dumping yards

 Timber/coal/wood depots

 Saw mills

 Cemeteries/crematoria/burial grounds

 Sewage farms/garbage/sewage disposal/landfills

 Dobhi Ghat

 Storage of building materials

8. Heavy Transport/Logistics and Services

 Truck/bus terminals

 Warehousing/large godowns/wholesale mandis/ wholesale markets

 Goods/logistic hubs/loading/unloading/ cold storage

 Automobile service stations

 Workshops servicing/repairs/buses/trucks/welding >15/50HP

 Container terminals

 Bus/truck parking

 IT parks/computer hardware mfg

 Showroom motor vehicles/machineries

 Broad casting, telecasting

 Loading/unloading spaces/goods/logistic hubs

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 built up 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 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.

vi.

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.

vii.

Residential development shall be allowed in Agriculture zone, as

part of rural development and the area shall be limited to 10.00

hectares in APCRDA, VMRDA and TUDA and 4.0 hectares in other

UDAs without change of land use duly collecting the conversion

charges and external development charges as fixed by the

Government from time to time

viii.

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.

ix.

Mixed Landuse 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.

Residential building/Farm-house are allowed in agricultural land

use subject to ground coverage not exceeding 10% of continuous

agricultural land holding up to G+1 floor only. Farm House layouts

are allowed and separate guidelines shall be issued by the

Government. This is not applicable for the lands intentionally sub-

divided duly forming new roads. minimum plot area i.e., 0.50Ac.

xi.

Mixed use development i.e., mixed activities within the building

shall be allowed duly following the building rules including required

parking areas.

xii.

Industry linked affordable housing projects with dwelling units <60

sq.mt areas shall be allowed with differential building byelaws/rules

in industrial land use.

xiii.

The assigned land use/belt of any zone to any property shall be

applicable to the entire plot are of large plots whose depth is more

than the prescribed limit of particular belt, subject to condition that

such plot owner shall apply for permission for the entire extent of

his site.

xiv.

Competent authority can permit any use in the Government

Projects irrespective of its usage as per Government orders without

pre-judice to any court orders.

xv.

The classification of the industries shall be followed as prescribed

by the Pollution Control Board (Central and State) and as per the

notification issued by PCB from time to time.

xvi.

Certain Green Category industries shall be allowed in the residential

use that do not cause noise, vibration, smoke, odour, or pollution

duly obtaining NOC from Pollution control board / fulfilling the

pollution control boards norms already specified and listed with

adequate abutting road width.

xvii.

The requirements and standards pertaining to road widths, parking

requirements, required industrial buffers, pollution safety distance,

Highway(National/State) Setbacks will be followed as per the

provisions made in AP Building Rules, 2017 and its subsequent

amendments made from time to time.

S.SURESH KUMAR

PRINCIPAL SECRETARY TO GOVERNMENT

SECTION OFFICER