Shamshabad is among those areas around the State capital that are poised for a boom in real estate prices, thanks to the upcoming international airport, Outer Ring Road, MMTS station and categorised development are also players in the price game. But here exactly lies the mousetrap. Those falling for unapproved, illegal plots sold by fly-by-night property merchants are a growing population.
Make the call: The legitimacy of land that you propose to buy could easily be verified by calling up (Phone: 27905371, extension 758) HADA.
HADA, to make things simpler and safer for prospective landowners and builders in Shamshabad, has a Master Plan for the Hyderabad Airport Development Area, which clearly demarcates residential sectors, commercial areas and bio-conservation zones where residential structures are not allowed.
The plan strategy also includes a Transferable Development Right (TDR) mechanism that compensates for space in plots that are affected by Master Plan roads. Accordingly, the owner can go for the desired development either in the built-up area, where otherwise there is restriction on activity, or anywhere else in the HADA area that spreads over 458.86 square km, covering 73 revenue villages and 19 hamlets.
The Master Plan demarcates the land into 10 categories: High Rise Promotion Zone (HRPZ), Medium Rise Promotion Zone (MRPZ), Low Rise Promotion Zone (LRPZ), Institutional and Special Reservation Zone, Work Centres, Transportation Zone, Recreational Zone, Bio-conservation Zone, Himayatsagar Afforestation and lastly, the Special Reservation Zone.
HRPZ and MRPZ are where all types of residential developments (row houses, cluster houses, corporate townships, apartment complexes etc) are allowed. Commercial activities, institutional activities, auditoriums, public utilities and facilities like gas godowns, hospitals, petrol pumps, banks, restaurants, cinema halls and small scare industries are also allowed here. While the height limit for HRPZ is 15 metres, or ground plus four (G+4), the same in MRPZ is 12 metres or G+3.
High Rise Promotion Zone (HRPZ), Medium Rise Promotion Zone (MRPZ) where all types of residential developments are allowed, LRPZ is where detached houses along with corporate townships and all the other above-mentioned activities are allowed.
Proposed as well defined sectors,
(i) High Rise Promotion Zone (which falls outside the Air Funnel zone) along the Sri Sailam State highway, portion of the proposed Outer Ring road near Nadergul, portion of the Nagarjunasagar state highway near Turkayamjal respectively. In this zone higher order and intensive activities like central commercial, high rise apartment complexes and allied support activities are envisaged.
(ii) Medium Rise Promotion Zones located mainly south and mainly towards east of the Airport area and hardware Park. These would be developed as well-defined residential sectors.
(iii) Low Rise Promotion Zones located in and around environmentally sensitive areas like water bodies and courses, Reserve forest areas, other serene topographical areas, etc so as to help conserve these natural areas.
While for residential buildings, the permitted height is seven metres (G+1), it goes up to 10 metres (G+2) for other activities. In all these three zones, however, only 20 percent of the built-up area can be used, the rest has to be left open. The Bio-conservation Zone, where only agriculture, tourism and recreational activities are allowed, permits usage of five percent of the site area and also admits temporary structures for the above said activities. Educational and institutional activities are also allowed, but only with a minimum area of 10 acres and with a height of 6 metres or G+1.
The Afforestation Zone, which along with the Bio-Conservation Zone denotes areas falling under the catchment area of the Himayatsagar, can have only temporary picnic huts and no development activity is allowed, except for agriculture, and that too those without using fertilisers. Temporary structures are supposed to use only five percent of the built-up area of the site here. "Shamshabad, particularly its locales outside the Bio-Conservation Zone, is growing into a most-sought-after investment opportunity. The super fast-track Bangalore Highway (NH-7) is busier than ever these days," says Mr. Sastry, a dealer who has posted a couple of plots for sale on the Internet.
Take a look
Extreme caution needed when buying land in Shamshabad
Easy options available at HADA to verify legality of plots
Master Plan demarcates areas into 10 categories
Residences allowed only in High, Medium and Low Rise Promotion Zones.
Source: HUDA / The Hindu
