Andhra Pradesh brings in new rules for regulating land use in State

The Andhra Pradesh government has notified the Common Zoning Regulations, 2026, introducing a uniform, rule-based framework for regulating land use and urban development across the State.

The new regulations supersede those issued through G.O.Ms.No.216, Municipal Administration and Urban Development Department, dated October 22, 2025. They will apply to Master Plans, Zonal Development Plans and General Town Planning Schemes across the State, except the capital city area.

According to a release from the department of Municipal Administration and Urban Development (MAUD), the regulations are expected to support planned urban expansion while balancing economic growth with public safety, environmental protection and the long-term development needs of cities and towns.

The regulations replace multiple legacy zoning frameworks with nine standard land-use categories and adopting a zone-wise negative-list approach, under which compatible activities can be considered unless they are specifically prohibited.

Under the new framework, the earlier land-use classifications have been rationalised into nine categories: residential, commercial, public and semi-public, recreational, industrial, transportation, mixed use, agricultural and development-restricted zones.

The development-restricted category covers special areas such as heritage and defence precincts, as well as protected areas including water bodies, forests, hills, eco-sensitive zones and coastal regulation areas.

The regulations adopt the principle that activities may be considered unless they are included in the prohibited list for a particular zone. However, all development will remain subject to the applicable Building Rules, Layout Rules, environmental regulations, road-width requirements, parking standards, safety distances and infrastructure conditions.

The negative lists identify activities that could result in pollution, congestion, safety hazards or conflict with the primary character of a zone. Polluting industries, hazardous storage facilities, slaughterhouses, large logistics facilities, heavy infrastructure, mining and waste-disposal activities will, for instance, remain prohibited in residential areas.

Similarly, recreational areas, parks, open spaces, water bodies, forests, hill zones, heritage areas and other environmentally sensitive locations will continue to be protected from incompatible development, according to the release.

Specified non-residential activities may also be permitted on sites measuring at least 300 square metres and abutting existing or proposed roads of 60 feet width and above, subject to payment of the applicable impact fee and land-use charges. This provision will not apply to parks, open spaces, recreational zones, hill areas, protected zones, public utilities and other sensitive land uses.

The framework also provides for regulated development in agricultural land-use zones. White and Green category industries may be considered subject to Pollution Control Board conditions and prescribed buffers.

Farmhouses may be permitted on agricultural land where the plot measures at least 0.50 acre, ground coverage does not exceed 10 per cent, and the building is restricted to G+1 floors and a maximum height of 11 metres.

Officials said requirements relating to road widths, parking, setbacks, industrial buffers, pollution-safety distances, highways and buffers around rivers, canals, drains, streams and tanks would continue to be enforced under the Andhra Pradesh Building Rules, 2017, and subsequent amendments. Industrial classifications prescribed by the Central and State Pollution Control Boards will also remain applicable.