Understand key residential zones in Hyderabad like R1, Peri Urban, and GO 111. Learn how each zone affects property development, land use, and environmental regulations.
Understanding Hyderabad’s zoning classifications is crucial for anyone involved in real estate, urban planning, or property development in the city. Three significant zoning categories that frequently come up in discussions are R1, Peri Urban zones, and GO 111 areas. Each serves distinct purposes in the city’s master planning framework and comes with specific regulations that impact development possibilities.
R1 Zone (Residential Zone 1)
Definition and Purpose
The R1 zone represents a low-density residential classification under the Hyderabad Metropolitan Development Authority (HMDA) framework. This zoning category is specifically designed for independent houses, villas, and low-rise apartment complexes with limited commercial activities.
Key Characteristics
R1 zones are primarily designated for areas with road widths less than 12 meters, with roads below 9 meters considered congested areas. These zones prioritize residential development while maintaining a suburban character through controlled density and height restrictions.
Permitted Activities
In R1 zones, several activities are allowed including:
- All types of residential buildings including single-family homes and villas
- Small community halls and gymnasiums up to 100 square meters
- Medical shops and small commercial establishments
- Educational institutions like schools
- Small neighborhood amenities and welfare centers
Construction Regulations
The Floor Space Index (FSI) and building height restrictions are carefully regulated to maintain the zone’s residential character. The maximum height allowed for residential construction is typically 15 meters, while commercial structures can reach 18 meters. The FSI for residential buildings generally ranges from 1.5 to 2.5, depending on plot size and road width.
Restrictions
R1 zones prohibit large commercial malls, heavy industries, and high-density developments that could disrupt the low-density residential environment.
Peri Urban Zone
Definition and Classification
Peri Urban zones serve as transitional areas between fully urban and rural regions, acting as a buffer that accommodates the city’s natural expansion while preserving agricultural characteristics. These zones are strategically located around urban nodes and along the Outer Ring Road Growth Corridor.
Land Use Regulations
The most distinctive feature of Peri Urban zones is the strict limitation on construction coverage. Only 25% of the total land area can be used for construction purposes. This regulation ensures that 75% of the land remains dedicated to open spaces, agriculture, horticulture, and floriculture.
Height and Development Restrictions
Construction in Peri Urban zones is subject to specific height limitations:
- Residential buildings: Maximum height of 15 meters
- Non-residential/Commercial buildings: Maximum height of 18 meters
Permitted Uses
Peri Urban zones allow various activities including:
- All types of residential buildings (within the 25% construction limit)
- Holiday resorts and recreational facilities
- Film studios and outdoor recreational activities
- Institutional activities and specified parks
- Agricultural and horticultural activities
Strategic Importance
These zones are identified as second-order developments with potential for future growth, featuring 13 urban nodes at locations including Farooqnagar, Shabad, Chevella, Sangareddy, and others. They function as nodal developments in the extended metropolitan area while maintaining low-intensive building activities.
GO 111 Zone
Historical Background
Government Order 111 was issued in March 1996 by the erstwhile Andhra Pradesh government to protect the catchment areas of Osman Sagar and Himayat Sagar reservoirs. This order established environmental protection measures within a 10-kilometer radius of these crucial water bodies that historically supplied drinking water to Hyderabad.
Geographic Coverage
GO 111 covers an extensive area including:
- 84 villages across 7 mandals
- Approximately 132,000 acres of land
- Villages in Moinabad, Shamshabad, Shabad, Kothur, Rajendranagar, Shankarpally, and Chevella mandals
Land Use Restrictions
The order imposes strict limitations on development:
- Only 10% of the total area can be used for construction
- 90% must remain dedicated to agriculture, horticulture, and floriculture
- At least 60% of village area must be reserved for open spaces and roads
Construction Permissions
Within GO 111 areas, residential construction is permitted only in designated residential zones, subject to specific guidelines. The restrictions include:
- No polluting industries or major commercial establishments
- Adherence to buffer zones around lakes and water bodies
- Strict environmental safeguards to prevent pollution
- Floor Space Index (FSI) restricted to 1:05
Environmental Protection Measures
Recent developments have strengthened environmental protection in GO 111 areas:
- 500-meter buffer zones around water bodies with no construction allowed
- 50-meter no-construction zones from river boundaries
- Mandatory sewerage treatment plants along water bodies
- 100-meter clearance requirements from water bodies for any development
Current Status and Legal Challenges
The BRS government attempted to repeal GO 111 in 2023, but the order was put on hold due to Public Interest Litigation (PIL) filed by environmental activists. After the change of government in 2024, the new administration paused the repeal, maintaining the protective measures.
Comparison and Impact on Development
| Aspect | R1 Zone | Peri Urban Zone | GO 111 Zone |
| Primary Purpose | Low-density residential | Urban-rural transition | Environmental protection |
| Construction Limit | Based on FSI (1.5-2.5) | 25% of land area | 10% of total area |
| Height Restriction | 15m residential, 18m commercial | 15m residential, 18m commercial | Varies by zone designation |
| Commercial Activities | Limited small-scale | Permitted within limits | Heavily restricted |
| Environmental Focus | Moderate | High | Very High |
These zoning classifications work together to create a comprehensive urban planning framework that balances development needs with environmental protection and quality of life considerations. Understanding these distinctions is essential for property buyers, developers, and urban planners working in Hyderabad’s dynamic real estate market.
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