Hyderabad is preparing to roll out a sustainable land pooling model that aims to unlock unused land, address unplanned urban growth, and ensure equitable development across the city’s expanding metropolitan footprint. The Hyderabad Metropolitan Development Authority (HMDA) is finalising a landmark framework under the Land Pooling and Area Development (LPAD) model, drawing inspiration from successful implementations in Gujarat and Bhubaneswar.Â
Designed as a solution to the city’s fragmented and often unregulated expansion, the LPAD strategy seeks to replace reactive infrastructure delivery with proactive, integrated urban planning. By adopting this approach, Hyderabad aims to reverse years of scattered construction and haphazard layout approvals that have resulted in patchy development, overburdened amenities, and persistent gaps in arterial connectivity. The model is expected to introduce a new era of city planning where infrastructure precedes development, not the other way around. At the heart of the strategy lies a fundamental shift in planning logic. Rather than acquiring land through costly and contested acquisitions, the model invites landowners to pool their plots voluntarily.
These pooled lands will be consolidated and restructured with clear zoning for roads, utilities, and public spaces. Once developed, a portion of the restructured land—now significantly more valuable—will be returned to the original owners, while the remainder supports civic infrastructure and public use. Senior HMDA officials acknowledge that the existing legal mechanisms under the HMDA Act are inadequate for orchestrating city-scale land planning in a transparent and equitable manner. As a result, the authority is bringing in a specialist consultancy that will be tasked with crafting the necessary legal framework, drafting operational guidelines, and designing the implementation playbook. This team will also steer a pilot project to test the feasibility of the LPAD model on the ground.
To kick-start this vision, HMDA has identified 10 land clusters of about 5,000 acres each across the metropolitan area. These sites, mostly comprising fragmented or underutilised land parcels, represent a significant opportunity to demonstrate how integrated planning can unlock economic potential, reduce ecological footprint, and foster inclusive growth. Two of these areas have been shortlisted for detailed pre-feasibility studies, beginning with the preparation of concept reports. What sets this model apart is its focus on climate-conscious and people-centric development.
Roads, drainage networks, and utility corridors will be planned in advance with an emphasis on green infrastructure—ensuring rainwater harvesting, low-emission public transport corridors, and ample green buffers. The city, already struggling with rising pollution and frequent waterlogging, sees this as an opportunity to build resilience into its fast-growing urban zones. Equally important is the model’s commitment to equitable and gender-neutral urban design. HMDA planners are working toward zoning that includes mixed-use development, accessible public spaces, inclusive pedestrian walkways, and safe transit options. These principles will be integrated into every layer of the planning—from the layout of housing to the connectivity of transport systems—ensuring that the future Hyderabad is liveable for all.
For private developers, the LPAD framework offers predictability. With pre-approved infrastructure blueprints, transparent land allocation, and coordinated civic provisioning, the model could eliminate delays and disputes that typically plague urban projects. Moreover, for smaller landowners, the value appreciation of serviced plots provides a strong financial incentive to participate, creating a rare win-win scenario in public-private urban development. Still, there are challenges to navigate. The success of such a participative model depends heavily on building trust with landowners and ensuring timely infrastructure delivery. Delays or lack of transparency could undermine confidence and derail future rollouts. Therefore, legal backing, community engagement, and phased implementation will be key components of the strategy.
The move is consistent with Telangana’s wider infrastructure ambition, which includes initiatives like the Strategic Road Development Plan (SRDP), the Hyderabad Metro expansion, and the creation of climate-smart mobility corridors. By layering LPAD on top of these initiatives, the city aims to synchronise private land development with public infrastructure rollouts—a step rarely seen at this scale in Indian urban planning. For Hyderabad, the LPAD model is more than just a planning tool—it is a structural correction. It promises to address long-standing issues of haphazard urbanisation, unchecked land speculation, and inequitable access to infrastructure. If implemented effectively, it may serve as a benchmark for other Indian cities grappling with the challenge of sustainable urbanisation in the face of growing population and climate stress.
As the first pilot takes shape, stakeholders across policy, real estate, and civil society are watching closely. Whether this model becomes a game-changer or a missed opportunity will depend on its execution. But for now, Hyderabad appears poised to script a new chapter in sustainable, inclusive, and future-ready city building.
