MPD-2047 Chapter 4.4 · notified 20 August 2026

Low Density Area (LDA)

The notified Plan consolidates the one-peripheral-village-depth areas and the areas listed in Annexure 17b into a single Low Density Area framework.

Download bilingual FAQ PDF Read notified LDA chapter (PDF)

Operative status: LDA is the notified MPD-2047 category. Earlier MPD-2021 low-density norms are historical context and should not be used instead of Chapter 4.4 for a current parcel review.

Notified LDA uses · simple visual guide

What can be considered—and the numbers that matter.

Start with the entry conditions, then select the proposed use. Each panel translates notified MPD-2047 Table 4.4.1 into everyday language.

How to read the figuresFAR = maximum total floor area across all floors.Ground coverage = maximum building footprint at ground level.ROW = road right of way.

START

Notified MPD-2047 · Low Density Area

Before choosing a use

These common entry conditions apply to the five use premises listed in notified MPD-2047 Table 4.4.1.

10,000 sq mMinimum plot areaAbout 2.47 acres

18 mMinimum road ROWThe required access width

12 mInternal feeder roadMay be planned when larger land is subdivided

Plain-language cautionThe village name alone is not enough. Confirm Annexure 17 coverage, exclusions, title, access and approvals for the exact khasra.

Notified MPD-2047 · Low Density Area

Residential farmhouse

One dwelling unit, plus two service-staff accommodation units of less than 30 sq m each within the total permitted FAR.

FAR 10Total floor areaUp to 1,000 sq m on a 10,000 sq m plot

15%Ground coverageUp to 1,500 sq m building footprint

10 mMaximum heightSubject to building and statutory approvals

Plain-language cautionAt least 50% of the total plot must remain green; at least 30% of the total plot must form tree-canopy cover within that green area.

Notified MPD-2047 · Low Density Area

PSP / institutional

Healthcare, veterinary, hospitals, medical colleges, schools, colleges, universities, research, skill development, coaching, co-working and old-age homes.

FAR 120Total floor areaUp to 12,000 sq m on a 10,000 sq m plot

40%Ground coverageUp to 4,000 sq m building footprint

18 mMaximum heightSubject to building and statutory approvals

Plain-language cautionThe proposed activity, service capacity and infrastructure still require approval by the competent authorities.

Notified MPD-2047 · Low Density Area

Recreational / socio-cultural

Theme or amusement parks, sports facilities, recreational clubs, convention and exhibition centres, art galleries, banquets and libraries.

FAR 30Total floor areaUp to 3,000 sq m on a 10,000 sq m plot

20%Ground coverageUp to 2,000 sq m building footprint

15 mMaximum heightSubject to building and statutory approvals

Plain-language cautionThe Plan lists possible activities; it does not automatically sanction a club, banquet or other project on a particular parcel.

Notified MPD-2047 · Low Density Area

Godown / warehouse

Standalone godowns or warehouses, distribution centres and open-air markets.

FAR 100Total floor areaUp to 10,000 sq m on a 10,000 sq m plot

70%Ground coverageUp to 7,000 sq m building footprint

12 mMaximum heightSubject to building and statutory approvals

Plain-language cautionExisting non-conforming godowns considered for regularisation are treated separately; verify the exact planning history.

Notified MPD-2047 · Low Density Area

Commercial / logistics hub

Retail, agro-processing, cold storage, warehousing schemes, vehicular parking, mandis or wholesale markets and solar farms.

FAR 60Total floor areaUp to 6,000 sq m on a 10,000 sq m plot

30%Ground coverageUp to 3,000 sq m building footprint

15 mMaximum heightSubject to building and statutory approvals

Plain-language cautionUse permission, road access, utilities, environmental controls, charges and the applicable approval route must all be checked.

Important: Pools, ponds and water bodies are permitted and excluded from FAR and setback calculations. The general building setback is at least 15 m at the front and 5 m on the other three sides. NHAI norms apply along National Highways.

Notified Annexure 17

70 listed entries across Annexures 17a and 17b.

The Gazette-notified MPD-2047 contains 47 peripheral-zone entries in Annexure 17a and 23 village entries in Annexure 17b. After consolidating repeat and ‘Part’ references, they represent 65 underlying village names.

70Total listed entries: Annexure 17a plus Annexure 17b

47 + 23Annexure 17a entries plus Annexure 17b entries

65Underlying village names after de-duplicating repeat and ‘Part’ references

Why 70 is not 70 entirely different villages: Annexure 17a repeats Bijwasan and Tikri Kalan across zone contexts. Annexure 17b also repeats Rajokri, Bijwasan and Bamnoli from Annexure 17a. The statutory entry and its precise “Part” qualification must still be read as printed.

Annexure 17a

All 47 notified peripheral-zone entries, arranged by zone.

These entries reproduce notified Annexure 17a. Bijwasan and Tikri Kalan appear in more than one zone context.

Complete list shown: No Annexure 17a entry has been deleted. All eight zone groups and all 47 printed entries are displayed below, followed by the complete Annexure 17b list of 23 villages.

Planning Zone G3 entries

Bijwasan (Part)KapasheraSalahpur

Planning Zone J1 entry

Rajokri (Part)

Planning Zone K-II2 entries

Bamnoli (Part)Bijwasan (Part)

Planning Zone L21 entries

BadusaraiBakaragarhDeoralaDhansaGhalibpurGhumanheraIsapurJainpurJharoda Kalan (Part)JhatikaraKairKanganheriMitraon (Part)Mundhela KalanMundhela KhurdNanakheriRaghopurRautaShikarpurSurekhpur (Part)Tikri Kalan (Part)

Planning Zone P-I4 entries

BakanerGhogaLampurMamurpur

Planning Zone P-II5 entries

HamidpurJhangolaPallaSinghuTajpur Kalan

Planning Zone N10 entries

AuchandiMungeshpurQutabgarhKhor PunjabChatesarJauntiGarhi RindhalaNizampur-RashidpurTikri Kalan (Part)Hareoli

Planning Zone E1 entry

Listed village

Important Annexure notes

TOD is stated not to apply within villages falling in LDA. The first five villages - Sayurpur, Satbari, Chattarpur, Khanpur and Devli - remain subject to relevant stipulations arising from Supreme Court orders. Any approved layout or scheme in the listed villages is stated to be deemed approved, but its exact scope must be verified from the sanctioned record.

Parcel due diligence

Six checks before relying on LDA status.

Revenue record and khasra map
Exact revenue-village boundary
Master Plan and Zonal Plan land use
Regional Park, Green Belt and court restrictions
Road width, access and required setbacks
Building-plan jurisdiction and written approvals

Interpretation

Low density is a planning category—not a marketing label.

The practical value of a parcel depends on location, title, access, infrastructure, restrictions and sanctionability. A one-acre description by itself does not prove that LDA controls apply.

Verify title

Ownership chain, mutation, possession and encumbrances.

Verify planning

Village list, land use, overlays and zonal provisions.

Verify access

Road status, width, setbacks and emergency access.

Verify permission

Written building and statutory approvals from competent authorities.

Frequently asked

Notified LDA FAQs

Is every one-acre agricultural parcel eligible under LDA?

No. The notified minimum is 10,000 sq m, not one acre, and the exact parcel must also satisfy Annexure 17 coverage, exclusions, access, use-premise and approval conditions.

Does being named in an Annexure 17 village approve construction?

No. Village inclusion does not override exclusions, exact khasra boundaries, road requirements, environmental or monument controls, approved schemes, court orders or building approval.

Does TOD apply inside LDA villages?

No. Annexure 17 expressly states that Transit Oriented Development is not applicable within villages falling in LDA.

Which low-density framework applies now?

MPD-2047 uses the notified LDA framework. Earlier planning norms remain historical context only, and every parcel still requires an exact Annexure 17 and eligibility review.

Primary sources

Official notified LDA record.

Notified MPD-2047 — LDA chapterChapter 4.4 and Annexure 17 in S.O. 4597(E), published 20 August 2026 DDA reference mapsPlanning-zone, revenue-village and map material for location checks DDA Policies & GuidelinesLater implementation regulations and planning guidance