BIDA Master Plan 2045 Receives Board Approval

What was decided

The decision recorded here is the BIDA board's formal approval of the Master Plan 2045 — the long-term land-use and zoning framework for BIDA's notified planning area. By October 2025, the master plan had received BIDA board approval, while sector and zonal planning continued. This approval is a planning-authority decision, not a construction or completion milestone: it fixes the broad allocation of land to different uses across the plan area and clears the way for detailed sector layouts, building regulations and environmental clearance to proceed.

The body and its mandate

BIDA is a statutory industrial development and planning authority of the Government of Uttar Pradesh, headquartered in Jhansi, constituted under the Uttar Pradesh Industrial Area Development Act, 1976 to plan, develop and regulate an integrated industrial and urban township in the Bundelkhand region. The BIDA Master Plan 2045 covers 253.33 km2 (97.81 sq mi), equivalent to 62,599.20 acres, across 33 villages in Jhansi tehsil.

This total planning area is distinct from the 56,662 acres approved for phased land acquisition and development. In other words, the master plan sets out land-use zoning for the whole notified area, while a separate, smaller acreage figure covers land the state is actually acquiring in phases for direct development.

Path to board approval

• The Governor of Uttar Pradesh formally notified the BIDA area on 14 September 2023.
• The authority held its first board meeting on 4 January 2024 and its second on 28 June 2024.
• In January 2024, BIDA invited bids for preparation of a vision document and Master Plan 2045, and a consortium led by Singapore-based Surbana Jurong and real-estate consultancy CBRE was subsequently selected to prepare the plan.
• The draft Master Plan 2045 was released for public objections and suggestions on 11 April 2025, followed by draft Building Regulations 2045 on 26 April 2025.
• By October 2025, the master plan had received BIDA board approval, while sector and zonal planning continued.

Operative land-use allocation

Under the BIDA Master Plan 2045, 253 sq km of land has been designated for specific uses: Industrial (35.8 per cent), residential (15.2 per cent), mixed-use (5.1 per cent), commercial (1.5 per cent), and green space (10.6 per cent). The remaining share is allocated to institutional, logistics, infrastructure and other uses not broken out in the percentages reported so far. The planned city combines industrial, residential, commercial, institutional, logistics and green uses.

Connectivity and sector directives tied to the approval

Following the board approval, the state government layered in connectivity directives. Chief Minister Yogi Adityanath issued directives for the construction of an airport and improved connectivity in the BIDA region, emphasising the extension of the Agra-Gwalior Expressway, the Delhi-Chennai railway line, a multimodal logistics park, and a link expressway from the Bundelkhand Expressway. Sector planning work was expected to conclude by November 30, 2025, while the Environmental Impact Assessment process was progressing. Connectivity projects linking BIDA to NH-27 and NH-44 were in their final stages, and plans were underway for a railway station, logistics park, IT park, truck terminal, and bus depot within the area.

How this differs from the land-acquisition programme

The master-plan approval should not be confused with land-acquisition announcements, which cover a smaller, phased acreage inside the wider plan area. In February 2026, the state government was reported to have formally approved 56,662 acres for phased acquisition and development, including a first-phase target of 35,298 acres and a second-phase target of 21,364 acres. About 22,000 acres, or nearly 40 per cent of the identified swathes, had been acquired by BIDA as of early November 2025, according to a senior official. By March 2026, the acquisition of 24,201 acres amounted to more than 68 per cent of the total 35,298 acres targeted in the first phase.

Practical effect for landowners, investors and industry

For landowners in the 33 notified villages, board approval of the master plan confirms which broad zone (industrial, residential, commercial, mixed-use or green) their land falls into, which in turn affects acquisition priority and compensation planning. To ensure transparency, BIDA introduced a digital software system that oversees every stage of land acquisition — from farmer consent to payment — and a dedicated call centre for farmers.

For investors, the approval signals that BIDA can proceed to detailed sector plans and building regulations, and start commissioning trunk infrastructure. BIDA issued a Request for Proposal in April 2025 to select a consultant for technical and financial feasibility assessments and detailed project reports for infrastructure components planned within the Activation Area of its Master Plan 2045. The Activation Area forms the first phase of a multi-phase development under the Master Plan 2045. By June 2026, BIDA's CEO said that approximately 2,500 acres around Dagarwaha, Rajapur and Bamer villages would form this first activation area, combining industrial plots with housing, education and other civic facilities.

Subsequent regulatory steps

Board approval of the master plan was followed by continued environmental appraisal for the underlying Greenfield Industrial City project. The environmental appraisal process included an Expert Appraisal Committee review in June 2025, a public hearing in Jhansi on 22 December 2025 and further committee reviews in March and April 2026, with environmental clearance reported in June 2026. The Ministry of Environment, Forest and Climate Change subsequently granted environmental clearance to the 'Greenfield Industrial City (BIDA Master Plan-2045)' project, covering an area of 253.33 square kilometres across 33 rural areas of Jhansi tehsil.