BIDA Master Plan 2045: Bundelkhand Greenfield Industrial City Planning Blueprint

What BIDA is and the planning horizon

The Bundelkhand Industrial Development Authority (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 authority's guiding document, the BIDA Master Plan 2045, sets a roughly 20-year planning horizon from its preparation to the year 2045. The Uttar Pradesh cabinet approved the proposal to establish BIDA in 2023, and 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.

Total planned area vs. area targeted for development

It is important to distinguish two different numbers that both appear in official material and news coverage:

• Total notified planning area: 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 is the full jurisdictional boundary within which BIDA can plan land use, not the area that will necessarily be built out by any single target year.
• Land approved for phased acquisition and development: This total planning area is distinct from the 56,662 acres approved for phased land acquisition and development. In total, BIDA plans to acquire 56,662 acres across 33 villages in two phases, with the remaining 21,364 acres slated for acquisition in the second phase.

As of the most recent reporting, acquisition is well underway but incomplete. The acquisition of 24,201 acres of land amounts to more than 68 per cent of the total 35,298 acres targeted in the first phase by BIDA. A separate, more recent figure tied to the environmental clearance announcement put the cumulative total higher: BIDA has so far acquired a total of 25,706 acres of land (as of the June 2026 clearance report). Authorities have also approved further tranches beyond the original 56,662-acre figure — a total of 8,349 acres of land will be acquired for the Bundelkhand Industrial Development Authority's Master Plan-2045, alongside an extension of the Agra-Gwalior Greenfield Expressway to Jhansi, agreed at a Project Monitoring Group meeting chaired by the Chief Secretary in December 2025.

Land-use split (Master Plan 2045)

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). These five categories together account for about 68 percent of the notified area; the remaining share (institutional, infrastructure, roads, water bodies and similar uses) has not been broken out in public reporting as of this writing, so no figure is given here to avoid guessing.

Development phases and timeline

BIDA's rollout has three broad, overlapping layers — land acquisition phases, a first construction/activation phase, and the regulatory approval sequence for the plan itself.

Land acquisition phases

• Phase I acquisition target: 35,298 acres, of which 24,201 acres — more than 68 per cent of the total — had been acquired as of the corresponding report.
• Phase II acquisition target: the remaining 21,364 acres slated for acquisition in the second phase.
• Additional tranche: a further 8,349 acres approved for acquisition as part of ongoing expansion beyond the original two-phase figure, alongside expressway connectivity works.

First construction phase — the "Activation Area"

The Activation Area forms the first phase of a multi-phase development under the BIDA Master Plan 2045, which envisions a self-sustaining industrial city in the Bundelkhand region. In June 2026, CEO Sanjay Kumar Khatri said that approximately 2,500 acres around Dagarwaha, Rajapur and Bamer villages would form the first activation area, combining industrial plots with housing, education and other facilities. BIDA has commissioned a consultant to prepare feasibility studies and detailed project reports for the Activation Area's infrastructure, spanning 12 segments including a 38-kilometre greenfield expressway, power transmission, water supply, sewage treatment, and ICT systems.

Plan approval sequence

• BIDA invited bids in January 2024 for a vision document and Master Plan 2045, and a consortium led by Singapore-based Surbana Jurong and real-estate consultancy CBRE was 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.
• The environmental appraisal process included an Expert Appraisal Committee review in June 2025, a public hearing in Jhansi on 22 December 2025, further committee reviews in March and April 2026, and environmental clearance was reported in June 2026.

The Ministry of Environment, Forest and Climate Change officially granted environmental clearance to the 'Greenfield Industrial City (BIDA Master Plan-2045)' project, to be developed over 253.33 square kilometres covering 33 rural areas of Jhansi tehsil.

Utilities planned alongside the city

The environmental clearance documentation sets out specific utility capacities tied to the plan: the city's drinking water requirement of 217.22 MLD will be met from Rajghat Dam, while treated water will be used for other purposes. BIDA will establish a 163.26 MLD Sewage Treatment Plant and a 150.88 MLD Common Effluent Treatment Plant in phases. Used water will be treated and reused, and no wastewater of any kind will be discharged into the Betwa, Pahuj or Angauri rivers.

Population and employment targets

BIDA and its consultants have not published a specific population or workforce target figure in the material reviewed for this page (as of August 2026). What is documented is the intent: BIDA will be developed as one of the country's most modern, sustainable and environment-friendly industrial smart cities, according to CEO Sanjay Kumar Khatri, with the stated aim of improving local living standards alongside industrial growth. Readers should treat any population or jobs numbers circulating in secondary sources with caution until BIDA publishes them in the approved Master Plan 2045 document itself; this page will be updated when official figures are confirmed.

Planner and regional context

A consortium led by Singapore-based Surbana Jurong and real-estate consultancy CBRE was selected to prepare the plan. The project sits within two larger national industrial-corridor programmes: Jhansi is one of the six nodes of the UP Defence Industrial Corridor (UPDIC), alongside Lucknow, Kanpur, Agra, Aligarh, and Chitrakoot, and Chief Minister Yogi Adityanath has also called for the development of a Delhi–Nagpur Industrial Corridor node in the BIDA region to align with the national industrial map. The initial programme included a ₹5,000 crore land-purchase fund and was widely described as a Noida-like industrial-city project intended to accelerate industrialisation in Bundelkhand.

Where to find the official plan documents

Official notices, RFPs and plan-related documents are published on BIDA's own website. The consultant-selection RFP for the Vision Document and Master Plan 2045 is one such document; broader tender and notice listings covering later stages (including the Activation Area infrastructure DPR consultancy) are maintained on the same site. For the underlying government approval trail — including the environmental clearance — the Ministry of Environment, Forest and Climate Change's Parivesh portal is the relevant record-keeper. This page links to these sources rather than reproducing their content; consult them directly for the full plan text, drawings and regulations.