Draft Master Plan and Zonal Development

Plans for VK-PCPIR, 2031 - A Summary

I. INTRODUCTION
1.

VK-PCPIR is one of the six Petroleum Chemical Petrochemical Investment Regions (PCPIRs) planned to
be promoted in India. Visakhapatnam-Kakinada PCPIR is seen to be a CATALYST, to position Andhra
Pradesh as having the LARGEST PETROCHEMICAL HUB of INDIA, showcasing:
a) Petrochemical led yet diversified economic base including traditional economies with private sector
led development generating employment opportunities for locals;
b) Regional economic development triggered by processing areas and connecting them with ports and
logistic hubs;
c) Planned and regulated urbanism with efficient public transportation system, adequate physical and
social infrastructure and better quality of life; and,
d) Ecologically responsive development with preservation of landscape comprising coastal
environments, environmental sensitive areas, and fertile agriculture.
2. The Cabinet Committee on Economic Affairs (CCEA), Government of India, in its meeting held on
February 23, 2009 approved Visakhapatnam-Kakinada PCPIR (VK-PCPIR) also called AP-PCPIR, the
proposal submitted by Government of Andhra Pradesh in March 2008 as per PCPIR Policy guidelines.
Subsequently, a Memorandum of Agreement (MoA) was signed between Government of India (GoI) and
the Government of Andhra Pradesh (GoAP) outlining the respective commitments towards establishing
this PCPIR on October 1, 2009.
3. Andhra Pradesh Industrial Infrastructure Corporation (APIIC) is the nodal agency for managing
implementation of VK-PCPIR. However, the GoAP also constituted a Special Development Authority
(VK-PCPIR SDA) in accordance with the Andhra Pradesh Urban Areas (Development) Act, 1975, which is
chaired by the Managing Director, APIIC.

VK-PCPIR in context to the Country

4.

5.

VK-PCPIR SDA Area spreads over an area of 640 sq.km., encompassing 97 revenue villages across parts
of 10 Mandals of Visakhapatnam and East Godavari Districts (7 mandals of Visakhapatnam District and
3 mandals of East Godavari District). The total population of VK-PCPIR SDA Area is 3.28 lakhs (2011
Census).
The project area is well connected by all possible modes of transport including road, rail, air and sea
ports. It is on the 'Golden Quadrilateral' with the NH-16 connecting it to Kolkata in the North and
Chennai in the South. The Chennai - Howrah main line of Indian railways traverses close to the VK-PCPIR
with rail sidings to Visakhapatnam Port, Gangavarm Port, Kakinada Port, NTPC and Visakhapatnam Steel
Plant. VK-PCPIR at Kakinada is served by a broad gauge loop line connecting Kakinada Port and the main

MASTER PLAN-2031

rail line at Samalkota.

Rajahmundry.

Air connectivity to the PCPIR is through airports at Visakhapatnam and

VK-PCPIR Location

6.

7.

8.

PCPIR attains a special significance in terms of its proximity to urban centres, including Visakhapatnam,
Anakapalle, Yelamanchili, Parawada, Tuni, Pithapuram, Samalkota and Kakinada. Currently, the project
area is predominantly rural in character and is dependent on the surrounding urban areas for services.
VK-PCPIR SDA has a mandate to follow the procedures suggested by the Government of India as per the
PCPIR Policy, viz., development activities relating to the VK-PCPIR and address the concomitant issues of
land use control, preparation of Master Plan, enforcement and regulatory functions besides promoting
and improving circulation network in surrounding areas, and various other activities.
The SDA is also mandated to prepare Master Plan and Zonal Development Plans for the VK-PCPIR
Project Area in accordance with the provisions of APUAD Act, 1975 and ensure guided development in
future. The Master Plan and Zonal Development Plans were prepared during 2011-12 by retaining a
consortium of M/s LEA Associates South Asia Pvt. Ltd., India and LEA International Ltd., Canada, as
Master Plan Consultants. The VK-PCPIR SDA Area (Master Plan Area) has been further divided into
three Zones and Zonal Development Plans have been prepared for the same.

DRAFT MASTER PLAN FOR VK-PCPIR SDA AREA -2031

A SUMMARY

MASTER PLAN-2031

VK-PCPIR Zonal Development Plans

II. PCPIR POLICY

9.

The PCPIR policy of Government of India (GoI) is a window to ensure the adoption of a holistic approach
to the development of global scale industrial clusters in the petroleum, chemical and petrochemical
sectors in an integrated and environment friendly manner.

PCPIR POLICY
Specifically delineated region of minimum of 250 sq.km
Planned for establishment of manufacturing facilities for domestic and export led production in petroleum,
chemicals & petrochemicals, along with the associated services and infrastructure.

PCPIR shall have a processing area, where the manufacturing facilities, along with associated logistics and
other services, and required infrastructure will be located.

A non- processing area shall include residential, commercial and other social and institutional infrastructure.

The minimum processing area for the PCPIR will be about 40% of the total designated area. The processing
area may or may not be contiguous.

PCPIR may include one or more SEZs, Industrial Parks, Free Trade & Warehousing Zones, EOUs, or Growth
Centres.

PCPIR could cover existing settlements/ industries & estates/ services and would therefore benefit from and
be complementary to the region.

State government may not acquire the entire area comprising the PCPIR, but it will notify the same under the
relevant Act for proper planning and zoning to ensure coordinated development.

PCPIR would have a refinery/ petrochemical feedstock company as an anchor tenant.

The internal infrastructure of the PCPIR will be built and managed by a Developer, or a group of Co-developers.
The external linkages will be provided by Government of India and the state government.
Source: Policy Resolution for Promotion of Petroleum, Chemicals and Petrochemical Investment Regions (PCPIRs)

III. REGIONAL ECONOMY AND INDUSTRIAL DEMAND

10. The regional economy is well represented by the trends and composition of the DDP of Visakhapatnam
and East Godavari districts which have an established and steady growing industrial and service base.
Within VK-PCPIR, during the plan period (2011-2031), a steep growth of the manufacturing sector is
envisaged leading to a multiplier effect on transportation, logistics and services. The overall economy is
envisaged to position the region as a key manufacturing hub in the State. Primary activities are also
proposed to grow, although, gradually.
DRAFT MASTER PLAN FOR VK-PCPIR SDA AREA -2031
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MASTER PLAN-2031

11. The economic base of Visakhapatnam District is largely constituted by the Service Sector with a growing
industrial sector over the last decade. The economic base of East Godavari District is also largely
constituted by the Services Sector with a growing industrial sector over the last decade as witnessed
from the sector contribution to the Gross District Domestic Product at Constant (1999-2000) Prices
( Lakhs) although the industrial sector has the lowest contribution.
Economy Base 2007-08 (P)

Economy Base 2007-08 (P)

10%
29%
45%
52%
38%

26%

Agricultural Sector

Industry Sector

Service Sector

Agricultural Sector

Industry Sector

Service Sector

Economy Base of Visakhapatnam District

Economy Base of East Godavari District
Source: Directorate of Economics & Statistics, Government of Andhra Pradesh, Hyderabad

12. The Vision 2020 drawn up during 1995-96 had envisaged that the economy of Andhra Pradesh would
grow at a rate of 10.3 percent consistently per year for the next 25 years. Growth has averaged at 8.1
percent per annum between 1999-2000 and 2007-08, below the targeted rate, and has dipped further
in the recent years.
13. By 2031, with the planned growth of VK-PCPIR, it is estimated that the industrial and tertiary sector
contribution would be significantly large while the primary sector contribution would decrease. The
interventions of the master plan in VK-PCPIR are proposed to lead to a growth in share of the districts
economy from 4 to 13 percent and in state economy from 0.53 percent to 1.75 percent.
14. Industrial demand in the region is a factor of the macroeconomic conditions (global markets) and
feedstock availability (oil and gas). The region is immensely dynamic with respect to investments and
has been attracting large investments from national and international players. GMR consortium is one
of the anchor tenants of this PCPIR project with a committed investment of INR 33,000 crores. Presence
of power plants viz. NTPC and its expansion plans increases the viability of this project. Among other
major committed ventures include GAIL, RINL-VSP, GVK Power, Athena Power, HInduja Thermal Power
Plant and HPCL. The region has seen a committed investment to the tune of INR 3.28 lakh crores.
15. The petrochemical based industrialisation process with Government stressing upon its development by
drawing up the PCPIR Policy, will forge a new path in the already strong industrial process of the region
and the State. Based on the existing scenario of industrial development and future potential based on
resource availability and investment potential, the following sectors have been proposed to be the
driving sectors in this regions industrialization process.
Focus
High potential
Downstream and ancillary sectors

Others

Categories
Chemicals and chemical products
Textiles and Wearing Apparel
Rubber and Plastic Products
Metals and Metal Fabrication
Machinery and Equipment
Food Products and Beverages
Paper and Printing
Other Non-Metallic Mineral Products
Electrical Machinery and Apparatus
Automobiles and Auto Components
Others

16. With the immense growth of industries, migration is a necessary resultant of the process. Owing to
large investments, employment and population are seen to grow manifold in the future in all the
sectors. Primary sector will grow but substantially. Visakhapatnam zone will see the maximum boost in
employment due to higher concentration of industrial activities. The total employment in all sectors is
expected to be approximately 6.4 lakhs as against the existing 1.3 lakhs.

DRAFT MASTER PLAN FOR VK-PCPIR SDA AREA -2031

A SUMMARY

MASTER PLAN-2031

Total Employment generated by VK-PCPIR, 2011-2031

S.NO.
EMPLOYMENT BY SECTOR
Existing (2011)
A
Primary Sector
56,935
B
Secondary Sector
38,105
C
Tertiary Sector
42,015
Total Employment
1,37,055

2031
70,629
2,89,635
2,80,379
6,40,643

Source: Master Plan, 2031

17. The total employment as a result of the industrial boost is expected to be around 5.7 lakhs by 2031
provided all development happens in a planned and phased manner as envisaged. An additional 0.7
lakhs employment will be generated as ancillary support sector.
18. Population in VK-PCPIR is expected to grow from 3.28 lakhs which is currently predominantly rural, to
10 lakhs due to the burst in employment opportunities and improved infrastructure provisions. Most of
this boost is expected in Visakhapatnam zone followed by Kakinada zone.
12

10
8

Population (In Lakhs)

Population (In Lakhs)

12

6.3

2.4

4
2

3.6

3.9

10
4.2

8
6
2.4

1.5

0.9
1.2

4.4

0.7

2.6

1.1

2021

Natural Growth

2031

2011

Net InMigration Population

Vizag Zone

2021

Nakapalli Zone

2031

Kakinada Zone

Natural and Net in-Migration Population (L) and Population Distribution across PCPIR Zones (R)

IV. PREPARATION OF DRAFT MASTER PLAN

19. Preparation of Master Plan and Zonal Development Plans for VK-PCPIR necessitated detailed analysis of
existing situation and identification of gaps in facility provision. For this purpose, the procedure included
the following major stages:
a) Data collection, review and documentation of policies and plans from various sources of all
government authorities and other sources,
b) Assessment of quality and quantity of data from all hierarchical sources and identification of gaps in
facility provision,
c) Conduction of studies and surveys for traffic studies, base map preparation and environmental
1
quality required for future analysis and projections,
d) Quality assessment and gap identification based on all primary and secondary data collected,
e) Projections based on current and proposed trends in population, employment, industrialization,
infrastructure, transportation, logistics, housing etc., and
f) Proposed Land use formulation and development control regulations required for implementation of
the project in next 20 years.
20. A comprehensive study of the 640 sq.km. site included examination of the following parameters or
sectors essential for developing a Master Plan for a region.
a) Demographic characteristics population, density, literacy, age-sex ratio etc.
b) Socio-economic characteristics occupation structure, worker participation rate, regional economic
base etc.
c) Economic sectors agriculture, fishery, forestry, minerals, tourism etc.
d) Industrial development all existing and committed industries and industrial clusters in the region,
employment potential, industrial demand etc.
e) Real estate assessment housing availability and demand, trends in land values etc.
f) Traffic and Transportation traffic surveys and demand, parking demand, logistics movement, ports
and their role, railway connectivity etc.

Environment Impact Assessment (EIA) was conducted by VUDA appointed environmental consultants EPTRI, Hyderabad and
thereafter handed over to Master Plan consultants for reference.
DRAFT MASTER PLAN FOR VK-PCPIR SDA AREA -2031
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g)

Physical infrastructure water supply, waste water, storm water drainage, solid waste management
and power supply, their current provision, gaps, future demand and proposals etc.
h) Social infrastructure education and health facilities, their current provision, gaps, future demand
and proposals etc.
i) Environmental quality based on environment study by environmental consultants, wind direction,
water, soil, air and noise quality, preservation of sensitive areas like CRZ, reserve forests, water bodies
etc.
j) Existing Land use preparation detailed base map of the region based on NUIS guidelines of the
MoUD.
k) 100% consultation of all revenue villages and fishing hamlets detailed consultation with villagers
and fisherfolk focusing on social and physical infrastructure requirements and fishing specific
infrastructure requirements.

V. Participatory Approach
21. Consultations have been carried out with various groups during this Master Plan Preparation in three
stages in order to ensure participation from all the stakeholders. The different stakeholder groups
consulted during the plan preparation are Elected Representatives, Industrial Groups, Infrastructure
Service Providers, Local Municipal and Revenue Authorities, Civil Society, Technical Institutions,
Industrial Infrastructure Agencies, Various Government Departments of State and Central. The
consultative process followed during the before Plan Preparation which form the first stage can be
categorised at three levels as under
22. Stakeholder Workshops: An initial Stakeholders Workshop was organized on 23rd July 2011 at Hotel
Four Points, Visakhapatnam by VK-PCPIR SDA, APIIC and VUDA. The objective of the workshop was to
inform stakeholders on scope of work of preparation of Master Plan and Zonal Development Plans for
VK-PCPIR SDA Area and to seek stakeholder views about the issues that need to be addressed during the
preparation of Master Plan. Participants attended included Elected Representatives including Ministers,
MLAs, City Mayor, MLCs representatives from District Administration, GVMC, PSUs, APIIC, AP R&B
Department, Anchor Clients, Other Major Industrialists, Ports, IFC , NIO, EPTRI, SEZs, Civil Society and
Fishermen Associations and VK-PCPIR SDA Officials. Further stakeholder workshops during the Draft
Master Plan stage were held in the form of interactive meetings to gather required inputs from the
stakeholders for incorporation into the plan.
23. Focus Group Discussions: Focus Group Discussions (FGDs) were held at revenue village level to identify
profile of the inhabitants, issues and constraints at the micro level and their key infrastructure priorities.
Apart from them FGDs where held at fishing village level to identify issues pertaining to fishing
infrastructure and livelihood apart from the aspects studied at the revenue village level. Keeping in view
the nature of the project which is very much different from that of any other Master Planning exercise,
FGDs where conducted in all the notified villages of VK-PCPIR SDA and all the fishing villages falling
within study area in order to have a in-depth understanding of the aspirations of the inhabitants.
24. Interactive Meetings: Interactive meetings were held with various Central, State and District
Government Officials, Industries and Associations.
25. These consultations helped in translating priorities into Development Vision, Goals and Strategies for
the horizon year 2031. Draft Master Plan and Zonal Development Plans were developed subsequently
translating further the Vision into physical plan and shared with stakeholders with a view to seek
comments. Consultations with stakeholders were conducted in phases during July mid November
2012, in the form of meetings with homogenous groups of stakeholders in order to keep the discussions
focused. The meetings were initiated with the industry groups on 13th August 2012, with Environment,
Port and Industry groups on 31st August 2012 and with various infrastructure providers including local
bodies in the region on 1st September 2012.The representatives of APIIC were present along with
officials of VK-PCPIR SDA in all consultative meetings. The consultation meetings were attended by the
representatives of Industry Groups, Environment, Port, Infrastructure, NAOB, BARC, District
administrators of East Godavari and Visakhapatnam districts, State Level Officials and fisher folk
organizations. Views expressed by various stakeholders during these consultations were considered
during the finalization of the plan.

DRAFT MASTER PLAN FOR VK-PCPIR SDA AREA -2031

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MASTER PLAN-2031

VI. VISION FOR VK-PCPIR

26. VK PCPIR being the largest PCPIR in India, has a greater responsibility towards the national vision in
balancing the targeted manufacturing growth with inclusivity and sustainability.
Visakhapatnam Kakinada PCPIR to be a CATALYST,
to position Andhra Pradesh as the LARGEST PETROCHEMICAL HUB of INDIA, showcasing:
Petrochemical led yet diversified economic base including traditional economies with private sector led
development generating employment opportunities for local inhabitants;
Regional economic development triggered by trans-regional PCPIR expressway servicing processing areas
and connecting them with ports and logistic hubs;
Planned and regulated urbanism with efficient public transportation system, adequate physical and social
infrastructure and better quality of life; and,
Ecologically responsive development with preservation of the unique landscape comprising coastal
environments, environmental sensitive areas, and fertile agriculture.
Technology driven which include promotion of green technologies
27. Key priorities while addressing the preparation of the Master Plan includes several aspects pertaining to
basic infrastructure, fishery sector development, skill development for enhanced local employment
opportunities, protection of environment, industrial infrastructure and curtailing of any unplanned
sprawl.
28. These priorities as brought to fore during the data collection and consultative process, lead the way for
formulation of the detailed land use plan for the region and development control regulations. An
important factor considred was conservation and protection of sensitive areas and curtaining of
residential areas from industrial clusters by providing green buffers. The following key spatial factors
were considered to lead to an inclusive development plan:

GUIDED DEVELOPMENT FOR

PROTECTION & CONSERVATION OF CRITICAL AREA

Ensure minimum 40-45% of processing area to meet Govt. of Indias PCPIR Policy
Provide all Industrial support infrastructure facilities

NON-PROCESSING AREAS

Coastal zone, estuaries, forests, water bodies

Fisher folk communities and other villages

PROCESSING AREAS IN CONFIRMITY WITH PCPIR POLICY

Protecting environmental sensitive resources and areas

Streamlining industrial development
Promoting planned and regulated residential areas
Providing/improving social infrastructure facilities

Ensure Non-Processing Areas, especially residential areas to be developed in close proximity to

such employment areas

IMPROVE TRANSPORT CONNECTIVITY

Ensure barrier free transport connectivity between processing areas.

Provide/Improve transport connectivity between Processing areas and Ports

29. Therefore the goals and strategies adopted for achieving the vision for an inclusive and sustainable
region are highlighted hereafter:
GOAL # 1: Economic Development Triggered By Petrochemical Led and Diversified Industries:
Investment in Refineries and petrochemical complexes would lead to a multiplier impact on downstream and
ancillary sectors creating further sources of income generation and employment. At the same time, a
significant expansion in the steel sector PSU located in VK-PCPIR throws open an opportunity for development
of a multi sector economy with industries having synergy with petrochemical sector. Additionally, the
DRAFT MASTER PLAN FOR VK-PCPIR SDA AREA -2031
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MASTER PLAN-2031

economic base needs to incorporate the resource based local economies, i.e. the fisheries sector. In all this
there is an overall objective to create further job opportunities at all skill levels.
Strategy:
a) Concentration on quick implementation of petroleum refineries cum petrochemical
complexes/anchor industries which are capital intensive and depend on highly advanced technology.
b) Promotion of industries in the manufacturing sector like steel, metal fabrication.
c) Provision of a system for technical education and vocational training that is capable of preparing
labour to adapt to the needs of various specializations and skills required in the industrial sector.
d) Emphasis on export-oriented business growth that provides opportunities for increasing integration
into the world economy.
e) Developing a dynamic, efficient and competitive private sector which would enable quick growth;
reducing Government role gradually in provision of industrial infrastructure.
GOAL # 2: World Class Physical Infrastructure
a) Provision of a strategic transport connectivity through road and rails linking the current national
highway network and rail network to enhance efficient movement of goods and passenger
b) Provision of a trans-regional facility corridor along with an expressway interconnecting all existing
and envisaged processing areas with logistic hubs and three existing ports and two proposed ports in
VK-PCPIR. The facility corridor will have accommodate all key utilities including oil, gas, water, power
and steam, besides a 6 lane expressway.
c) Adequate availability of water from Polavaram reservoir to provide industrial areas with
uninterrupted water supply.
d) Provision of a planned system of water supply, waste water management, power supply, solid waste
management and telecommunication networks.
e) Creation of hierarchy of logistic hubs/centres at strategic locations along 137 km facility corridor to
help efficient movement of raw materials and finished products from the processing areas.
GOAL # 3: Planned and Regulated Development
a) Promotion of development regulations and planned development, which is eco-sensitive, dovetailing
current regulatory framework on safeguarding environmental resources and assets.
b) Adequate provision for access to social infrastructure facilities including green open spaces,
recreational areas, health, educational and religious institutions and other public and semi-public
uses.
c) Regulation of urban development through re-densification and development control mechanism in
areas where already organic and haphazard development are underway (eg: Atchutapuram and
Parawada);
d) Identification of hierarchy of road system to enhance efficient mobility of goods and passengers.
e) Promotion of adequate and efficient physical infrastructure services to all settlements for safety, and
convenience of the population.
f) Promotion of public transportation system to enable efficient intra-regional and inter regional
passenger movement.
GOAL # 4: Ecologically Responsive Development
a) Promotion of planned spatial development, which is eco system sensitive.
b) Protection of coastal zone and permission to only those activities, which will not hamper coastal ecosystem and conforming to CRZ regulations.
c) Protection of historical and cultural heritage precincts and similar sites.
d) Designation of all natural and cultural landscape as special areas/protected areas/areas devoid of
urban development and formulate an appropriate strategies.
GOAL # 5: Technology Driven
a) Promotion of green technologies in industrial operations, infrastructure management, transportation
system, water supply and waste management system etc.

VII. DRAFT MASTER PLAN 2031

30. The Master Plan involved the meticulous consideration of all aspects of adequate infrastructure
provision for a good quality of life alongside a healthy competitive environment for industrial growth.
31. Additionally the Master Plan addresses the importance and needs of the fishery sector which comes
through as an integral part of the VK-PCPIR economy. Special Area Plans have been proposed at
Pudimadaka, Muthyalammapalem and Uppada fishing villages focusing on provision of essential fishing
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MASTER PLAN-2031

infrastructure as highlighted during the consultative process, as cold storage, processing and packaging
centers and fishing jetties.
32. The salient features or highlights of the Master Plan having accomplished the Goals suggested earlier
are as follows:
a) Identification of Protected zone This zone consists of reserve forests, CRZ, water bodies, swamps,
aquaculture, salt pans and other ecological sensitive areas.
Water Bodies
CRZ

Reserve Forest

b) Integration of Industrial Areas by means of the PCPIR Expressway/ Facility Corridor It is a zero resettlement proposal. This provides a spine for an uninterrupted and smooth movement of
passengers and goods across all industrial clusters and logistic hubs. It will be equipped with a wide
corridor for utility pipelines.
PCPIR Expressway/
Facility Corridor

c)

No further addition of Industrial Area No additional industrial areas have been added other than
those existing committed and proposed by APIIC or any other private developer. Nakapalli,
Pyakaraopeta and APSEZ Expansion areas have been designed for effective traffic movement. A green
buffer of 500m has been proposed within the industrial area cluster to provide a curtain from the
proposed habitation areas.

VAKALPUD
IINDUSTRI
AL
CLUSTER

KSDEZ

PAYAKARAOPETA
INDUSTRIAL
CLUSTER

NAKKAPALLI
INDUSTRIAL
CLUSTER

JNPC
APSEZ/ APSEZ
Expansion

NTPC/ HNPCL

STEEL
PLANT

d) Dedicated and Effective goods movement intra-regional and inter-regional goods movement has
been proposed to curtail delay and obstruction to through traffic. This also takes into account sea
route movement through major and minor ports and jetties. Connectors to National Highway have
been provided for improved connectivity at a larger scale.

DRAFT MASTER PLAN FOR VK-PCPIR SDA AREA -2031

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MASTER PLAN-2031

e)

Proposed public transport corridor Public transport corridor connecting the major urban centers
has been proposed to improve connectivity to these towns. Further, public transport is an essential
means towards a sustainable development.

f)

Proposed residential townships and social infrastructure Walk to work is an important mantra for
sustainable plans. Five residential townships have been proposed near Parawada, Atchutapuram,
Nakkapalli, Payakaraopeta and KSEZ to promote nearness to the work places. These account for all
classes of housing provision. A Spaecial Area Plan in Nakkpalli has been developed as a high-end sea
front residential pocket aimed at occupation by the envisaged growing industrial sector. Social
infrastructure is an essential entity to lend a quality of life and been provided ar per UDPFI guidelines
of the MoUD.

g)

Village expansion areas Expansion areas have been proposed around the existing village habitation
areas to enable a controlled sprawl in the next 20 years as an attempt to bring about inclusive
development. These villages will be able to grow along with the region as a whole while retaining its
identity.
h) Fishery sector specific proposals The Master Plan for 2031 has identified fishing as one if the key
sector of economy of the region. This led to the 100% consultative process of all fish land sites and
villages. Fishing infrastructure proposals like jetties, cold storages, processing and packaging centers,
fish markets and auction yards, transport connectivity till shore have been proposed as Special Areas.

33. The proposed Land Use Plan 2031 so developed through a thorough and exhaustive consultative
process across all hierarchies of stakeholders is presented below:

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A SUMMARY

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MASTER PLAN-2031

DRAFT MASTER PLAN FOR VK-PCPIR SDA AREA -2031

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MASTER PLAN-2031

VIII. ZONAL DEVELOPMENT PLAN 2031

34. Zonal development plans for all three Zones viz. Visakhapatnam, Nakkapalli and Kakinada zones
presenting a detailed land use plan have been prepared on similar lines as the Master Plan.
A. VISAKHAPATNAM PCPIR ZONAL DEVELOPMENT PLAN
35. Visakhapatnam Zone is spread across an area of 334.5 Sq. km (52% of the total area) out of the

entire 640 sq.km. Relatively, it is currently the most industrialized zone as well, considering the
presence of industrial clusters (APSEZ, JNPC, Parawada IC, Brandix SEZ) and L&M industries
(Steel Plant, NTPC, HNPCL). The Planning Area of combines parts of Pedagantyada, Parawada,
Atchutapuram, and Rambilli mandals encompassing 61 revenue villages (out of the total 97
PCPIR villages).

Visual representation of Visakhapatnam Zone

36. The salient features of Visakhapatnam PCPIR Zone are as follows:

a) Industrial mix proposed for this Zone follows current industrial trends and focusses on
proliferation of steel and its ancillaries, chemical and petrochemical based and power
generation.
b) Planned development of layouts in APSEZ Expansion which is currently unplanned complete
with adequate green buffers within industrial cluster boundary.
c) Improved industrial connectivity by means of PCPIR Expressway and strengthening entry and
exit points for goods and people mobility. Connection to NH16 from Muthyalammapalem via
four lane connector, enhancing connection between existing APSEZ to APSEZ Expansion.
d) Planned road network following a hierarchical system of road connectivity enhanced by
strategic location of logistic hubs to ensure hassle-free intra and inter industrial movement.
e) Rail connectivity to APSEZ and its expansion area in tandem with RITES proposal to ensure
inter-regional goods movement.
f) Planned residential townships have been designed in Atchutapuram and Parawada mandals
close to industrial clusters to enable nearness to work centers. Social infrastructure facilities
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MASTER PLAN-2031

like commercial and institutional uses have been planned along with the residential clusters
to address sustainability issues.
g) Expansion areas around villages have been proposed to prevent unplanned sprawl of
habitations. Rambilli village land use plan will assist in enriching the mandal head quarter as
a planned neighbourhood.
h) Physical infrastructure facilities have been projected for all anticipated uses and broad
layouts drawn. Water requirement largely for industrial, residential and floating population
is 1131MLD. Industrial areas will be required to recycle water and use it for horticulture
purpose. Water requirement will be met from Polavaram canal system and treated water
from GVMC. Industrial solid waste will be sent to Ramky TSDF in JNPC for treatment. MSW
landfill site options are proposed for examination by competent authorities.
B. NAKKAPALLI PCPIR ZONAL DEVELOPMENT PLAN
37. Nakkapalli Zone is spread across an area of 158.2 sq.km (25% of the total area) out of the 640

sq.km. Two main industrial clusters are identified and delineated by APIIC i.e. Nakkapalli and
Payakraopeta industrial clusters. Hetero SEZ is the only major industry (pharmaceutical)
operating in this Zone. The Planning Area of combines parts of S.Rayavaram, Nakkapalli and
Payakaraopeta mandals encompassing 21 revenue villages (out of the total 97 PCPIR villages).
38. The salient features of Nakkapalli PCPIR Zone are as follows:
a) Industrial mix proposed for this Zone promotes a mixed sectorial development especially in
petrochemicals, chemicals, light engineering and power generation.
b) Planned development of layouts in Nakkapalli and Payakaraopeta industrial clusters which
are currently unplanned complete with adequate 500 m wide green buffers within industrial
cluster boundary.
c) Improved industrial connectivity by means of PCPIR Expressway and strengthening entry and
exit points for goods and people mobility. Proposed road connectivity to NH16 via 60m RoW
will promote enhanced regional movement.
d) Planned road network following a hierarchical system of road connectivity enhanced by
strategic location of logistic hubs to ensure hassle-free intra and inter industrial movement.
e) A minor port is proposed in Nakkapalli cluster to ensure sea connectivity as well.
f) Planned residential townships in Nakkapalli and Payakaraopeta mandals close to industrial
clusters to enable nearness to work centers. Social infrastructure facilities like commercial
and institutional uses have been planned along with the residential clusters to address
sustainability issues.
g) Expansion areas around villages have been proposed to prevent unplanned sprawl of
habitations. Additional provision for fishing villages with respect to fishery infrastructure is
proposed.
h) Physical infrastructure facilities have been projected for all anticipated uses and broad
layouts drawn. Water requirement largely for industrial, residential and floating population
is 241MLD. Industrial areas will be required to recycle water and use it for horticulture
purpose. Water requirement will be met from Polavaram canal system and Godavari river.
Industrial solid waste will be sent to proposed TSDF in Payakaraopeta industrial cluster or
Ramky TSDF for treatment. MSW landfill site options are proposed for examination by
competent authorities.

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Visual representation of Nakkapalli Zone

C. KAKINADA PCPIR ZONAL DEVELOPMENT PLAN
39. Kakinada Zone is spread across an area of 147.3 Sq. km (23% of the total area) out of the

entire 640 sq.km. It is the second most industrialized zone, with presence of industrial clusters
(KSEZ, Thammavaram and Vakalpudi ICs) and L&M industries (Spectrum, Coromandel
Fertilizers). KSEZ (42.5 sq.km. area) is private promoted and acquired by KSEZ Pvt. Ltd. that will
be responsible for provision of all facilities and infrastructure within its confines.
Thammavaram and Vakalpudi ICs are promoted by APIIC. The Planning Area of combines parts
of U.Kothapalli, Thondangi and Kakinada rural mandals encompassing 15 revenue villages (out
of the total 97 PCPIR villages).

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Visual representation of Kakinada Zone

40. The salient features of Kakinada PCPIR Zone are as follows:

a) Industrial mix proposed for this Zone promotes a mixed sectorial development especially in
petrochemicals, food processing and power generation.
b) Improved industrial connectivity by means of PCPIR Expressway and strengthening entry and
exit points for goods and people mobility. Proposed road connectivity to NH16 and NH 216
via 60 m and 45m RoW will promote enhanced regional movement.
c) Planned road network following a hierarchical system of road connectivity to ensure hasslefree intra and inter industrial movement.
d) Planned residential townships close to Kakinada SEZ will enable nearness to work centers.
Social infrastructure facilities like commercial and institutional uses have been planned along
with the residential clusters to address sustainability issues.
e) Expansion areas around villages have been proposed to prevent unplanned sprawl of
habitations. Additional provision for fishing villages with respect to fishery infrastructure is
proposed.
f) Physical infrastructure facilities have been projected for all anticipated uses and broad
layouts drawn. Water requirement largely for industrial, residential and floating population
is 494MLD. Industrial areas will be required to recycle water and use it for horticulture
purpose. Water requirement will be met from Samalkota canal system and Godavari river.
Industrial solid waste will be sent to proposed TSDF in Payakaraopeta industrial cluster or
Ramky TSDF for treatment. MSW landfill site options are proposed for examination by
competent authorities.
IX. DEVELOPMENT CONTROL REGULATIONS
41. Development Control Regulations required for the implementation and controlled planned
development has been formulated in accordance with the AP Building Rules 2012 and
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approved Revised Master Plan for Visakhapatnam Metropolitan Region 2021. The DCR
recognizes two major zones as follows:
i. Protected Zone - Hills & Forests, Water Bodies, Religious/Heritage Properties and Precincts
ii. Regulated Zone
a) Coastal Regulation Zone (CRZ)
b) Agriculture
c) Special Area Zones
d) Fishing villages
e) Residential Zone
f) Commercial Zone
g) Mixed Land use Zone
h) Public and Semi-public Zone (Institutional)
i) Transportation Zone
j) Recreational Zone
k) Village Expansion Area
l) Industrial Zone
m) Electrical Lines
n) Oil / Gas Pipelines
o) Defense Establishments
42. The salient features of the DCR are as follows:
a. A No- development zone in buffer areas around water bodies as specified in the Master
Plan is in accordance with AP Building Rules 2012.
b. Heritage and archaeological precincts will follow a 100m no-development zone from
boundary and limited development from 100-300m.
c. CRZ Regulation 2011 will be applicable for the coastal area and no non-permissible
activities will be allowed.
d. Residential developments can be allowed in Agriculture zone as part of rural
development and the area shall be limited to 5.0 hectares and it shall be permitted
without change of land use duly collecting land use conversion charges etc by SDA.
e. The Hospitals, Schools, Colleges, Community Buildings, Religious Buildings, Abbotir are
also permitted with the special sanction of the Authority duly following the respective
use zone norms without change of land use duly collecting the land use conversion
charges etc by SDA.
f. The Industries are permissible in Agriculture use zone in terms of G.O. M/s No. 9 of
Industries and Commerce Department
g. All residential activities will be permitted in the 500m village expansion areas.
h. Residential, commercial, transportation, public and semi-public zones and layout
regulations will follow regulations as in the DCR which are in tandem with the AP
Building Rules 2012 and approved Revised Master Plan for Visakhapatnam Metropolitan
Region 2021.
i. All industries will have to conform to the Technical EIA Guidelines for Industrial Estates
and only industry categories and sectors as mentioned in DCR will be permissible.
j. Green buffers around Nakkapalli and Payakaraopeta industrial clusters and around
village settlements within these clusters will be free of any industrial activity.
k. Polluting industries as specified by CPCB/ SPCB will follow specific regulations pertaining
to green areas, transportation and common facilities.
l. For sites within 500m from boundary of defense areas, prior permission from Defense
Authority will be required.
m. Various implementation mechanisms like town planning schemes, involvement of
private developers and LAA can be utilized for the execution purpose.
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