Port Blair Masterplan
PBPDA-2030
Overview
The Port Blair PBPA Masterplan 2030 is the operative land use framework for Port Blair town and 34 revenue villages, prepared by the Town and Country Planning Unit of the Andaman Public Works Department (APWD) under the A&N Islands Town and Country Planning Regulations, 1994. The plan came into force on 1st March 2012. It designates zones across primary residential, mixed residential, commercial, industrial, agricultural, defence, submergible land, reserved forest, and special reservation categories. All development within the PBPA requires planning permission from the Port Blair Planning and Development Authority (PBPDA).
Agricultural Land Diversion Fraud and ICRZ: The Two Traps Swallowing PBPA Buyers
Agricultural land plotted for housing without diversion
Specific Provision
ANI Land Revenue & Land Reforms Regulations, 1966
Document to Demand
Formal diversion order from Revenue Department
Consequence of Skipping
Transaction is fraudulent; structure has no building approval basis
Coastal and submergible land construction
Specific Provision
ICRZ Notification 2019 + PBPA submergible land (SL) zone designation
Document to Demand
ICRZ clearance; confirm plot is outside SL zone on APWD village map
Consequence of Skipping
Structure liable to demolition; no resale possible
Regulatory Trap
Specific Provision
Document to Demand
Consequence of Skipping
Agricultural land plotted for housing without diversion
ANI Land Revenue & Land Reforms Regulations, 1966
Formal diversion order from Revenue Department
Transaction is fraudulent; structure has no building approval basis
Coastal and submergible land construction
ICRZ Notification 2019 + PBPA submergible land (SL) zone designation
ICRZ clearance; confirm plot is outside SL zone on APWD village map
Structure liable to demolition; no resale possible
Check your plot against the APWD village-wise proposed land use maps, available at apwd.and.nic.in, before making any payment. As of August 2024, all land registration processes in the South Andaman District are conducted online, which means title verification is now faster to initiate ,but it does not substitute for the diversion order check.
Dollygunj, Bambooflat, and Sippighat: How PBPA 2030 Zone Maps Separate the Investable from the Risky
Dollygunj
PBPA 2030 Zone Type
Mixed Residential, Commercial
Primary Demand Driver
Near National Highway, expanding commercial activity
Investment Readiness
High
Known Risk
Premium pricing; limited supply
Prothrapur, Calicut
PBPA 2030 Zone Type
Residential, expanding municipal boundary
Primary Demand Driver
Proximity to Port Blair town, road connectivity
Investment Readiness
High
Known Risk
Diversion status must be verified on each parcel
Garacharma
PBPA 2030 Zone Type
Mixed Residential, Special Reservation (portions)
Primary Demand Driver
South Andaman census town, established settlement
Investment Readiness
Medium
Known Risk
Special reservation designation restricts some parcels
Bambooflat
PBPA 2030 Zone Type
Residential, agriculture (fringes)
Primary Demand Driver
Lower price point, NH upgrade proposal Feb 2025
Investment Readiness
Medium
Known Risk
Ferry access; Chatham Bridge closures documented Oct 2025
Sippighat, Wandoor
PBPA 2030 Zone Type
Agriculture, forest fringe
Primary Demand Driver
NH upgrade proposal covers Wandoor-Sippighat corridor
Investment Readiness
Low
Known Risk
Agricultural diversion required; Mahatma Gandhi Marine National Park proximity
Locality
PBPA 2030 Zone Type
Primary Demand Driver
Investment Readiness
Known Risk
Dollygunj
Mixed Residential, Commercial
Near National Highway, expanding commercial activity
High
Premium pricing; limited supply
Prothrapur, Calicut
Residential, expanding municipal boundary
Proximity to Port Blair town, road connectivity
High
Diversion status must be verified on each parcel
Garacharma
Mixed Residential, Special Reservation (portions)
South Andaman census town, established settlement
Medium
Special reservation designation restricts some parcels
Bambooflat
Residential, agriculture (fringes)
Lower price point, NH upgrade proposal Feb 2025
Medium
Ferry access; Chatham Bridge closures documented Oct 2025
Sippighat, Wandoor
Agriculture, forest fringe
NH upgrade proposal covers Wandoor-Sippighat corridor
Low
Agricultural diversion required; Mahatma Gandhi Marine National Park proximity
The most misread locality is Bambooflat. The NH upgrade proposal gives buyers a narrative about future road connectivity, and the price differential versus Dollygunj is real. However, the Chatham Bridge remains structurally problematic, the ferry system is documented as unreliable for ambulances and emergency vehicles, and no formal National Highway notification has been issued as of early 2026. Sippighat and Wandoor plots are routinely advertised near the National Park area without disclosing that agricultural land there still requires a formal diversion under the 1966 Regulations before any house site use is valid. Confirm diversion status for every parcel outside the Port Blair municipal wards before committing funds.
Frequently Asked Questions
What zones does the PBPA Masterplan 2030 designate for residential plots in Port Blair?
The PBPA Masterplan 2030 designates two residential categories: Primary Residential (PR) and Mixed Residential (MR). Mixed Residential zones, concentrated in localities like Dollygunj, permit a broader mix of uses alongside housing than pure residential parcels.
Do I need planning permission from the Port Blair Planning and Development Authority before building on my plot?
Yes, always. The A&N Islands Town and Country Planning Regulations, 1994, require planning permission from the PBPDA, Port Blair Municipal Council, or the relevant Gram Panchayat before any development. Government departments are also required to obtain this permission.
Can I buy agricultural land in Port Blair and convert it to a housing plot?
Only after formal diversion. The District Administration has explicitly warned that selling undiverted agricultural land for housing is fraudulent under the Andaman and Nicobar Island Land Revenue and Land Reforms Regulations, 1966. Demand the diversion order before paying.
What is the Island Coastal Regulation Zone and how does it affect land purchases near Port Blair?
The ICRZ Notification 2019 replaces standard CRZ rules for Andaman and Nicobar Islands. ICRZ-1A stretches prohibit all construction. Any coastal plot near Port Blair must be verified against the approved Island Coastal Zone Management Plan before purchase.
What is submergible land in the PBPA Masterplan 2030 and can it be built on?
No. Submergible land (SL) is a distinct zone category in the PBPA Masterplan 2030, shown on every APWD village map. These are low-lying or inundation-prone areas. No building activity is permitted on SL-zoned parcels under the plan.
How do I check which zone my plot falls under in the PBPA Masterplan 2030?
Download the village-wise proposed land use maps from apwd.and.nic.in. Maps cover all 34 PBPA villages by name, including ward-wise maps for Port Blair town. Match your survey number to the relevant map before any transaction.
Is land registration in South Andaman now online, and does that make title verification safer?
Yes, registration is online as of August 2024. However, online registration does not confirm diversion status or ICRZ compliance. Always obtain the diversion order from the Revenue Department and verify the PBPA zone designation separately.
Disclaimer
Port Blair Masterplan is only accessible with Premium Subscription.
Data Source & Verification
Source
Official Port Blair Planning and Development Authority (PBPDA) documents
Official Website
apwd.and.nic.in/townplan/T%20&%20CP%20Website%20Files/Master%20Plan_Port%20Blair/Proposed%20Landuse%20Map%20for%20Port%20Blair%20Planning%20Area.pdf
Coordinate Reference System
EPSG:4326 (WGS 84)
Geometry Type
Polygon / MultiPolygon
Data Format
Vector (GeoJSON) + Raster Tiles
Last Verified
2026
Status
Active