Banur Masterplan
GMADA-2031
Overview
The Banur LPA Master Plan 2031 governs land use across 10,380.2 ha in the south-western corner of the Greater Mohali Region (GMR), Punjab, administered by GMADA. Prepared by JURONG Consultants for the Department of Town and Country Planning, Punjab, it designates Banur as the GMR's primary institutional hub, with residential use as the dominant land allocation (18.1% of total area), followed by mixed use and institutional zones (8%). Two roads, NH 64 and MDR A, anchor the LPA's spatial structure. This page covers the premium Banur Masterplan layer on 1acre, what each zone permits, the regulatory traps buyers encounter, and the corridors where this plan directly drives land value.
Growth Corridors and Micro-Markets Under the Banur Masterplan
The Banur LPA Master Plan 2031 makes a deliberate planning bet: institutional use as the economic engine, residential use as the supporting layer, and industry as a secondary driver in a contained western zone. That hierarchy creates distinct investment profiles across the LPA.
The table below maps the primary corridors to their zone designation and investment context, based entirely on facts sourced from the Banur LPA Master Plan report and GMADA plan map:
NH-64 (Patiala Road) frontage
Zone (Master Plan 2031)
Mixed Use + Residential
Growth Driver
Primary road frontage; direct connectivity to Zirakpur, Chandigarh, Patiala; commercial and residential activity already established
Known Risk
Road widening or PR-1 GMADA Expressway alignment may affect parcels near frontage; verify right-of-way with GMADA
MDR A corridor
Zone (Master Plan 2031)
Mixed Use + Residential
Growth Driver
Second main road spine of the LPA; serves existing built-up municipal area of 104.1 ha
Known Risk
Parcels near the intersection of NH-64 and MDR-A carry mixed-use overlay; check zone designation before assuming pure residential rights
Western industrial belt
Zone (Master Plan 2031)
Industrial (pharma/distillery)
Growth Driver
Existing pharmaceutical and distillery industries; dedicated treatment plant within zone
Known Risk
No residential development permitted; scattered brick kilns near villages; truck terminal encroachment flagged in Master Plan report
Educational cluster (western LPA, NH-64 alignment)
Zone (Master Plan 2031)
Institutional
Growth Driver
Concentration of medical, nursing, and engineering colleges along NH-64; Master Plan allocates 8% of LPA for institutional use
Known Risk
Land around institutional clusters is plan-protected; residential subdivision without CLU is not permitted
Azizpur / Khizergarh (Sub Tehsil Banur)
Zone (Master Plan 2031)
Residential colony zone
Growth Driver
GMADA-licensed affordable colony project; proximity to NH-64 and Zirakpur
Known Risk
GMADA issued a public notice (2024) regarding dues default by the developer; verify current licence status before any transaction
Corridor / Locality
Zone (Master Plan 2031)
Growth Driver
Known Risk
NH-64 (Patiala Road) frontage
Mixed Use + Residential
Primary road frontage; direct connectivity to Zirakpur, Chandigarh, Patiala; commercial and residential activity already established
Road widening or PR-1 GMADA Expressway alignment may affect parcels near frontage; verify right-of-way with GMADA
MDR A corridor
Mixed Use + Residential
Second main road spine of the LPA; serves existing built-up municipal area of 104.1 ha
Parcels near the intersection of NH-64 and MDR-A carry mixed-use overlay; check zone designation before assuming pure residential rights
Western industrial belt
Industrial (pharma/distillery)
Existing pharmaceutical and distillery industries; dedicated treatment plant within zone
No residential development permitted; scattered brick kilns near villages; truck terminal encroachment flagged in Master Plan report
Educational cluster (western LPA, NH-64 alignment)
Institutional
Concentration of medical, nursing, and engineering colleges along NH-64; Master Plan allocates 8% of LPA for institutional use
Land around institutional clusters is plan-protected; residential subdivision without CLU is not permitted
Azizpur / Khizergarh (Sub Tehsil Banur)
Residential colony zone
GMADA-licensed affordable colony project; proximity to NH-64 and Zirakpur
GMADA issued a public notice (2024) regarding dues default by the developer; verify current licence status before any transaction
The most misunderstood corridor is the educational cluster along NH-64. The Banur LPA Master Plan explicitly designates this zone for institutional use; it is not a residential buffer that can be colonised with plotted layouts. Buyers attracted by proximity to Chitkara University, Gian Sagar Medical College, and Plaksha University must verify that their specific khasra number carries residential or mixed-use designation before they assume building rights.
Frequently Asked Questions
What is the zone classification of my plot under the Banur LPA Master Plan 2031?
Download the Revenue Master Plan and land use map from gmada.gov.in/en/master-plansapproved-master-plansgmada/banur-2031. Locate your khasra number on the Shajra Plan, then match it to the zone on the official DTP SAS Nagar drawing (D.T.P (S.A.S) 2031/10). The 1acre premium layer overlays this data for faster identification.
How do I check if a colony in Banur is GMADA-approved or unauthorized?
GMADA publishes a PDF list of unauthorized colonies at gmada.gov.in/en/colonies/unauthorized-colonies. A PAPRA-licensed colony will have a formal license number issued by GMADA. Cross-check the colony name and license number directly with the authority before any payment.
What documents must I verify before buying land in Banur?
At minimum: CLU approval number from GMADA, PAPRA colony license (if buying a plotted colony), Shajra Plan certified by the Patwari, and a non-encumbrance certificate from the Tehsildar. Missing any one of these means the title chain has a gap that will block legal registration.
What is CLU and is it required for residential plots in Banur?
CLU (Change of Land Use) is GMADA's formal permission to convert agricultural or rural land to residential or industrial use. It is the mandatory first step before a PAPRA colony license can be issued. Without CLU, no plot in a new colony can be legally sold or registered for non-agricultural purposes.
Which areas of Banur are designated as institutional zones under the master plan?
The Banur LPA Master Plan 2031 allocates 8% of total LPA area to institutional use, concentrated along the NH-64 corridor in the western portion of the LPA. This zone hosts existing engineering, medical, and nursing colleges and is plan-protected for educational and research use, not residential subdivision.
Is residential construction allowed near the industrial zone in Banur?
No. The industrial zone in the western part of Banur, housing pharmaceutical and distillery plants, is designated for industrial use only under the master plan. Residential development without a valid CLU converting the classification is prohibited and cannot be regularized under GMADA's standard policy.
What is PAPRA and how does it protect plot buyers in Banur?
The Punjab Apartment and Property Regulation Act, 1995 requires all colony developers in GMADA jurisdiction to hold a valid license before selling plots. Buying in an unlicensed colony gives you no legal protection against stalled projects, title disputes, or developer default on infrastructure dues.
How does the proposed PR-1 GMADA Expressway affect land near Banur?
PR-1 is a proposed GMADA regional expressway that passes through the Banur LPA per the Proposed Land Use Map 2031. Land along its alignment carries long-term connectivity value but also acquisition risk: parcels falling within the proposed right-of-way may be subject to government acquisition at revenue circle rates.
Disclaimer
Data Source & Verification
Source
Official Greater Mohali Area Development Authority (GMADA) – Banur documents
Official Website
gmada.gov.in
Coordinate Reference System
EPSG:4326 (WGS 84)
Geometry Type
Polygon / MultiPolygon
Data Format
Raster Tiles (from GeoTIFF)
Last Verified
2026
Status
Active