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Bhiwandi Surrounding Notified Area (BSNA)

A. Origin & Need :

The Regional Plan for Mumbai Metropolitan Region (MMR) prepared by the Mumbai Metropolitan Region Planning Board (MMRPB) came into force in 1973. MMRDA was constituted in 1975 under the MMRDA Act, 1974 to plan, develop and co-ordinate activities in MMR. MMRDA is the nodal agency for the orderly development of the Mumbai Metropolitan Region.

The Bhiwandi Surrounding Notified Area (BSNA) consists of 60 villages surrounding the municipal boundary of Bhiwandi Nizampur City Municipal Corporation (BNCMC). Post Independence of India followed by rapid development of cotton industry, Bhiwandi became the leading producer and supplier of cotton cloth in the country. In addition, due to its proximity to Mumbai and Thane and availability of cheap land or rent, godowns and warehouses started developing along the old Agra road. The Rail connection between Vasai and Diva serving Bhiwandi also promoted the growth of godowns/warehouses in Bhiwandi and BSNA. Therefore, due to BSNA's highly commercial potential in terms of being a hub for logistics, warehousing and industries, combined with its proximity to Thane & Mumbai and connectivity through major corridors, it was necessary to ensure a planned development of this region.

B. Appointment of MMRDA as Special Planning Authority (SPA) :

The Govt. of Maharashtra by its Notification dated 17th March, 2007 (Published in Govt. Gazette on 19th April, 2007) appointed MMRDA as ‘Special Planning Authority' (SPA) for Bhiwandi Surrounding Notified Area (BSNA) which includes the area of 51 villages (revised 60 villages) from Bhiwandi Taluka of Thane Dist. Being SPA for BSNA, MMRDA has prepared and submitted the Draft Development Plan to Government for sanction on 21st December, 2012 u/s 30 (1) of the Act.

Bhiwandi Surrounding Notified Area
Sr.No. Title Download/View View Image
1 Notification dated 17th March, 2007 (3.63 MB) -
  • Land Area: BSNA consisting of 60 villages admeasures approximately 144 Sq. km.

  • Location: BSNA is strategically located due to its proximity to Mumbai & Thane. It is bounded by natural features like rivers, creeks, hills, and ridges on all sides.
  •  Linkages: BSNA has good road linkages with the major settlements through National Highways and State Highways. The major nearest railway stations for BSNA are Kalyan and Bhiwandi.

A. Sanctioned Development Plan for BSNA :

  1. The Draft Development Plan under section 26(4) of the MR & TP Act, 1966 was published on 28th December 2011 inviting suggestions and objections from public within a period of 30 days from the date of publication.
  2. Following the hearings of suggestions and objections by the Planning Committee, and on the basis of the Planning Committee's Report dated 29th August 2012, the corrected/amended Draft Development Plan was published under section 28(4) of the MR & TP Act, 1966.
  3. The Draft Development Plan prepared after following all statutory procedure stipulated under the MR&TP Act, 1966 was submitted to the Government for sanction on 21st Dec., 2012 u/s of 30 (1) of the Act. The Government by its Notification no. TPS.1212/1699/C.R. No.127/2013/UD-12, dt.11th March, 2015 (published in Maharashtra Govt. Gazette on 13th March, 2015) has sanctioned the Development Plan for this Notified Area and some part has been republished as Excluded Parts (EP) for inviting suggestions and objections from the public in accordance with section 31 of MR&TP Act, 1966. Further, the Government by its Notification No. TPS-1216/1169/C.R.162/16/UD-12, dated 4th November, 2016, No. TPB. 1216/1169/CR-162/16/UD-12, 10th March, 2017 No. TPS. 1216/2874/CR-366/16/UD-12, dated 24th March, 2017 and subsequent Corrigendum vide Notification No. TPS-1216/1169/ C.R.162/16/UD-12, dated 13th June, 2017

B. Landuse & Zoning :

Considering the existing built-fabric of BSNA and its characteristics, the major zones in this SPA are Residential Zone, Commercial Zone, Industrial Zone, No Development Zone. Further, taking the fundamental aspect of BSNA's characteristic as being that of a hub for Logistics, warehousing and Industries, an entirely new zone called Transport Hub & Logistics Park Zone has been introduced in the development plan for BSNA to promote large scale developments of Warehousing, Storage, Logistics and Industries.

C. FSI :

Unified Development Control and Promotion Regulations (UDCPR) Sanctioned by State Govt.on dated 2 December, 2020 is applicable to Bhiwandi Surrounding Notified Area (BSNA). In BSNA for developable zones like residential, commercial, public-semi public etc and for industrial zone base FSI, Premium FSI, ancillary area FSI and TDR etc. are permissible as per the provisions of UDCPR.

D. Development Permission :

Any person who intends to carry out development and erect/re-erect or make alterations in any place in a building or demolish a building is required to make an application to MMRDA in the format given in the Handbook for Development Permissions in SPA areas of MMRDA accompanied by all requisite documents, bonds, undertakings, NOC's, Plans, etc. MMRDA scrutinized the proposal in accordance with the applicable rules/regulations and statutes of the Sanctioned DCRs. Upon completion of scrutiny, MMRDA grants/refuses the development proposal by giving the reasons for such refusal in writing.

E. Infrastructure Development :

MMRDA is executing works such as construction of roads, fly-overs and bridges along with the proposed Metro Rail line.

Bhiwandi Surrounding Notified Area
Sr.No. Title Download/View View Image
1 BSNA EP 254 10-3-2017 (111.71 KB) -
2 BSNA EP 210 (407.05 KB) -
3 BSNA EP 254 (268.23 KB) -

1. List of Notices/ Notifications/ Maps/ DCR Sanctioned u/s 31 (Dt. 04/11/2016)

Bhiwandi Surrounding Notified Area
Sr.No. Title Download/View View Image
1 Notification w.r.t. sanctioned Excluded Part (EP) of Bhiwandi Surrounding Notified Area (Notification) (799.23 KB) -
2 Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M (Combined)) Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M (Combined))
3 Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.1) Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.1)
4 Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.2) Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.2)
5 Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.3) Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.3)
6 Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.4) Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.4)
7 Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.5) Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.5)
8 Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.6) Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.6)
9 Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.7) Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.7)
10 Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.8) Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.8)
11 Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.9) Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.9)
12 Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.10) Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.10)
13 Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.11) Sanctioned Excluded Part (EP) maps for Bhiwandi Surrounding Notified Area (Map 1M.11)
14 Sanctioned development control regulation of Bhiwandi Surrounding Notified Area (36.8 MB) (36.85 MB) -

2. List of Notices/ Notifications/ Maps/ DCR Sanctioned/ Published u/s 31 (Dt. 11/03/2015)

Bhiwandi Surrounding Notified Area
Sr.No. Title Download/View View Image
1 Bhiwandi Surrounding Notified Area (BSNA DP SM Notification) (202.32 KB) -
2 Bhiwandi Surrounding Notified Area (BSNA DP EP Notice) (296.33 KB) -
3 Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1966 (Combined Map) Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1966 (Combined Map)
4 Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1967 (Map 1M.1) Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1967 (Map 1M.1)
5 Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1968 (Map 1M.2) Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1968 (Map 1M.2)
6 Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1969 (Map 1M.3) Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1969 (Map 1M.3)
7 Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1970 (Map 1M.4) Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1970 (Map 1M.4)
8 Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1971 (Map 1M.5) Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1971 (Map 1M.5)
9 Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1972 (Map 1M.6) Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1972 (Map 1M.6)
10 Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1973 (Map 1M.7) (3.14 MB) -
11 Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1974 (Map 1M.8) Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1974 (Map 1M.8)
12 Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1975 (Map 1M.9) Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1975 (Map 1M.9)
13 Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1976 (Map 1M.10) Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1976 (Map 1M.10)
14 Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1977 (Map 1M.11) Development Plan (Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1977 (Map 1M.11)
15 Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1966 (Combined Map) Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1966 (Combined Map)
16 Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1967 (Map 1M.1) Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1967 (Map 1M.1)
17 Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1968 (Map 1M.2) Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1968 (Map 1M.2)
18 Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1969 (Map 1M.3) Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1969 (Map 1M.3)
19 Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1970 (Map 1M.4) Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1970 (Map 1M.4)
20 Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1971 (Map 1M.5) Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1971 (Map 1M.5)
21 Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1972 (Map 1M.6) Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1972 (Map 1M.6)
22 Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1973 (Map 1M.7) Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1973 (Map 1M.7)
23 Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1974 (Map 1M.8) Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1974 (Map 1M.8)
24 Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1975 (Map 1M.9) Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1975 (Map 1M.9)
25 Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1976 (Map 1M.10) Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1976 (Map 1M.10)
26 Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1977 (Map 1M.11) Sanctioned Development Plan (Excluding the Excluded Part) for Bhiwandi Surrounding Notified Area. Published under section 31 of MR&TP Act 1977 (Map 1M.11)
27 Development Control Regulations for Bhiwandi Surrounding Notified Area under section 31 of MR&TP Act 1966 (Development Control Regulations (DCR)) (31.72 MB) -

3. List of Notices/ Maps/ DCR Published u/s 28(4) (Dt. 20/12/2012)

Bhiwandi Surrounding Notified Area
Sr.No. Title Download/View View Image
1 Bhiwandi Surrounding Notified Area (List of Modifications) (63.29 KB) -
2 Bhiwandi Surrounding Notified Area (Full Map) Bhiwandi Surrounding Notified Area (Full Map)
3 Bhiwandi Surrounding Notified Area (Map - A) Bhiwandi Surrounding Notified Area (Map - A)
4 Bhiwandi Surrounding Notified Area (Map - B) Bhiwandi Surrounding Notified Area (Map - B)
5 Bhiwandi Surrounding Notified Area (Map - C) Bhiwandi Surrounding Notified Area (Map - C)
6 Bhiwandi Surrounding Notified Area (Map - D) Bhiwandi Surrounding Notified Area (Map - D)
7 Bhiwandi Surrounding Notified Area (Draft Development Control Regulations (DCR)) Bhiwandi Surrounding Notified Area (Draft Development Control Regulations (DCR))

4. List of Notices/ Notifications/ Maps/ DCR/ Report Published u/s 26 (Dt. 28/12/2011)

Bhiwandi Surrounding Notified Area
Sr.No. Title Download/View View Image
1 Bhiwandi Surrounding Notified Area (Notification) (18.17 KB) -
2 Bhiwandi Surrounding Notified Area : Proposed Land Use DP Map (1 : 22000) Bhiwandi Surrounding Notified Area : Proposed Land Use DP Map (1 : 22000)
3 Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 1 (1 : 5000) Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 1 (1 : 5000)
4 Bhiwandi Surrounding Notified Area Proposed Land Use DP Detail Map - 2 (1 : 5000) Bhiwandi Surrounding Notified Area Proposed Land Use DP Detail Map - 2 (1 : 5000)
5 Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 3 (1 : 5000) Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 3 (1 : 5000)
6 Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 4 (1 : 5000) Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 4 (1 : 5000)
7 Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 5 (1 : 5000) Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 5 (1 : 5000)
8 Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 6 (1 : 5000) Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 6 (1 : 5000)
9 Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 7 (1 : 5000) Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 7 (1 : 5000)
10 Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 8 (1 : 5000) Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 8 (1 : 5000)
11 Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 9 (1 : 5000) Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 9 (1 : 5000)
12 Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 10 (1 : 5000) Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 10 (1 : 5000)
13 Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 11 (1 : 5000) Bhiwandi Surrounding Notified Area : Proposed Land Use DP Detail Map - 11 (1 : 5000)
14 Bhiwandi Surrounding Notified Area (Development Control Regulations (DCR)) (2.92 MB) -
15 Bhiwandi Surrounding Notified Area (Report on Draft Development Plan) (49.08 MB) -

5. "List of Clear Development Plan Sheets of BSNA for easy understanding of Sanctioned SM and EP Maps"  

Bhiwandi Surrounding Notified Area
Sr.No. Title Download/View View Image
1 BSNA Clear Combined DP 1M (39.38 MB) -
2 BSNA Clear DP 1M1 (33.59 MB) -
3 BSNA Clear DP 1M2 (42.45 MB) -
4 BSNA Clear DP 1M3 (64.43 MB) -
5 BSNA Clear DP 1M4 (30.07 MB) -
6 BSNA Clear DP 1M5 (31.77 MB) -
7 BSNA Clear DP 1M6 (33.01 MB) -
8 BSNA Clear DP 1M7 (34.5 MB) -
9 BSNA Clear DP 1M8 (30.52 MB) -
10 BSNA Clear DP 1M9 (21.54 MB) -
11 BSNA Clear DP 1M10 (40.38 MB) -
12 BSNA Clear DP 1M11 (41.17 MB) -

6. "Updated map of Sanctioned DP of BSNA along with revised alignment of MMC"  

Bhiwandi Surrounding Notified Area
Sr.No. Title Download/View View Image
1 Approved note by Hon. MC (790.09 KB) -
2 Bhiwandi Surrounding Notified Area (Map of Sanctioned DP along with revised alignment of MMC) (3.67 MB) -

Rapid development is being observed in BSNA with the major developments occurring along the existing State & National Highways with the villages of Kalher and Kasheli predominantly showing Residential development, while Villages such as Rahanal, Gundavli, Dapode, Dive-Anjur, Val showing predominantly Industrial & Commercial developments. Villages of Khoni, Kambe, Katai, Shelar are largely Industrial in nature with the predominant industry being that of Powerlooms. Large warehousing is observed along the Nashik Highway in villages Pimplas, Sonale, Dhamangaon and Vadpe.

Bhiwandi Surrounding Notified Area
Sr.No. Title Download/View View Image
1 MMRDA has issued 179 development permissions (56.48 KB) -