Banur Master Plan 2031: What GMADA Has Zoned, And Where The Aerotropolis Expansion Sits बनूर मास्टर प्लान 2031: GMADA ने क्या ज़ोन किया है, और Aerotropolis विस्तार कहाँ स्थित है ਬਨੂੜ ਮਾਸਟਰ ਪਲਾਨ 2031: GMADA ਨੇ ਕੀ ਜ਼ੋਨ ਕੀਤਾ ਹੈ, ਅਤੇ ਏਅਰੋਟ੍ਰੋਪੋਲਿਸ ਫੈਲਾਅ ਕਿੱਥੇ ਬੈਠਦਾ ਹੈ

Banur has something Gharuan does not: a notified master plan.

It is one of a dozen settlements GMADA has published an approved plan for, alongside S.A.S Nagar, Kharar, Zirakpur, Dera Bassi, Lalru, Mullanpur, New Chandigarh, Mandi Gobindgarh, Roopnagar, Rajpura and Fatehgarh Sahib. The Banur plan sits on GMADA's own site in three parts: the Plan, the Report, and the Revenue Master Plan. Gharuan, by contrast, has only a draft amendment to the regional plan and no plan of its own.

Banur tehsil is where GMADA's Aerotropolis expansion has been landing, and the plan and the acquisition notices do not describe the same thing.

Two documents govern Banur, not one

The town has its own master plan. It also sits under the GMADA Regional Plan, which GMADA publishes separately and which covers the whole Greater Mohali region.

Those are different instruments at different scales, and amendments happen at both levels. The Gharuan proposal is an amendment to the regional plan. A change to Banur's own zoning is an amendment to the town plan. Anyone tracking what is happening to a parcel here has two documents to watch, not one.

What the town document actually is

The sheet is titled Banur Planning Area, Proposed Land Use 2031, prepared as part of the Master Plan for Greater Mohali Region, with GMADA as client and the Department of Town and Country Planning, Punjab as the approving department.

The consultant was Jurong Consultants Pte Ltd of Singapore, the same firm GMADA appointed for the wider Greater Mohali regional planning exercise and for the Mullanpur Local Planning Area plan. The drawing carries a date of 25 March 2010, a D.T.P. reference dated 5 February 2010, a scale of 1:25,000 on A1, and version 6.1.

Two things follow from that date. The plan is a decade and a half old, working to a 2031 horizon that is now five years away. And GMADA hosts a separate file described as a revised Banur proposed land use plan, which means the version circulating may not be the version in force.

How the zoning is graded

Banur is not zoned in broad blocks. The drawing uses GMADA's graded residential system, and the codes appear across the sheet: R1, R2, R3, R4, R6 and R7, alongside categories for institutional and education, industrial, transport, and agriculture.

A parcel marked R1 and a parcel marked R6 are both residential, and they are not the same permission. The number carries the density the plan allows, which determines how much can be built and therefore what the land is worth to a developer.

So "it is residential on the master plan" is an incomplete statement about any parcel in Banur. The useful question is which residential grade.

Specific area reservations are marked on the sheet as well, with parcels annotated at 100 hectares, 25 hectares and 10 hectares, which is how institutional and large-format uses are carried on a plan of this scale.

The villages on the plan

The drawing names the settlements within the planning area, and that list defines what Banur actually covers.

Mathariap Majra, Kaspur, Kalauli, Ramgarh, Menda Buta Singh, Mazra Wala, Gobinpura, Changeran, Hulka, Nandiali, Rampur, Jalalpur, Ballomajra, Khuri, Jhansli, Ramnagar and Kahlo Majra.

If a property is being sold as Banur and its village is not on that sheet, it may sit outside the planning area, in which case the town master plan does not govern it and the regional plan does.

The road framework the plan was built around

Two alignments define the movement structure on the drawing. PR-1 running to Haryana, the connection eastward out of the planning area, and the MDR to Tepla, with additional PR alignments running through the sheet.

That framework is the reason Banur sits where it does in this region's geography. It is the belt between Mohali and the Haryana boundary, on the road toward Ambala, and the plan was drawn around that role rather than around Chandigarh proximity.

Where the Aerotropolis expansion sits

Here the 2010 document and 2026 reality diverge.

GMADA's Aerotropolis is expanding into Banur tehsil, and the authority's own published notifications name the villages. A Corrigendum Notification Regarding Village Isa Khan, Tehsil Banur, District SAS Nagar sits on GMADA's notifications page, alongside a Public notice regarding Land Acquisition under Aerotropolis Extension SAS Nagar and a Public notice regarding Land Acquisition of Village Nadiayali. Extension notifications have named Sekhan, Karala, Azizpur, Manakpur Kalar, Safipur, Landiali, Dharamgarh, Rurka and Nadiayali.

On acreage, the award for the next phase covers 3,522.98 acres against compensation of ₹23,457.74 crore. Trade reporting has separately put a Banur component at around 2,490 acres, without stating whether that acreage sits inside the award or alongside it.

A master plan and an acquisition notification are different instruments. The plan says what land may be used for. The notification says the state intends to take it. A village can be zoned agricultural on a 2010 plan and be inside an acquisition belt in 2026, and both are true simultaneously. Our guide to the acquisition sections sets out what each stage of that process means.

Reporting also indicates the Banur master plan has been amended to convert parts of agricultural land into residential zoning. That is consistent with the existence of a revised land use plan on GMADA's site.

What the plan does and does not settle

The master plan settles land use. It does not settle whether the state is acquiring your parcel, and favourable zoning inside an acquisition belt is the least comfortable combination available in this district.

It settles which residential grade applies, and R1 through R7 are not interchangeable. A seller describing a parcel as simply residential has not answered the question the plan actually answers.

And it settles nothing at all if you are reading the wrong version. A 2010 drawing and a revised land use plan are two different documents, amendments in this region are issued piecemeal rather than by republishing, and Banur additionally sits under the GMADA Regional Plan, which has its own amendment history. The date on the sheet is a fact about the sheet, not about the zoning in force.

For the pockets of the Aerotropolis that already trade, current rates sit on our LOI price tracker, and every fresh notification affecting this belt is recorded in the notices archive. Live inventory across the Tricity towns is on our Tricity page.

Banur's position has changed since Jurong drew that sheet in 2010. What has not changed is that the plan is the document which decides what any of it can become, and it is free to download from the authority that wrote it.

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Sources

- Banur (2031) Master Plan, Greater Mohali Area Development Authority, for the approved plan, report and revenue master plan
- Approved Master Plans, GMADA, for the full list of settlements with approved plans and for the GMADA Regional Plan as a separate instrument
- Revised Banur Proposed Land Use Plan, GMADA, for the revised land use drawing
- Banur Planning Area, Proposed Land Use 2031, a published copy of the drawing sheet, for the consultant, the 25 March 2010 date, the 1:25,000 scale, version 6.1, the R1 to R7 zone grading, the village names and the PR-1 and MDR road alignments. The authoritative version is the file on GMADA's own site
- Public notices and acquisition notifications, GMADA, for the corrigendum on village Isa Khan in Tehsil Banur, the Aerotropolis Extension public notice and the notice on village Nadiayali
- GMADA announces awards for 8 villages in Mohali for next phase of Aerotropolis, The Tribune, July 2026, for the 3,522.98 acre award and the compensation figure