The Impact of Urban Development on TNCP Planning Area and Agricultural Land in Madhya Pradesh

As Madhya Pradesh’s cities expand and urban boundaries stretch, a major transformation is unfolding across the state's landscape — agricultural lands and TNCP planning areas are being reshaped by rapid development. While this brings economic growth and modernization, it also creates significant challenges in land use, legal compliance, and sustainability.

Let’s understand how this development affects TNCP-designated land, agricultural zones, and what buyers and policymakers should keep in mind.

What is TNCP and Why is it Important?

TNCP stands for Town and Country Planning — a state-level department that defines master plans for urban and peri-urban areas in Madhya Pradesh. TNCP ensures planned growth with zoning regulations for:

✅ Residential, commercial, industrial use

✅ Green belts and open spaces

✅ Infrastructure planning like roads, water supply, and sewage

The TNCP’s role becomes crucial when agricultural land is converted for real estate or infrastructure purposes.

What Happens When Agricultural Land Faces Development Pressure?

In MP, a large percentage of peri-urban land (especially around Bhopal, Indore, Jabalpur, Gwalior, Ujjain) is traditionally agricultural land. But with urban sprawl, this land is being:

✅ Purchased by developers

✅ Converted to residential colonies

✅ Used for unauthorized plotting without planning approvals

Key Effects of Development on TNCP and Agricultural Land

1. Unplanned Colonies Outside TNCP Jurisdiction

• Many colonies develop without approval, violating TNCP master plans.
• Buyers are misled by brokers into thinking land is "ready for use."
• Later, TNCP or local bodies may demolish or refuse utilities (electricity, water).

2.  Loss of Agricultural Ecosystems

• Prime farmland gets fragmented and sold in small plots.
• Soil degradation and loss of food security follow.
• Groundwater levels drop due to unregulated borewell use.

3.  Land Value Disputes

• Land not converted to non-agriculture (NA) use remains risky.
• Unauthorized colonies often fetch lower resale values.
• Disputes arise when revenue records show it as agricultural, but it's used for housing.

4. Ineligible for Bank Loans

• Banks avoid financing on:
• TNCP-unauthorized plots
• Non-NA converted agricultural lands
• Areas without approved layout plans

5. Legal Risks and RERA Implications

• Under Madhya Pradesh RERA Act, all developers must register plots.

• If a project is not approved by TNCP or not converted from agricultural to residential, RERA may:

         • Deny registration

         •Impose penalties

         • Block future development

TNCP Planning Area Cities in MP – High-Impact Zones

What Buyers Must Verify Before Purchasing Land

✅ Is the land inside a TNCP Planning Area?
     Check if it falls within a notified TNCP or municipal zone.

✅ Is the layout approved by TNCP or local body?
     Verify the layout sanction letter and land use certificate.

✅ Has agricultural land been converted?
     Look for NA (non-agriculture) conversion order issued by revenue department.

✅ Is the colony RERA-registered?
     Search for the project and developer on https://rera.mp.gov.in