Ambernath, Kulgaon-Badlapur and Surrounding Notified Area
A. Origin and Need
The regional plan for Mumbai metropolitan region (MMR) came into force in 1973. This plan identified Dombivali-Kalyan-Ulhasnagar-Ambarnath-Badlapur as one of the important growth areas due to industrial development in this area and due to an existing rail line connecting the area of Brihan Mumbai and other national destinations. An area south of Kalyan was also designated as ‘New Town' to integrate the growth of surrounding nuclei into an integrated urban centre.
B. Appointment of MMRDA as Special Planning Authority
As a recommendation of Regional Plan of MMR the Government of Maharashtra has appointed the Mumbai Metropolitan Region Development Authority established under the Mumbai Metropolitan Region Development Authority Act, 1974, (Maharashtra-IV of 1975) to be the Special Planning Authority (SPA) for the "Kalyan Complex Notified Area (KCNA)" by the Urban Development and Public Health Department Notification NoTPB-1275/1199/UD-8, dated 15th March
promulgated in exercise of its powers conferred by Section 40 (1) (c) of the Maharashtra Regional and Town Planning Act, 1966. KCNA comprised of Kalwa, Mumbra, Diva, Dombivali, Kalyan, Ambarnath, Badlapur and surrounding rural areas from Thane and Raigad districts.
Thereafter, there were administrative and territorial changes in the jurisdiction of KCNA from time to time particularly on account of establishing Thane, Kalyan, Ulhasnagar and Panvel corporations. The Government of Maharashtra, UDD by its Notification No. TPS -1200/1957/CR-32/2001/UD-12, dated 22nd March, 2001 has changed the name of the Kalyan Complex Notified Area as "Ulhasnagar, Ambarnath, Kulgaon-Badlapur & Surrounding Notified Area (UAKBSNA)";
Thereafter, the Government of Maharashtra, UDD by its Notification No. TPS-1202/806/CR-83/2002/UD-12, dated 26th October, 2004excluded the area within the jurisdiction of Ulhasnagar Municipal Corporation from "Ulhasnagar, Ambarnath, Kulgaon-Badlapur & Surrounding Notified Area" and name of the said Notified Area is changed to "Ambarnath, Kulgaon-Badlapur & Surrounding Notified Area (AKBSNA)".
The Government of Maharashtra, UDD by its Notification No.PNP.2914/VIP No.301/C.R 354/UD23 dated 26th September, 2016 and Notification No. TPS-1216/UOR-77/16/UD-12 dated 14th October, 2016 excluded 11 villages in Raigad district from AKBSNA and included in newly formed Panvel Corporation.
Now, Government vide Notification No.TPS 1717/2750/CR 91/19/AKBNA/UD 12 dated 19th September, 2019 has excluded 14 villages of Thane Taluka from NAINA and included in AKBSNA.
Presently, AKBSNA is inclusive of 2 Municipal Councils as Ambarnath and Kulgaon-Badlapur and 60 villages from Thane District.
| Sr.No. | Title | Download/View | View Image |
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| 1 | Notification No. TPS-1202/806/CR-83/2002/UD-12, dated 26th October, 2004 |  (257.33 KB)
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| 2 | Notification No.. PNP.2914/VIP No.301/C.R 354/UD23 dated 26th September, 2016 | (930.55 KB)
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| 3 | TPS-1216/UOR-77/16/UD-12 dated 14th October, 2016 | (220.11 KB)
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| 4 | Notification No. TPB-1275/1199/UD-8, dated 15th March | (9.92 MB)
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| 5 | Now, Government vide Notification No..TPS 1717/2750/CR 91/19/AKBNA/UD 12 dated 19th September, 2019 | (792.16 KB)
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A. Land Area of AKBSNA
Originally, the area of UAKBSNA was 225 sqkm and now, after altering boundaries till date, the area of AKBSNA is about 212.45 sqkm which comprises urban area of Ambarnath Municipal Council and Kulgaon Badlapur Municipal Council as 38sqkm and 35.68sqkm respectively and remaining rural area
B. Location
It is well surrounded by urban areas as Panvel Corporation on west, Kalyan Dombivali and Ulhasnagar Corporation on North and by rural areas as Murbad on east and rural area of Thane district on south.
C. Linkages
AKBSNA is connected by 2 State Highways and 1 major State Highway and 3 Major district roads. Almost all villages are accessible by pucca roads. The urban area of AKBSNA is well connected by central rail corridor and central sub-urban railway stations as Ambarnath and Badlapur.
A. Development Plan
AKBSNA being an integral part of MMR, development of AKBSNA will be influenced by planning proposals implemented at regional level. Hence, planning of AKBSNA was decided to carry out in the context of plans and policies formulated for MMR as a whole.
As per provisions of MR & TP Act, 1966, MMRDA being SPA, has prepared Development Plan of AKBSNA and submitted to the Government. Government of Maharashtra, UDD by its Notification No.TPS-1204/941/CR-163/04/UD-12, dated 25th July, 2005 has sanctioned Development Plan along with Development Control Regulations for the said Notified Area u/s 31 MR & TP Act, 1966 & published certain parts in the form of E.P.(Excluded Parts) of and thereafter, Government of Maharashtra, UDD by its Notification No.TPS-1204/941/CR-163/04(Part-II)/UD-12, dated 11th August, 2008 has sanctioned the E.P. (Excluded Parts) for the said Notified Area.
B. Land use and zoning
Land use zoning proposals are based on the population and the employment projections of the year 2016 for individual planning sectors and the availability of the lands for development. Considering these aspects the major zones as Residential zone, Commercial zone, Industrial zone, No Development zone (within Municipal Limit), Urbanizable zone, Forest zone and Green zone (outside Municipal Limit) were proposed as per the requirements of various urban centres and rural areas. Majority of rural area is under green zone. The detailed plans for both municipal councils and growing Mharal-Varap area as well villages at foot of Malangad are prepared with detailed zoning and reservation. Green zone was predominantly proposed for remaining rural part of this Notified Area. Regional Plan 1996-2011 for MMR is applicable for 14 villages of Thane District which are handed over from CIDCO to MMRDA.
C. FSI
Depending upon the plot size and road width, permissible FSI is as mentioned in Unified Development Control & Promotion Regulation
D. Infrastructure development and maintenance
The principal source of water supply to AKBSNA is the Ulhas River and its Tributaries. The upstream of Ulhas River from Shahad weir is being used as the source of water supply. MIDC and Maharashtra Jeevan Pradhikaran are major water supply authorities in this area. The urban local body is responsible for sewerage and solid waste management within their jurisdiction. MMRDA has provided financial assistance for infrastructure development in this area through various schemes
E. Development permission
Being SPA for AKBSNA, MMRDA vide letter no. ADM/AKC-10/1709 dated 22nd June 1983 has delegated its powers of Control of Development and use of Land under Chapter IV of Maharashtra Regional and Town Planning Act, 1966 to The Collector, Thane for the rural area of Thane district included in AKBSNA.
Similarly, MMRDA vide letters bearing No,TCP(P-1)/DP:KCNA/381/92 dated 22nd June 1992 and No,TCP(P-1)/DP:KCNA/383/92 dated 22nd June 1992 respectively has delegated its powers of Control of Development and use of Land under Chapter IV of Maharashtra Regional and Town Planning Act, 1966 to Chief Officer, Ambarnath Municipal Council and Kulgaon-Badlapur Municipal Council for the area within jurisdiction of Ambarnath Council limits and Kulgaon-Badlapur Municipal Council limits respectively.
Therefore, building permission and implementation of DP such as development of reservations, etc is being carried out by both municipal councils and Collector, Thane in their respective jurisdiction.
However, in 14 villages of Thane District which are handed over from CIDCO to MMRDA, now Development Permission is given by MMRDA.
| Sr.No. | Title | Download/View | View Image |
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| 1 | TPS-1204/941/CR-163/04(Part-II)/UD-12, dated 11th August, 2008 | (268.23 KB)
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| 2 | TPS-1204/941/CR-163/04/UD-12, dated 25th July, 2005 | (3.03 MB)
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List of Maps
| Sr.No. | Title | Download/View | View Image |
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| 1 | AKBSNA MAP | 
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| 2 | Land Use Map for 14 Villages in Thane Tehsil from AKBSNA | (52.22 MB)
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Ambernath Municipal Council Area
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| 1 | AMBARNATH I-PART-01 | 
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| 2 | AMBARNATH I-PART-02 | 
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| 3 | AMBARNATH II-PART-01 | 
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| 4 | AMBARNATH II-PART-02 | 
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| 5 | CHIKHALOLI PART 1 | 
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| 6 | CHIKHALOLI PART 2 | 
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| 7 | JAMBHIVLI 01 | 
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| 8 | JAMBHIVLI 02 | 
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| 9 | Javsai Part 01 | 
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| 10 | Javsai Part-02 | 
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| 11 | KANSAI-01 | 
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| 12 | KANSAI-02 | 
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| 13 | PALE-PART 01 | 
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| 14 | PALE-PART 02 | 
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Kulgoan-Badlapur Municipal Council Area
| Sr.No. | Title | Download/View | View Image |
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| 1 | Badlapur Part2 -1 | 
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| 2 | Badlapur Part2-2 | 
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| 3 | Belavli | 
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| 4 | Jovali | 
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| 5 | Katrap | 
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| 6 | Kharvai | 
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| 7 | Kulgaon-PART-01 | 
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| 8 | Kulgaon-PART-02 | 
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| 9 | Manjarli | 
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| 10 | Mankivali | 
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| 11 | Shirgaon-01-Part-01 | 
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| 12 | Shirgaon-01-Part-02 | 
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| 13 | Shirgaon-02-Part-01 | 
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| 14 | Shirgaon-02-Part-02 | 
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| 15 | Sonivili | 
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| 16 | Valivali | 
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| 17 | Valivali | 
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| 18 | Yeranjad | 
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MHARAL VARAP
| Sr.No. | Title | Download/View | View Image |
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| 1 | Mharal-Part-01 | 
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| 2 | Mharal-Part-02 | 
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| 1 | FOOT OF MALANGAD | 
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| 1 | Akbsna Amenities | 
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| Sr.No. | Title | Download/View | View Image |
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| 1 | Akbsna DCR | (75.74 MB)
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Rapid urban development is being observed in Ambarnath and Kulgaon-Badlapur Municipal Council areas. Villages Mharal and Varap have also shown predominant development in past decade. At present, rural part of AKBSNA is available for development.
Rapid urban development is being observed in Ambarnath and Kulgaon-Badlapur Municipal Council areas. Villages Mharal and Varap have also shown predominant development in past decade. At present, rural part of AKBSNA is available for development.
- Modification to Development Plan
1. Notification No. CMS/TPS-1206/371/CR-568/08/UD1, dated 26th August, 2010 - Out of the land bearing S.No. 166(pt) and other at Mouza Kohoj Khuntawali Site No.20, Educational Facility, S.No. 160(pt) and other at Mouza Kohoj Khuntawali, Site No. 21, Recreational Open Space, Site No. 22, Medical Facility and Site No. 23, Recreational Open Space, 70% area is deleted from reservation and included in Residential Zone subject to the condition that the owner should handover the remaining 30% area free of cost (without claiming benefit of TDR, FSI or compensation in any other form) to the Ambarnath Municipal as shown on plan. Condition: Since there is deviation in the area of these reservations as per D.P. Report and sanctioned Development Plan, the area under above reservations shall be measured actually and out of this actually measured area of reserved sites, 30% area shall be handed over free of cost to the Ambarnath Municipal Council.
2. Notification No. TPS-1209/1777/CR-53/10/UD-12, dated 27th March 2012 - Site No. 110 ‘A.P.M.C.' is deleted and area so deleted is reserved for ‘B.S.U.P. Scheme of Municipal Council' (Area 1.32 H.) (Site No. 110-A), ‘Dr. Babasaheb Ambedkar Memorial' (Area 1.30H.) (Site No. 110-B), and ‘Dispensary' (Area 0.20H.) (Site No. 110 -C). Site No. 111 ‘A.P.M.C.' is deleted and area so deleted is reserved for ‘B.S.U.P. Scheme of Municipal Council'.
3. Notification No. TPS-1208/315/CR-162/09/UD-12, dated 06th August 2012 - The 9.00 mtr. East West D.P. Road on land bearing S.No. 20 Hissa No. 9, S.No.21 Hissa No. 3 of village Kulgaon from the Development Plan of Ambarnath, Kulgaon-Badlapur and Surrounding Notified Area, is deleted and area so deleted is included in Residential Zone.
4. Notification No. TPS-1215/2333/AKBSNA/CR-112/15/UD-12, dated 04th January 2017 - As shown on the part plan, the lands bearing S.No. 86 (pt), 95 and 133 of village Shirdhon, Taluka Kalyan are deleted from the designation of Slum Rehabilitation Scheme as shown in the sanction Development Plan of Ambarnath, Kulgaon-Badlapur and Surrounding Notified Area and designated as Affordable Housing for Maharashtra Housing and Area Development Authority.
5. Notification No. TPS 1214/1163/CR-223/ 16/UD-12, dated 19th June 2017 -An area admeasuring 1300.00 sq.mt. of the land bearing S.No. 54, Hissa No.6 of village Kulgaon is deleted from the Site No. 68 - Playground of the Development Plan of Ambarnath, Kulgaon-Badlapur and Surrounding Notified Area and the land so deleted is included in Residential Zone as shown on the part plan of the Development Plan.
6. Notification No. TPS.1218/3739/C.R.1/19/UD-12 dated 29th September 2022-Lands bearing S.No. 74, 75, 81, 83(pt) and 84(pt) of village Katrap, Tal. Ambernath are deleted from No Development Zone and included in Residential Zone Subject to fulfilment of implementation of certain conditions mentioned in the Notification.
- Modification to Sanctioned DCR of AKBSNA
1. Notification No. TPS1212/79/C.R.60/12/UD-12 dated 07th August 2014 - Implementation of Affordable Housing Scheme shall be permissible as per the provisions contained in the Regulations specifically described in the Schedule to the Notification No. TPS1212/ 79/C.R.60/12/UD-12 dated 07 August 2014.
2. Notification No. TPS-1213/2642/CR-278/13/UD-12, dated 21st June 2014 - Sanctions the proposed modification to the Development Control Regulations for the Development of Special Township Projects in Ambarnath, Kulgaon-Badlapur and Surrounding Notified Area are sanctioned with certain changes which are more particularly described in the schedule appended to the Notification No. TPS-1213/ 2642/ CR-278/ 13/UD-12, dated 21st June 2014, commenced from the date of publication of the Notification in the Government Gazette.
| Sr.No. | Title | Download/View | View Image |
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| 1 | Notification No. TPS-1209/1777/CR-53/10/UD-12, dated 27th March 2012 | (433.05 KB)
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| 2 | Notification No. TPS-1208/315/CR-162/09/UD-12, dated 06th August 2012 | (619.38 KB)
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| 3 | Notification No. TPS-1215/2333/AKBSNA/CR-112/15/UD-12, dated 04th January 2017 | (277.58 KB)
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| 4 | Notification No. TPS 1214/1163/CR-223/ 16/UD-12, dated 19th June 2017 | (727.39 KB)
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