All About GO 111/GO 69

Preserving Our Natural Heritage: A Closer Look At G.O 111/G.O 69 And Consequences

Is G.O 111/G.O 69 A Necessary Safeguard For Preserving Our Natural Resources, Or Is It Stifling The Potential For Growth And Development? 

G.O 111, also known as the Government Order 111, stands as a significant policy in the realm of environmental conservation.

However, it has caused strong debates and differing opinions. On one side, they praised it as a way to safeguard fragile ecosystems and prevent irreversible damage to nature. But on the flip side, critics argue that G.O 111 creates obstacles that hinder progress and economic development.

Amidst these discussions, a new development emerged with the introduction of G.O 69, which revokes G.O 111. This raises several questions: What does G.O 69 entail, and how does it differ from G.O 111? Will G.O 111 be completely scrapped?

Get ready to unravel the answers to these intriguing questions!

Ok, do you know What exactly these G.O’s  are and how they came to existence? Let’s explore.

G.O 111 In Telangana

In 1908, Hyderabad witnessed a catastrophic event known as the “Great Musi Flood“, which remains the city’s largest recorded flood. Within just 3.5 hours, the Musi River surged to a staggering height of 16 feet, resulting in a devastating loss of life. 

Out of the city’s population of 4,00,000, approximately 50,000 people lost their lives, while over 1,00,000 individuals were left homeless.

In response to this catastrophic event, the Nizam of Hyderabad, inspired by the suggestions of the esteemed Bharat Ratna Sir Mokshagundam Vishveshwarayya, undertook a monumental initiative. Two reservoirs, named Osman Sagar and Himayat Sagar, were constructed upstream to not only mitigate future flood risks but also serve as vital drinking water resources for the city.

Fast forward to 1996 when the importance of these man-made reservoirs was recognized, and a crucial step was taken to protect them. Swargeeya Nandamuri Taraka Rama Rao introduced G.O 111, which aimed to conserve these lakes. 

G.O 111 Sets Land Guidelines: 

90% for conservation and recreation, limited to agriculture and gardening. The remaining 10% is for residential use with restrictions: 60% for roads and open spaces, and buildings limited to 50% of the area. It aims to balance development and preserve open spaces.

Restrictions Implemented By G.O 111:

• Restrictions included the prohibition of layout permissions.
• Commercial and manufacturing activities were not allowed.
• Shopping complexes and residential colonies were restricted.
• Planned roads as per HMDA norms were prohibited.
• Drainage facilities and drinking water connections were not permitted.
• Only 10% of the land was allowed for construction purposes. Maximum utilization for house construction was limited to 100 square yards.

These restrictions have effectively preserved the lakes for over two decades.

However, by 2014, the establishment of the Telangana state and the provision of Krishna water for drinking purposes reduced the dependency on these reservoirs. Additionally, with the remarkable growth experienced by Hyderabad, the real estate market flourished, except for the areas governed by G.O 111.

Due to local pressure and the desire for development in the vicinity of these lakes, efforts have been made to preserve their water quality, ensuring that not a single drop of polluted water enters the lakes.

In response, the government proposed G.O 69 in April 2022. 

G.O 69 In Telangana 

G.O 69, new regulation aimed to revoke G.O 111 and introduce a committee’s proposed conditions under this GO. 

The Rules And Proposals Of G.O 69 Include:

• Identification of green zones with specific guidelines for their conservation.
• Establishment of sewage treatment plants to ensure proper waste management.
• Construction of diversion channels to manage water flow efficiently.
• Maintenance of groundwater quality by restricting industrial activities in the area.
• Redirecting agricultural land surface runoff into reservoirs for effective water resource management.
• Setting up trunk infrastructure like roads and major drains to support development.
• The regulation of developments would also be subjected to new norms.

The local government or committee members have the authority to propose the rules and guidelines. However, the authorization of these proposals rests in the hands of the National Green Tribunal (NGT), appointed by the Supreme Court. 

The proposed rules must comply with the laws of the land, specifically the Water Act of 1974 and the Water (Prevention and Control of Pollution) Act of 1977, in order to ensure the complete protection of the lakes. Only after receiving authorization from the National Green Tribunal can the proposal be implemented. This matter has garnered support from environmentalists and social activists, leading to multiple court cases.

Time To Get Approval

Well, that has been a million-dollar question but on recent estimations, crossing all these hurdles and obtaining authorization could take considerable time, ranging from 5 to 20 years. 

But that’s not the only challenge. The project involves a huge area of land (1,32,000), equivalent to the size of Hyderabad city, which means building infrastructure on a massive scale. There are many restrictions and regulations to navigate during this process. It’s no small feat! One major obstacle is securing the required funds.

Overall, it would take an enormous amount of time and money to develop an area as large as Hyderabad itself. It’s a challenging task that the government needs to carefully consider as they embark on this ambitious project.

Location Map Of G.O 111/ G.O 69 Telangana

The orders encompassed 7 mandals, 84 villages, and around 132,000 acres of land, divided based on survey numbers. 

Refer to the article “Complete G.O. 111/ G.O. 69 Villages List” to know which mandal/villages falls under this G.O.

Benefits Of G.O 111

• Protects environmental resources: The G.O aims to safeguard the natural environment and promote conservation efforts.
• Water requirements fulfilled: By preserving the catchment areas, the G.O ensures a sustainable water supply for Hyderabad city.

Limitations Of G.O 111

• Development restrictions: The specific restrictions in the catchment zone villages prohibit any development activities in the area.
• Limited increase in land value: Due to the lack of development opportunities, the value of land in these areas may not experience significant appreciation.
• Employment generation challenges: The restrictions and limited development make it more difficult to generate employment opportunities in the affected areas.
• Lagging behind in infrastructure: Despite having proper facilities, many areas within the catchment zone may still lag behind in terms of development and infrastructure.

Common Concerns Of Investors

Investors in the area affected by G.O 111 have raised numerous doubts and questions amidst recent developments.

One common query is whether it’s wise to purchase land in the G.O 111/ G.O 69 region, which may have lower prices compared to West Hyderabad. To answer, Let’s analyze the available land and the situations in this area to gain a better understanding of the possibilities and considerations.

According to GO 111, the total area is 1,32,000 acres, out of which 16,000 acres are water bodies, 32,000 acres belong to the government, and the remaining 84,000 acres are catchment areas. Considering that only 10% of the land (8,400 acres) can be used for construction, the same 84,000 acres are available as per the proposed G.O 69.

However, the real question is not HOW MUCH land can be used but rather HOW and WHERE this land can be utilized, considering the zoning conditions and restrictions. 

The proposed G.O 69 mandates the provision of infrastructure like drainage systems and STPs, but it remains uncertain if these facilities will be implemented on your purchased land or nearby. This uncertainty poses risks for middle-class investors who may be attracted by the seemingly lower prices.

Moreover, if your land falls within the green zone, its value may diminish significantly, potentially making it worth much less than the purchased amount. 

So, it’s better to wait for the master plan to be released and invest wisely in the areas which benefit you.

Some investors are waiting for the master plan of G.O 69, but it’s important to note that the authorization of G.O 69 by NGT is required for the master plan to materialize.

Another concern is after the implementation of G.O 69, can we start constructions on owned property. 

Let’s imagine this scenario: Tomorrow, G.O 69 receives authorization from NGT. Can you go ahead and construct your dream house on a HMDA plot the very next day? Absolutely not! 

Why? Because you need to understand that this zone is unlike a regular HMDA zone. It falls under the water-sensitive category, and that’s why G.O 69 proposes extensive infrastructure development with several restrictions in place.

Currently, the existing drainage system allows the wastewater from villages to mix into the surrounding lakes. However, G.O 69 aims to put an end to this practice, even with the new infrastructure it plans to implement. This means that if a residential layout is built in this zone, the waste from that layout should not mix into the reservoirs.

So, logically thinking, the first step would be to construct STPs (Sewage Treatment Plants), trunk infrastructure, and diversion channels before granting permissions for new layouts. 

Even if G.O 69 is authorized, constructing a house in an HMDA plot would not be possible due to the distinctive nature of the water-sensitive zone and the infrastructure requirements imposed by G.O 69.

Who can invest in lands governed by G.O 111? 

Simply talking, It’s for high-net-worth individuals with a long-term investment horizon. The government aims to attract international investors by designating Hyderabad as a “SAFE ZONE.” If G.O 111 remains, investors can own prestigious farmhouses near the city. If G.O 69 is authorized, they will receive substantial compensation. 

Overall, the decision to invest in the G.O 111 region requires careful consideration and aligning with the specific circumstances and risk appetite of individual investors.

And one more, Will revoking G.O 111 impact the real estate sector?

The fundamental principle of supply and demand plays a crucial role in the real estate market.

Currently, the government is able to generate substantial revenue by auctioning lands in popular areas such as Kokapet, Financial District, Gachibowli, and their surroundings. The reason for high earnings is the limited availability of land in these areas. However, the prices of land in the 84 villages covered by GO 111, located nearby these prime areas, are currently quite low.

If Chief Minister Chandrashekhar Rao follows through with the plan to scrap GO 111, the land prices in these villages will undoubtedly experience a significant increase. This, in turn, will result in a significant decrease in land prices in the prime areas of Western Hyderabad once land becomes available in the GO 111-covered region.

Updates On G.O 111/ G.O 69 Telangana As Of 2022 & 2023

• Eminent environmentalist K. Purushotham Reddy has raised concerns about the difficulty of simply revoking the government’s decision.  The reservoirs, such as Osman Sagar and Himayat Sagar, serve not only as sources of drinking water but also play a crucial role in controlling and mitigating massive floods. Reddy warns that if these reservoirs are not preserved, the impact of water entering the city would be much greater, causing havoc.
• Activist and economist Lubna Sawarth disputes Chief Minister KCR’s claim that the lakes are “redundant,” considering their importance. The reservoirs not only provide water but also contribute to quality wind and act as a heat absorption unit through the Mrugavani National Park. Experts caution that if this reality is allowed to unfold, the city could turn into an intense furnace-like environment.
• The Telangana Government has devised a plan to connect the reservoirs in the region to the Kaleshwaram reservoir, aiming to eliminate the need for G.O 111 in the future. 
• The government has planned to construct sewage treatment plants to prevent pollution in the two lakes. To proceed with this, tenders have been opened for the project, with an estimated budget of 85 crores.

FAQ’s 

Will 111 G.O be scrapped?

In 2016, the government formed a committee to make a decision regarding the removal of a certain regulation. However, the committee has not yet submitted its report. Despite the High Court’s request for the Telangana government to provide the committee’s report, the government has chosen to request more time.

As of the recent announcement made by Chief Minister KCR, the G.O 111 will be completely removed after the report submission in the court. Instead, the new G.O 69 will be implemented in those areas with additional restrictions and rules to ensure the preservation of the lakes.

Can we buy land in 69 G.O currently and Is it good?

Buying land in the area governed by G.O 69 is not currently recommended due to the restrictions and potential impact on land value. However, high-net-worth individuals with a long-term investment horizon and the ability to wait may consider taking the risk and investing.

It is advisable to wait for the release of the Master Plan before making any investment decisions.

Is Shankarpally under G.O 111? 

Yes, Shankarpally falls under G.O 111.

What is the list of villages that come under G.O 69/ G.O 111?

The G.O covered 7 Mandals, 84 Villages, and approximately 132,000 acres of land, which were separated based on survey numbers.

For a detailed list of villages with survey number, refer to the article “Inside G.O 111: A Complete List Of Villages”.