The Bhubaneswar Development Authority (BDA) will take up ten new Town Planning (TP) schemes covering a combined 1,815 acres in and around the capital. The decision was taken at the 153rd Authority Meeting on 14 October 2026, chaired by Housing and Urban Development Minister and BDA Chairman Krushna Chandra Mahapatra. The same meeting approved a lake-zone project along Drain No. 10 and the alignments of four CDP roads.

The ten schemes and their areas

SchemeMouzasArea (acres)TP-32Gobardhanpur, Itipur, Radhamohanpur226.49TP-33Gobardhanpur, Itipur, Nistarinipur, Radhamohanpur229.62TP-34Dadhibabanpur, Jayapur204.49TP-35Bikipur, Dihapur119.85TP-36Sundarpada164.70TP-37Bahadalpur, Ebranga168.88TP-38Hatasahi, Bahadalpur225.84TP-39Suanga, Sarakantara, Ranasinghpur, Srinibaspur301.73TP-40Suanga, Chotraypur, Damodarpur, Srinibaspur222.55TP-41Sijua150.75Total1,814.90 All ten lie on the south and south-west side of the city, in the belt between the Khandagiri–Sundarpada stretch, the Jatni road and the Capital Region Ring Road alignment. The BDA already runs TP schemes 1 to 4 in Sahajpur, Naragoda, Sijuput, Paikarapur, Tamando, Bijipur, Nuagaon and Shyamsundarpur, and in August 2026 declared its intention for schemes 5 to 7 (Malipada, Daspur) and 42 to 45 (Bijipur, Baliapada, Kasipur, Bhagabanpur, Patrapada).

What a Town Planning scheme does to a plot

A TP scheme is land pooling, not land acquisition. Under the Odisha Development Authorities Act, the BDA pools all plots in the scheme area, lays out roads, drains, open spaces and plots for public use, and then returns a reconstituted "final plot" to each owner. The owner gives up a share of the original area, typically in the range of 30 to 50 per cent in Odisha schemes, and receives a smaller, regular-shaped, serviced plot with road frontage in exchange. No cash compensation is paid for the deducted land; the owner may be charged a betterment contribution, and the deduction may be partly offset by the rise in value of the final plot.

The process runs in stages: declaration of intention, publication of the draft scheme, objections and hearings, the preliminary scheme, and the final scheme that takes effect in the land records. From the 14 October decision to a final scheme usually takes two to four years. During that period, building permission on the original plots is restricted and the BDA can refuse plan approval for layouts that conflict with the draft scheme.

What the government says it wants

The BDA described the decisions as covering planned urban development, affordable housing and infrastructure improvement in the capital. TP schemes are the BDA's chosen tool for growing the city without large-scale acquisition: the public gets roads and services, and owners keep a stake in the land. The ten new schemes add 1,815 acres to the pooled area, which is more than the four schemes already under way.

What it means for owners in these mouzas

  • If you own a plot in a listed mouza: check whether your khata and plot numbers fall inside the scheme boundary once the draft is published. The BDA issues notices for handing over possession of reconstituted plots on a scheme-by-scheme basis.
  • If you are planning to build: apply for plan approval before the draft scheme is notified, or wait for your final plot. Construction on an unapproved layout inside a scheme area risks demolition and no compensation.
  • If you are planning to buy: a plot inside a TP scheme will come back smaller but serviced. Price the deduction in, and ask the seller for the BDA's TP status for that plot.
  • If you are renting out: a plot with an existing house is usually left in place where it does not block a planned road, but the land around it may be reconstituted. Tenancies on buildings inside a scheme should be kept short until the final scheme is known.

Also approved at the 153rd meeting

  • Lake Zone-I along Drain No. 10 between Bidyut Marg and Sachivalaya Marg, with a 12 MLD sewage treatment plant; master plan approved for Lake Zones II and III, about 2.3 km from Sachivalaya Marg to the railway crossing, around 75 acres.
  • Four CDP roads (revised alignments and DPRs): Sainik School Square to VSS Nagar (1.24 km); Jaydev Vihar to Nandankanan Road via Raghunathpur, as the approach to New Bhubaneswar railway station (1.02 km); Cosmopolis to Jagamara Square (2.05 km); AIIMS Road to Bhagabanpur Model School (2 km).
  • Ekamra Residency, Subudhipur: the Rs 10,000 application fee is now adjusted against the flat cost for successful applicants, and unsuccessful applicants get the full Rs 2.1 lakh back. Applications close 31 October.
  • UMI 2026: BDA, BMC and BSCL will exhibit at the 19th Urban Mobility India Conference in Bhubaneswar, 23 to 25 October.

Areas to watch

AreaWhyWhat to watchSundarpada, Sijua, Suanga beltSix of the ten schemes (TP-36 to TP-41), about 1,235 acresDraft scheme notification and the plot-wise deduction ratioJayapur, Dadhibabanpur, Bikipur, DihapurTP-34 and TP-35 on the Jatni sideRoad links to Infovalley and Khurda RoadGobardhanpur, Itipur, RadhamohanpurTP-32 and TP-33, 456 acres togetherWhether a CDP road is planned through the schemesJagamara, Bhagabanpur, VSS Nagar, RaghunathpurFour CDP roads approvedTender dates; land acquisition notices along the alignments What happens next

  • Declaration of intention and draft scheme publication for each of TP-32 to TP-41 in the Odisha Gazette
  • Objection window and hearings for affected owners
  • Appointment of a Town Planning Officer and the preliminary scheme

Own a plot on the south-west fringe and live elsewhere? See how Navoasset manages property in Bhubaneswar and Odisha, or get a free plot estimate before the scheme changes your plot.

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This article reports public information for general awareness. It is not legal or investment advice. Scheme boundaries, deduction ratios and timelines are set only by the BDA's gazette notifications.

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