1

The Navi Mumbai Airport

Influence Notified Area
(NAINA)


7
th
AUGUST 2014
9/16/2014
2
AGENDA
9/16/2014
Project Background
Planning Approach
Vision
Strategy
Phasing
Interim Development Plan preparation
Time-lines for IDP
Pilot Project
NAINA Scheme
Non-participants in NAINA Scheme
Gaothans
Areas upto 200m around Gaothan
Special Township policy
Rental Housing
3
BACKGROUND
9/16/2014
APPOINTMENT OF CIDCO
Special Planning Authority (SPA) vide Govt.
Notification dated 10.1.2013 u/s 40.1 (b) of
MR&TP Act, 1966
Total project area @ 600 Sq. KM
256 villages in Raigad District
14 villages in Thane District

NAINA VILLAGES
Name of
District
Name of
Tahsil
No. Of Villages
Remarks
Entire Part Total
Raigad
Uran 5 0 5
Panvel 74 37 111
37 Villages partly in Matheran
Eco-sensitive Zone (MESZ)
Karjat 3 3 6
Area of 3 Villages east of Karjat-
Khopoli Rail line excluded
Khalapur 41 15 56
10 Villages partly within MESZ
Area of 5 Villages east of Karjat-
Khopoli Rail line excluded
Pen 78 0 78
Thane Thane 14 0 14
Total 215 55 270
NMMC
AREA
NAVI MUMBAI
JNPT
Proposal to
include part
of AKBSNA in
NAINA under
consideration
of GoM
MATHERAN
ECOSENSITIVE
ZONE
7
PLANNING APPROACH
9/16/2014
8
VISION
NAINA a Economic Powerhouse of MMR,
an Inclusive City and
a Sustainable City


STRATEGY
9
Synergize growth impulses of national and regional infra.
NMIA, JNPT, DFC (Mumbai Delhi and Mumbai Bengaluru)
MTHL, Multi-modal corridor, Mumbai Vadodra Expressway
(SPUR)
Promote diversified economic base by developing local infra.
Planned, regulated and smart urbanism for inclusive city
Efficient public transportation,
World-class infrastructure for all and
Recourse to inclusionary housing for low income
Sustainable city
Financial sustainability through minimum land acquisition and
adopting growth pays for growth principle
Environmental sustainability by conservation of the unique
landscape, comprising coastal and terrestrial environments,
natural and cultural heritage, and fertile agriculture





1
0
Development Plan: Shall be prepared for entire notified area and
shall have two Phases. Out of 600 sqkm. Of NAINA ,about
160.04 sqkm area has been identified for Phase-I development

Phase-I (Areas with potential for development)
Areas witnessing developments and contiguous to Panvel and
supported by major existing & prop. transportation links
Detailed Development Plan indicating reservations for roads,
social facility , public utilities and Growth Centre
Phase-II
Areas not experiencing pressure of development
Dumping ground, road widening connecting Phase I with the
hinterland, etc
To be reviewed every five years for bringing under











DEVELOPMENT PLAN
Phase I
Description Zone -1 Zone - 3
Developable
Lands

Irrigated Agri. land 0 0
Non- Irrig Agri. Land 785 5975
Barren Land 1011 401
Non-
Developable
Lands

Built-up Land 284 875
Creeks 0 5
Forests 303 3129
Hill 0 818
Industrial 0 0
National Park/Sanctuary 0 0
Quarry 0 47
Village Settlement 21 132
Water Bodies 0 83
Others 0 2135
Total 2404 13600
Zone 1 Zone 3 Total
Area (Ha) 2404 13600 16004
Developable Area
(Ha)
1796 6376 8172
% 74.7 46.9 51.1
Zone - I
Zone - 3
12
BASIC PRINCIPLES OF NAINA SCHEME










Participatory Approach
Minimise compulsory acquisition
Incentivise Land Assembly
Inclusionary housing
13
Project success depends on NAINA Scheme
Necessary to demonstrate NAINA Scheme on
smaller scale
Area close to Panvel experiencing developmental
pressures, where existing infrastructure of CIDCO
can be extended and where land aggregations of
more than 10ha. are probable considered suitable
for demo
3770 ha. broadly equal to size of two self-
contained townships been indentified for Pilot
project
Interim Development Plan preparation of Pilot
project
INTERIM DEVELOPMENT PLAN
14
Area of IDP is categorized as
Gaothan
Congested Areas/Urban Village -200 m around gaothan
Land assembly > 10 ha
Other areas

DCRs will cover for above categories
Permissible uses
FSI
Ground coverage and building heights
Assembly regulations land to be contributed for roads,
city-scale infrastructure and land bank
Layout and sub-division regulations including means of
access, local open spaces and amenities
INTERIM DEVELOPMENT PLAN
15
MAP OF IDP AREA
Slno. Village names
1 Nevali
2 Adai
3 Akurli
4 Koproli
5 Nere
6 Palidevad
7 Shilottar Raichur
8 Chipale
9 Bonshet
10 Vihighar
11 Devad
12 Vichumbe
13 Shivkar
14 Moho
15 Pali kh
16 Usarli Kh
17 Chikhale
18 Kolkhe
19 Palaspe
20 Derawali
21 Kon
22 Borle
23 Sangade
24 Balavali
16
17
TIME LINES FOR SUBMISSION OF IDP
Task Target Remarks
Preparation of ELU 15.7.2014 Not required to be published
Prepare Draft IDP 15.8.2014 Submit to CIDCO Board
Publish IDP (U/S -26)
Invite Suggestions
30.8.2014 to
30.9.2014
30 Days
Hearing
1.10.2014
31.10.2014
3 Members of SPA +
4 by Dir. Town Plg.
Submission of PC Report to SPA 30-11-2014 One Month
Incorporating PC Report 31-12-2014 One Month
Approval by CIDCO Board 31-1-2015 One month
Submission of Draft IDP to Govt 31.1.2015 -
18
9/16/2014
PILOT PROJECT

Plan preparation for area of 3770 ha.
Broad land-use distribution shall be as below:
Roads 10%
Open Space 10%
Social Facilities 5%
Growth Centre 15%
Land for development 60%

Land under reservations (Roads, Open Space, Social
Facilities) including Growth Centre proposed to
be acquired by LARR Act, 2013


1
9
IMPLEMENTATION OF PILOT PROJECT
2
0
IMPLEMENTATION OF PILOT PROJECT
Intention for acquisition u/s 11 of LARR Act,2013
to be served for all lands under reservations and
Growth Centres
Such land Owners affected by LARR Act, 2013 have
option to participate in NAINA Scheme.
Land owners participating in scheme shall
surrender land through consent agreement
without monetary compensation to Authority.
NAINA Scheme to remain open for four months
Reservation lands shall be acquired as per LARR
Act, 2013 ; if owners do not participate in NAINA
scheme

To participate in NAINA Scheme, minimum land
aggregation of 10 ha. is required
Scheme involves surrendering 40% land to Authority
free of cost and retaining balance 60% land . 40%
land to be surrendered shall be inclusive of roads,
open spaces, amenities, growth centre
FSI of 1.7 on balance 60% land
Additional, 20% BUA over & above BUA generated on
60% land shall necessarily be constructed for
EWS/LIG housing that shall be handed over to CIDCO
at a pre-determined rates ( as per MHADA formula)


2
1
NAINA SCHEME ( >10 HA.)
In no case, shall land owner lose more 40% of land
Land owner surrendering more than 40% land can be
compensated by
Equivalent land with 1.7 FSI
Monetary Compensation for equivalent land
TDR for equivalent land
Development Charges as per 124 (B) of MR&TP Act
(equivalent to Rs 500/m2) shall only be charged.
OSDC shall not be made applicable for participants in NAINA
Scheme
CIDCO shall bear cost of provision of City & Peripheral level
Infrastructure
2
2
NAINA SCHEME ( >10 HA.)
2
3
NAINA SCHEME ( >10 HA.)
Reservations within NAINA Cluster shall be flexible
(excluding roads) and will be allowed to move in the
cluster (for those who participate in the scheme)
FSI incentive for larger land pooling
CIDCO to frame DCR that shall include permissible
uses, minim. & max. permissibility of
commercial/other uses etc,
Deemed NA status proposed to be granted for the
participants
Environmental clearances proposed to be granted by
CIDCO
2
4
FSI calculation for 10 ha. (60/40 model)
Land owner = 6.0ha.
Land owner to surrender ( for roads, open
spaces, amenities, growth centre) = 4.0 ha.
Owner
- FSI is 1.70 ( 10.00 ha. available for sale)
- Residential, Comm., R+C, Hotels, Offices,
etc. permitted
- 10.00 ha. bua includes FSI for layout
Amenities
- Internal roads and layout open spaces to be
provided as per norms without losing FSI



NAINA SCHEME ( >10 HA.)
2
5
FSI calculation for 10 ha. (60/40 model)
Owner
- Proposed to have graded percentage of
Amenities in proportion to size of holding
- Amenities along with scheme roads & OS
necessarily to be developed (in a fixed time-
frame) and maintained by the owner
- In case, owner surrenders developed
Amenity to the Authority 'FSI equivalent to
amenity land area plus construction value based
FSI of developed amenity' to be given


NAINA SCHEME ( >10 HA.)
2
6
Free FSI - EWS/LIG Component
- 20% of saleable component to be developed
(BuA = 2.0 ha.)
- Hand over constructed tenements to CIDCO at
pre-determined rates ( as per MHADA formula)
CIDCO component (Growth Centre)
- FSI 1.70 (BuA = 2.51ha.)
- No amenities, only internal roads and layout
open spaces
City level Amenities :
- FSI of amenities to vary from 0.5 to 2.0
- 5% amenities with avg. 1.0 FSI (5000 sqm.)


NAINA SCHEME ( >10 HA.)
2
7

Total BuA generated on Scheme

=> 10.00 ha. + 2.0 ha. + 2.51 ha. + 0.5ha. = 15.01
ha.

Gross FSI (on 10 ha. Land) = 1.50

Net FSI ( on 7.5 ha. (6 +1.5 + 0.5) Land) = 2.00

NAINA SCHEME ( >10 HA.)
2
8

CIDCOs share of 15% land (Growth Centre)

To be main source of revenue for funding City &
Peripheral level infrastructure
Not to be used for EWS/LIG/MIG housing
Not to be used for Social facilities
Not to be allotted for any request of land by
Govt./Semi-Govt. Agency.



GROWTH CENTRE
2
9
Obtaining lands for Growth Centre

CIDCO to acquire lands reserved for Growth
Centre
Taking up NAINA Scheme within Growth Centre
will not be permissible
NAINA Scheme lands lying partially in Growth
Centre will be adjusted against their 40% contri.
In such cases, CIDCO need not acquire these
lands

GROWTH CENTRES
Lands under reservations shall be acquired thro
LARR, 2013 (monetary + land compensation)
Balance private Lands not under reservation and
not participating in NAINA scheme shall continue
to have base FSI of 0.5
NO provision to increase FSI on payment of
additional premium for such lands
D.C. as per Section 124(B) (equivalent to
Rs. 500/m2) + Off-site Service Delivery Charges
(OSDC)* (Rs 3234 /sqm minus DC paid) to be
paid

3
0
NON PARTICIPANTS IN NAINA SCHEME
* - OSDC shall be worked out every year
For lands given to land owners as per
requirements of LARR, 2013 , base FSI will be
0.50
OSDC shall be charged in phases (25% at CC,
25% at OC and 50% at the time of seeking
connection to infra.)
City Level & Peripheral infrastructure to be
provided by CIDCO

3
1
NON PARTICIPANTS IN NAINA SCHEME
Layout amenities + Int roads + int Open spaces
to be provided as per DCR provisions
Lands above 4000m2 shall attract norms of 20%
of BUA for EWS/LIG. EWS/LIG housing stock to
be returned to CIDCO at pre-determined rates
(as per MHADA formula)



3
2
NON PARTICIPANTS IN NAINA SCHEME
3
3
COMPARISON
NAINA SCHEME NON NAINA SCHEME
Max. Permissible FSI : 1.70 Max. Permissible fsi- 0.5
OSDC not payable OSDC applicable
40% contribution towards
infra.
Infra. Land to be
acquired under LARR Act
Proposed to given
deemed NA status
NA permission required
>40% voluntary surrender
to be compensated by
giving additional land with
same FSI potential
Land to be acquired
under LARR Act
34
9/16/2014
OTHER ASPECTS
OF
PILOT PROJECT
3
5



Capital Expenditure ( for 1000 ha.)
Total cost = Rs. 3234.0 crores*
Cost of City level infrastructure : Rs. 2311/ sqm
-Water Supply, Sewerage, Power, Open Spaces, Social
Facilities Amenities, Metro
Cost of peripheral infrastructure : Rs. 851/ sqm
Local level infrastructure : Rs. 72 /sqm


DEVELOPMENT COST CALCULATIONS
Above calculations are as per CSR FY 2013-14.OSDC shall be worked out every
year

3
6



Recovery of Expenditure
Sale of land under Growth Centre
Dev. charges as per MR&TP Act sec 124B
Collection of Off-site Service Delivery Charges
DEVELOPMENT COST CALCULATIONS
3
7
1. School (limited
reservations. Rest to be
obtained through layout
Permission)
2. Degree College
3. General Hospital
4. Primary Health Centre
5. Community Centre
6. Hawkers Market/ Daily
Bazaar








LIST OF RESERVATIONS TO BE SHOWN ON DP AT
TOWNSHIP LEVEL
1. Police station
2. Fire station
3. Post Office
4. Burial Ground
5. Receiving station
6. Sub-station
7. ESR/GSR
8. Pumping Station
9. Sewage Treatment Plant
10. Sewage Pumping House
11. Petrol Pump
12. LPG / godown

SOCIAL FACILITIES PUBLIC UTILITIES
Utilities viz. Solid waste disposal sites, etc. to be shown in Phase II
Norms adopted for Reservations shall be as per Navi Mumbai Std.
3
8
AMENITIES AT LAYOUT LEVEL

Layout Size Optional permissible
upto 20ha School and Community Centre
20 ha. - 90 ha. School, Comm. Centre, Nursing Home
>90 ha. School, Comm. Centre, Nursing Home, College,
Hospital, Hostel
MANDATORY
Balwadi
Crche
Multipurpose Halls
Library
Health Club & Gymnasium
Clinic, Nursing Homes
For Layouts above 10 ha. , min. size of Garden/PG shall not be less than 3000 sqm each
For layouts; 2 ha. To 10 ha. Min. size of open space at each location not less than 2000sqm.
3
9
DEVELOPMENT OF RESERVATIONS
Reservation such as School, College, Gen Hospital,
Super Specialty Hospital shall have base FSI of 1.0.

Addl. FSI can be granted on payment of addl. Lease
Premium to be worked out by CIDCO. ONLY for
participants of 10 ha plus (NAINA Scheme)

FSI of other reservations shall be indicated in the DCRs

40
9/16/2014
GAOTHANS
41
For developments in Gaothan following
options onsidered :
Urban Renewal Scheme for Gaothans
similar to one in Navi Mumbai
Regulations about height, ground
coverage, access width
DEVELOPMENT OF GAOTHANS
42
9/16/2014
AREAS AROUND
200M OF GAOTHAN
CONGESTED AREAS
/URBAN VILLAGES
MMR provisions
Permit FSI of 1.00 within and upto 200m of
Gaothans
Height is restricted to 13.50m.
Incentive FSI of 0.2 on land so surrendered free of
cost for main roads, SF, PU, amenities
Standardized DCRs for RP in Maharashtra
10% Open Spaces for plots > 4000sqm
5% amenities for layout >2.0ha.

4
3
AREAS UPTO 200M AROUND GAOTHANS
PROPOSAL
Areas @ Gaothans upto 200m earmarked as
Congested Areas

Layout plans for congested areas to be prepared
showing proposals for road widening, new
roads, reservations for social facilities & open
spaces

These reservations shall include Hospital,
Dispensary, School, Nhood market, Gardens,
Playgrounds, etc.
4
4
AREAS UPTO 200M AROUND GAOTHANS
PROPOSAL
FSI permissible is 1.0

Permissible height of 15.0m as against present
provision of 13.5m

Plots abutting on 12m wide existing roads or roads
possible for widening upto 12.0m permitted
heights upto 24.0m subject to fire fighting and
aviation clearances

No relaxations in marginal open spaces or in
parking norms permitted under hardship cases





4
5
AREAS UPTO 200M AROUND GAOTHANS
PROPOSAL
Incentive FSI of 1.0 (presently 0.2 FSI) on land so
surrendered free of cost for main roads, PU,
amenities
Authority may acquire these reservations if the
owners not willing to accept incentive FSI, under
LARR, 2013
Lands above 4000m2 shall attract norms of 20%
of BUA for EWS/LIG . Constructed housing stock
to be returned to CIDCO at pre-determined rates
(as per MHADA formula)


4
6
AREAS UPTO 200M AROUND GAOTHANS
PROPOSAL

D.C. as per {Section 124(B)} (equivalent to Rs of
Rs. 500/sqm)
PLUS
Off-site Service Delivery Charges (OSDC) *
(Rs.3234/sqm to be paid minus DC received

OSDC shall be charged in phases (25% at CC,
25% at OC and 50% at the time of seeking
connection to infra.)

* - OSDC shall be worked out every year
4
7
AREAS UPTO 200M AROUND GAOTHANS
HOLDING SIZE AMENITIES OPEN SPACES
For plots upto
4000sqm
- -
4000sqm 1ha - 10%
1ha. -2ha 3% 10%
2ha. - 10ha. 5% 10%
>10ha. NAINA scheme shall be applicable
Provision for OS and Amenities









4
8
Layout amenities necessarily to be developed (in a fixed time-
frame) and maintained by the owner
Development of amenities shall be on pro-rata basis and linked
with O.C.
In case, owner surrenders developed Amenity to the Authority
FSI equivalent to amenity land area plus construction value
based FSI of developed Amenity to be given
Amenities shall include: Balwadi, Creche, Multipurpose Hall,
Library, Primary Health Centre, Health Club & Gymnasium

AREAS UPTO 200M AROUND GAOTHANS
49
9/16/2014
Special Township Proposals
CASES FOR INTEGRATION
Location Clearance Granted
Surrender of 15% developed land, at one location, above
12m wide road OR Payment of eqvt. OSDC* {(Rs.
2311/sqm (Cost of city level infra.) }minus {D.C. of
Rs.500/sqm.) }
OSDC shall be charged in phases (25% at CC, 25% at OC
and 50% at the time of seeking connection to infra.)
D.C. as per {Section 124(B)} (eqvt. to Rs. 500/sqm)
Constructed EWS/LIG hsg. handed over to CIDCO at
predetermined rates
Applicable premiums on optional FSI of 0.3 (in case of
schemes in U1 & U2) payable to CIDCO and not MMRDA
(requires Govt. consent)
Consultation from Jt. Director, Konkan Division, shall NOT
be required
5
0
SPECIAL TOWNSHIP PROPOSALS
* - OSDC to be worked out every year
5
1
SPECIAL TOWNSHIP PROPOSALS
Location Clearance yet to be granted
Surrender of 15% developed land, at one location,
selected by the SPA, above 12m wide road
D.C. as per {Section 124(B)} (eqvt. to Rs. 500/sqm)
Constructed EWS/LIG hsg. handed over to CIDCO at
predetermined rates
Applicable premiums on optional FSI of 0.3 (in case
of schemes in U1 & U2) payable to CIDCO and not
MMRDA (requires Govt. consent)
Consultation from Jt. Director, Konkan Division, shall
NOT be required
* - OSDC to be worked out every year
52
9/16/2014
Rental Housing Proposals
CASES FOR INTEGRATION
5
3
Dev. Charges as per 124 B (eqvt. Rs.500/sqm)
Developer to provide all reqd. infra. within the
scheme
Transfer of amount collected by MMRDA for
improvement of infrastructure to CIDCO
Payment of Off-site Service Delivery Charges*
(OSDC) by the Developer. (OSDC being 2 X {(Rs.
2311/sqm (Cost of city level infra.)}minus {D.C. paid
& amount transferred by MMRDA to CIDCO }
OSDC shall be charged in phases (25% at CC, 25%
at OC and 50% at time of seeking connection to
infra.)
RENTAL HOUSING PROPOSALS
* - OSDC to be worked out every year
THANK YOU
5
4
THANE DISTRICT
PANVEL ADJ. MIDC AREA
PANVEL
URAN AND PANVEL
KHALAPUR
PEN
KHOPTA
6
2
Calculation of Open Space

Total notified area = 600 sqkm.
Gross area identified for Phase I = 160.04 sqkm.
Passive recreational spaces = 43.85 sqkm.
(Forest, Hill Slopes ,Water Bodies & Irrigated/Multi-crop lands)
Net Developable Area for Phase I = 81.72 sqkm.
Active Open Spaces (From D.P.) = 8.17 sqkm.
(10% of net developable area )
Layout Open Spaces = 6.13
( 10% of (75% of net developable area in 60/40 model))
% of active OS on net PH-I area = 17.5%
% of active & passive OS on Gross PH-I area = 36.3%










PHASE - I
6
3
Calculation of Amenities

Total notified area = 600 sqkm.
Gross area identified for Phase I = 160.04 sqkm.
Net Developable Area for Phase I = 81.72 sqkm.
Amenities (From D.P.) = 4.09 sqkm.
(5 % of net developable area )
Amenities = 3.06 sqkm
( 5% of (75 % of net developable area in 60/40 model))
Total amenities = 7.15 sqkm.
% of Amenities on net PH-I area = 8.7%






PHASE - I
NATURAL PROPENSITY FOR DEVELOPMENT IN NEXT 5-10 YEARS
Current Development Trends within the Area
Surrounding Development Context
Locational advantage in MMR

TRANSPORT CONNECTIVITY
Existing National and State Highways
Proposed Transport Connectivity in MMR
Proposed Transport Connectivity with Potential Planning Unit I
Proposed DFC and BMEC

PROXIMITY TO NAVI MUMBAI
Proximity to Developed Areas in Navi Mumbai
Potential Synergy between NMIA, JNPT and Belapur CBD
Existing Public Transport Corridors
CRITERIA FOR IDENTIFICATION OF PHASE-I
DEVELOPMENT PROVISIONS IN THE REGIONAL PLAN-2011 MMR
Areas marked for U-1 and U-2
Areas marked for G-1 and G-2
Proposed Transport Connectivity

PROTECTED ENVIRONMENTAL AND NATURAL AREAS
Forests, Hills, Water Bodies
CRZ Areas
Gaothans

AVAILABILITY OF DEVELOPABLE LAND
Adequate Developable Land
Contiguity of Developable Land

PROXIMITY TO EXISTING AND FUTURE ECONOMIC NODES IN MMR
NMIA, JNPT, Belapur CBD



CRITERIA FOR IDENTIFICATION OF PHASE-I
66
Zone-1 Zone-2 Zone-3 Zone-4 Zone-5 NAINA KNT Total
Developable Lands
Irrigated Agri. land 0 0 0 145 18 163 0 163
Non - Irrig Agri. Land 785 434 5975 8459 930 16583 4487 21070
Barren Land 1011 148 401 637 0 2197 588 2785
Sub Total 1796 582 6376 9241 948 18943 5075 24018
Non-Developable
Lands

Built-up Land 284 182 875 782 280 2403 581 2984
Creeks 0 5 0 652 657 191 848
Forests 303 807 3129 5525 888 10652 2052 12704
Hill 0 187 818 0 347 1352 0 1352
Industrial 0 55 0 97 0 152 0 152
National
Park/Sanctuary
0 0 0 148 0 148 62 210
Quarry 0 26 47 90 153 316 23 339
Village Settlement 21 67 132 235 218 673 59 732
Water Bodies 0 137 83 1373 0 1593 13 1606
Others 0 4956 2135 1417 10863 19370 1238 20608
Sub Total 608 6417 7224 9667 13401 37316 4221 41538
Total 2404 6999 13600 18908 14350 56260 9296 65556
LAND AVAILABLE FOR DEVELOPMENT
67
SUMMARY OF LAND AVAILABLE

Z 1 Z 2 Z 3 Z 4 Z 5
NAINA
Total
KNT
Zone Area (Ha) 2404 6999 13600 18908 14350 56260 9296
Jurisdiction NAINA KNT
Area Available
for Development
(Ha)
1796 582 6376 9241 948 18943 5075
% Area Available
for Development
to the Zone Area
75% 8% 47% 49% 7% 33% 55%
NAINA : 33% of area is developable
(18381 Ha)

KNT : 55% of area is developable (5076 Ha)
6
8
69