By Accommodation Times News Services
Press Release :
Traditional planning tools of draftingpapers plans with zones and reservations, with none or minimal
efforts towards the implementation, are being challenged for a long time now, owing to the one-sided
approach which leaves the land owners at a disadvantageous position. The role of Govt. is now re-
oriented, from being the sole institution mandated towards land development, to being a facilitator of
such development. Also, land owners are now considered as partners for this development. As a
result, compulsory acquisition of lands is now rendered as a non-viable option.
The Town Planning Schemes, considered a strong alternative to land acquisition, have found success
in some parts of the country, while they have failed miserably in some parts. For want of better
alternatives to these schemes, many innovative approaches have been experimented by various
states and local bodies therein. The Gurgaon and Magarpatta models are some examples. In some
parts of Maharashtra and Gujarat, the re-vamped and smoothened Town Planning Schemes are
becoming popular, though they have their own drawbacks.
Having been appointed as‘Special Planning Authority’ for the influence area around NMIA (Navi
Mumbai International Airport), which was prone to haphazard development, and with no promise of
financial assistance by the GoM, CIDCO had to come up with an effective model for development,
ensuring generation of revenue for development using land as a resource.
For opening up lands for development, the main requirement is provision of infrastructure, like roads,
water and electricity, along with facilities like schools, hospitals, open spaces etc. Hence, to ensure
that the SPA has enough funds to execute infrastructure, the concept of ‘FSI linked premium’ is
introduced. This is pegged at 30% of the ready reckoner value of NA land of respective revenue
village. The FLP has been introduced as a re-worked out OCSDC, which was earlier based at Rs.
2311 per Sq.m. as a factor of actual cost of providing infrastructure. This being a buoyant mechanism,
is envisaged as a general tool for development of the area. The FLP has been linked to the NA rates,
which means that the areas nearer to Navi Mumbai and having ready access to infrastructure and
hence higher NA rates, shall have to pay higher premium as compared to remote villages, away from
development, with lower NA rates.
In addition to this, in order to make development happen at a faster pace, and to have a mix of
medium and high end development, a unique model of development has been formulated for NAINA,
called the NAINA Scheme, or NAINA Model, with the following objectives:
1. Interest of Land Owners and land potential at the core of decision making
2. Garneringinflux of funds (by way of land) towards providing infrastructure
3. Monetization of land potential for further provision and upkeep of infrastructure
4. To create a win-win situation for the Land owners and the Planning Authority
5. To set an exemplary model that can be replicated for development of other areas
Essentially, the NAINA model aims at using part of land under the scheme (40% or 50% depending
on quantum of land) for provision of infrastructure and in turn providing a higher FSI of 1.7 or 2.0 to
the land owners on the remaining 60% or 50% land respectively. The sole condition for participation in
NAINA scheme is that they join hands and bring in bulk lands for this purpose. The concept behind
restrictingparticipation to bulk lands (7.5 Ha and above), is that the FSI potential of landcan be utilized
effectively, and areasunder internal roads and amenities within the lands retained by land owners do
not lose on their development potential.
Though outwardly the scheme seems to favor bulk holdings, it is also aimed at helping small land
owners to get together and form a small group, and reap benefits of development among themselves,
through this scheme. The scheme therefore is made simple and efforts shall be taken to assist such
land owners to participate to the maximum.
Salient Features of NAINA Model:
For land Owners:
? Enhanced FSI (1.7 and 2.0 on 60% and 50% land respectively)
? Waiver towards payment of FLP (charges levied for infrastructure)
? Means of utilizing lands under reservation, without losing FSI potential
? Voluntary action, participation is a decision of land owners
? Easy availability of reservations, without resorting to compulsory Acquisition
? Availability of land for raising further funds in phased manner
? Simplified procedures, as no acquisition process involved
To ensure a good participation in NAINA Scheme, all other developments are pegged at
comparatively lower FSI. The base FSI, however, has been increased by 0.2 (earlier 0.2, now 0.5,
with payment of FSI linked Premium). This is done with a background thought that if for some reason,
a land owner is not able to pool his land with neighboring land owners, he should still be able to enjoy
better development prospects, if he contributes towards provision of infrastructure, by way of payment
of necessary charges.
Through the above efforts, CIDCO wants to re-iterate its position as a Planning Authority that can
actually deliver serviced land and bring about a self-sustained planned city replete with state-of- art
infrastructure, without having to rely on the Govt. for any funds.The inclination of land owners to
participate in NAINA scheme will actually decide the direction in which NAINA growth shall be steered
in the years to come.
In the recently published DP, provision is made to accommodate NAINA proposals in phase-II as well,
if it is found feasible by CIDCO to extend infrastructure to such areas. The phase-II areas are those
areas which are farther placed from Navi Mumbai, and where development is not envisaged in the
near future. By this introduction, a wider area is opened up to take up NAINA scheme.
With the publishing of DP of NAINA, CIDCO is poised to take up the task of an innovate Development
Plan, which will be a product of joint efforts from the land owners and planning authority.