By Accommodation Times News Services
Subsequent to publication of the Draft Development Plan for the rest of the 201 villages
excluding the area of interim development plan (23 villages) on 7 th November 2016, the State
Government has invited suggestions and objections from the public at large and all
stakeholders within 30 days. Citizens should submit their views in writing in prescribed format
in the NAINA office on the 3 rd floor, Belapur Railway Station Complex. The proforma has also
been made available in the office. The soft copies of the Draft Development Plan, Draft
Development Control Regulations and the Draft Development Plan Report have been uploaded
on CIDCO’s web site: https://cidco.maharashtra.gov.in/NAINA.aspx
CIDCO is the Special Planning Authority (SPA) for 224 villages admeasuring 474 sq.km.
are in NAINA Project. An Interim Draft Development Plan admeasuring 37 sqkm. for 23 villages
has been submitted to the State Government on 22 nd September, 2015. The total expenditure
CIDCO envisaged in next 20 years is to the tune of Rs 12,600 crores. The sale of growth centre
lands in DP will be the financial mainstay of infrastructure development. Investment to be
made by CIDCO is upfront but the recovery of the investment from the sale of growth centre
land shall start after substantial development is in place.
The Draft Development Plan is divided into two broad phases. Phase-I admeasuring 67
Sq.km. wherein CIDCO has prepared detailed plan on the basis of 60:40 model wherein 40% of
the developable area is earmarked as city level reservations such as 10% city level roads, 10%
city level open spaces, 5% for amenities and 15% towards Growth centre. CIDCO in the Phase –
I area is committed to carry out infrastructure development in the next 10 years. Phase-II,
designated as Limited Development Zone, shall have limited development potential. However,
in Phase-II area broad road network is proposed to ensure proper connectivity to the
hinterland.
The development potential in Phase-I is same as that of proposed in draft Interim
Development Plan. The NAINA scheme in Phase-I area shall require minimum aggregate of 7.5
ha outside urban village and 4.0 ha within urban village. For ease of participation in NAINA
Scheme multiple options have been provided. Individual landowners, group of landowners,
village as whole can participate in NAINA Scheme. The concept of Collaborator possessing
financial and technical capacity to execute infrastructure over large tracts of land has been
introduced to help landowners willing to participate in NAINA Scheme but do not have the
requisite financial and execution capabilities.
There is flexibility of surrendering reservation land anywhere in Phase-I to meet the
shortfall of minimum land aggregation required for NAINA Scheme. The permissible height in
urban villages for normal development is proposed up-to 24 m. Instead of OCSDC (Off site
service Delivery charges in Interim Development Plan), concept of FSI Linked Premium is
introduced for non-NAINA development. The base FSI for non–NAINA development shall be 0.5
out of which 0.3 shall be by way premium called FSI Linked premium (FLP). The FLP shall be 30%
of ready-reckoner rate of NA land.
In the Limited Development Zone (LDZ), NAINA scheme of 60:40 with 1.7 FSI is also
permitted in Limited Development Zone (LDZ) on a minimum land aggregation of 25 ha. Any
shortfall in such aggregation can be fulfilled by surrendering public purpose reservations in the
phase-I area. In LDZ, new concept of Theme Based Development (TBD) is introduced wherein
land owner having aggregation of 60 ha or more shall be able to develop the land with FSI of 0.6
by paying premium as per FLP. The developer shall have the freedom to opt for wide variety of
themes that include Knowledge city, Medi-City, Tech City, Entertainment City, Sports City,
Logistics Park and Tourism City. In such theme based developments the permissible heights are
24m subject to further increase based on the intrinsic requirement of the project.
Keeping with the spirit of Transit Orient Development (ToD) along the spine road in the
development plan, FSI up-to 3.0 is proposed for NAINA scheme lying within 500m from edge of
the road by payment of additional premium.
Aesthetics and urban design have distinct place in lending identity to the city. To
promote Aesthetic/Urban Design at layout level, provision of such features which enhance
quality of life (Open Spaces, Assembly Places, etc.), arcades, shaded colonnades, etc. shall be
incentivized. At plot level, distinct style of architecture, radically distinct urban form, distinct
treatment of façade of the building, Vernacular Architecture – Use of natural light & ventilation,
use of public art – Murals, Sculptors, feature walls, etc. are incentivized in terms of FSI and TDR
(0.02 for Non-NAINA development on plots above 2.0 ha and 0.05 for Non-NAINA development).
Health and educational users are permitted additional FSI on payment of premium.
The voluntary land pooling by the land owners is the key factor in success of the NAINA
scheme. Landowners more specifically the farmers are requested not to sell these lands to the
developers; instead they can become partners in the development and reap long term benefits.
The farmers whose lands are affected by any public purpose reservations can very well join
hands with participants of NAINA scheme by contributing their land under reservation as
equity.
