The Navi Mumbai Airport Influence Notified Area, or NAINA, was created after the Ministry of Environment and Forest lay down 53 conditions to be met before it granted clearances for the Navi Mumbai Airport. Among them was that Navi Mumbai’s development plan had to be revised to avoid haphazard growth around the airport. In January 2013, the Maharashtra government appointed the City and Industrial Development Corporation (CIDCO) as the planner for NAINA. A swathe of towns and villages from districts far from Navi Mumbai found themselves bundled into a revised Navi Mumbai development plan under NAINA, which is envisioned as a smart city.
NAINA covers parts of Panvel, Pen, Uran, Karjat and Khalapur (District Raigad), including a total of 270 villages and six talukas, with an area of about 561 sq km. The estimated development cost is about Rs 210,000 crore. NAINA is expected to have a population of 80 lakh over 30 years. While CIDCO will carry out infrastructure development apart from planning the development, internal development will be carried out by private developers. In the first phase, CIDCO will develop 23 villages in Panvel tehsil as a pilot project.
Interim development plan (IDP)
It is mandatory for the special planning authority to prepare a development plan (DP) within three years from the date of appointment. Given the time required to prepare a full-fledged DP, CIDCO decided to prepare an interim DP (IDP) for a part of NAINA. CIDCO will process the proposals in accordance with the Regional Plan proposals in force for the Mumbai Metropolitan Region (MMR) and the DCRs followed by the ADTP, Raigad/ADTP, Thane for the area within NAINA. As for NOC for NA/Zone Certificate and other proposals, applicants have to submit all the required documents to CIDCO.
Infrastructure and connectivity
Navi Mumbai will be one of the few regions in the country with connectivity by all four modes of transport: airport, ports, roads and railway. The Navi Mumbai Metro Rail (NMMR) is expected to begin testing Phase I in December 2016. A new passenger railway line will connect Ulwe and Nhava Sheva in the first phase and finally go up to Uran, the furthest point of Navi Mumbai. And, of course, CIDCO has invited bids for the Navi Mumbai International Airport, which will be developed on 1,160 hectare with the capacity to handle 60 million passengers. The Mumbai Trans-Harbour Link and the Multimodal Corridor also fall under the purview of NAINA.
Indeed, Navi Mumbai has been an investor favourite owing to the infrastructure projects envisaged and its cosmopolitan outlook. CIDCO has ensured round-the-clock water and power supply and physical infrastructure is running smoothly. Social infrastructure in terms of schools and colleges has added value to the lives of residents.
Pricing and future growth
Residential project prices currently range from Rs 3,000 to Rs 15,000 per sq ft for the Navi Mumbai region. While Airoli is considered the most attractive location in terms of infrastructure and development of office space, Panvel and Taloja are the more affordable locations. With the development of NAINA, the Navi Mumbai notified area will get even bigger valuations with the lowest rate expected to be Rs 10,000 per sq ft at any location.
As for NAINA, it will be based on a joint venture between CIDCO and landowners where people create a land pool for common development and enjoy modern infra by providing a minimum of 10 hectare of land. Under CIDCO’s incentive scheme, if people surrender 40 per cent of their land, they will get FSI of 1.7 for development against the currently available 0.1. Clearly, NAINA is geared up to become the biggest supplier of residential units in the region in years to come.