CRESCERA GROUP / NAINA
NAINA Panvel – Planned Development by CIDCO
Understanding the Vision, Town Planning Schemes & Land Opportunities
NAINA—the Navi Mumbai Airport Influence Notified Area—is a designated planning area associated with the influence of Navi Mumbai International Airport.
Its purpose is to guide urban growth through coordinated land-use planning, roads, utilities, public amenities and development regulations.
For landowners and buyers, its defining feature is the use of Town Planning Schemes to reorganise original land parcels into planned final plots.
What Is NAINA, and When Did It Begin?
On 10 January 2013, the Government of Maharashtra notified NAINA and appointed the City and Industrial Development Corporation of Maharashtra Ltd. (CIDCO) as its Special Planning Authority under Section 40(1)(b) of the Maharashtra Regional and Town Planning Act, 1966.
The original notification covered approximately 560 sq. km, comprising 256 villages in Raigad district and 14 in Thane district, a total of 270 villages.
Its boundaries were subsequently revised. Current jurisdiction must therefore be established using the latest notifications and maps, not only the original 2013 boundary.
Who Plans and Develops NAINA?
CIDCO is NAINA’s Special Planning Authority. NAINA is not a separate development corporation.
CIDCO’s Planning Framework
- Development Plans and development regulations.
- Town Planning Schemes (TPS).
- Scheme layouts, roads and public-purpose land.
- Development and building permission processes.
- Final-plot documentation and related land-record procedures.
The Government of Maharashtra also has an important role in statutory scheme sanctions. Publication of a proposal by CIDCO is not the same as final government approval.
NAINA’s Area and Boundary Changes
NAINA’s geographical coverage has changed since its establishment. Early CIDCO publications describe a reduction from the original 270 villages to 224 villages.
Later published information identifies approximately 225.59 sq. km across 94 villages in Raigad district.
| Key Fact | Description |
|---|---|
| Full Name | Navi Mumbai Airport Influence Notified Area |
| Special Planning Authority | CIDCO |
| Original Appointment | 10 January 2013 |
| Original Coverage | Approx. 560 sq. km; 270 villages |
| Recently Published Coverage | Approx. 225.59 sq. km; 94 villages |
| Planning Mechanisms | Development Plans, regulations and TPS |
The Development Plan: NAINA’s Wider Framework
The Development Plan provides the overall land-use framework. Town Planning Schemes translate that framework into detailed layouts and plot arrangements.
Important Planning Milestones
Interim Development Plan
The Government of Maharashtra sanctioned the Interim Development Plan and associated regulations for 23 villages.
Development Plan
CIDCO’s published records describe the sanction of the Development Plan and regulations for 151 villages at that stage.
Historical Development Plan coverage, current NAINA jurisdiction and individual TPS boundaries are different sets of information. Check the current boundary for each survey number.
The Concept Behind NAINA’s Town Planning Schemes
A Town Planning Scheme (TPS) brings multiple land parcels into a coordinated layout.
Instead of developing every original agricultural parcel independently, the scheme reorganises land to provide roads, public-purpose plots and planned final plots for landowners.
The land parcel identified before reconstitution. Its area, boundaries and ownership form part of the original scheme records.
The reconstituted plot identified under the TPS. Its location, area and rights are established through applicable scheme documents.
CIDCO’s procedures include OP and FP maps, surveys, demarcation, ownership scrutiny and final-plot documentation.
How the 40% Final-Plot Model Works
CIDCO’s TPS reports commonly describe final plots corresponding to approximately 40% of the original plot area.
The remaining area is accounted for through roads, amenities, reservations and other requirements under the scheme. Actual reconstitution depends on the scheme documents.
Why a Smaller Plot May Have Development Potential
In the commonly described TPS model, a 40% final plot and an illustrative FSI of 2.5 can preserve an FSI-counted built-up area equivalent to the original plot.
Both calculations are illustrative, not a property-specific entitlement or building approval. Actual development depends on sanctioned regulations, setbacks, access, plot use and permissions.
Understanding FSI in NAINA
Floor Space Index (FSI) is the relationship between the permitted FSI-counted built-up area and plot area.
An FSI of 2.5 does not mean that every property in NAINA automatically has the right to build at that intensity.
The TPS 4 preliminary report describes permissible FSI linked to the ratio of original plot area to final plot area. Where the final plot is 40% of the original, the ratio can work out to 2.5.
Applicable FSI must be checked against the specific scheme, final plot and current development regulations.
Do Not Confuse Different NAINA Participation Models
Older CIDCO information describes a voluntary participation model with approximately 60% retained land and an FSI of 1.7.
This differs from the commonly described TPS final-plot reconstitution model.
Approx. 60% retained land and 1.7 FSI, as described in older published material.
Often approximately 40% final plot with FSI linked to the original-to-final plot ratio.
The exact policy applicable to a property should be identified before describing its entitlement.
How a NAINA Town Planning Scheme Progresses
A Town Planning Scheme moves through several statutory stages. Each stage has a different documentary and legal significance.
Declaration of Intention
The authority formally declares its intention to prepare the scheme.
Draft Scheme
Draft maps, layouts and other scheme documents are prepared and published.
Representations & Scrutiny
Representations and statutory scrutiny take place through the prescribed process.
Arbitration
Plot-related matters are considered and determined under the relevant statutory framework.
Preliminary Scheme
The preliminary scheme proceeds through its relevant sanction process.
Final Scheme
A final scheme, including relevant financial matters, undergoes separate statutory sanction.
Implementation
Demarcation, possession and land-record procedures are undertaken at applicable stages.
Final-Plot Documentation
CIDCO’s published procedure includes scrutiny of ownership and revenue records, examination of OP and FP maps, site inspections, measurements, demarcation, possession, final-plot documentation and property-card or revenue-record procedures.
A published draft, an arbitrator’s document, a sanctioned preliminary scheme and a sanctioned final scheme are not interchangeable. Physical possession and completion of record changes must also be checked separately.
NAINA Town Planning Schemes – TPS 1 to TPS 14
CIDCO’s scheme portal lists TPS 1 through TPS 14. The following is a village-level orientation table drawn from the supplied scheme summaries.
Some schemes include only parts of the named villages. The exact survey-number boundary must be checked from official maps.
| Scheme | Village Coverage Described in Published Summaries |
|---|---|
| TPS 1 | Akurli, Belavali, Chikhale |
| TPS 2 | Parts of Chipale, Vihighar, Devad, Bhokarpada (Chipale), Belavali and Sangade |
| TPS 3 | Chipale, Koproli, Vihighar, Nere, Nerepada and Moho |
| TPS 4 | Parts of Adai, Akurli, Nevali, Shilottar Raichur and Pali Devad |
| TPS 5 | Parts of Bonshet, Moho, Bhokarpada, Devad, Shivkar, Vichumbe and Vihighar |
| TPS 6 | Parts of Chikhale, Moho, Shivkar and Pali Khurd |
| TPS 7 | Parts of Devad, Vichumbe, Shivkar, Usarli Khurd and Kolkhe |
| TPS 8 | Parts of Ambivali, Belavali, Chikhale, Lonivali, Moho, Pali Khurd and Wangani Tarf Waje |
| TPS 9 | Parts of Belavali, Sangade, Borle, Kon and Chikhale |
| TPS 10 | Parts of Shivkar, Chikhale, Kolkhe, Kolkhepeth, Kon, Deravali and Palaspe |
| TPS 11 | Parts of Deravali, Palaspe, Kudave, Nandgaon, Vadavali, Turmale and Shirdhon |
| TPS 12 | Parts of Chinchavali Tarf Waje, Kondale, Mahalungi, Morbe, Ritghar, Umroli, Usarli Budruk and Vakadi |
| TPS 13 | Introduced through the 29 April 2026 declaration; consult official maps for coverage |
| TPS 14 | Introduced through the 29 April 2026 declaration; consult official maps for coverage |
TPS 13 and TPS 14
The 29 April 2026 declaration introduced TPS 13 and TPS 14. Their current boundaries and later statutory progress should be checked from CIDCO’s published documents.
Introduction of a scheme does not mean that final plots have already been sanctioned, demarcated or handed over.
Scheme Approval & Implementation Status
The following reflects the September 2026 orientation summary supplied for this page.
CIDCO’s TPS 12 report records approximately 4,187 hectares across the first 12 schemes at the time of that report.
What Development Does NAINA Plan For?
NAINA aims to coordinate land-use planning, roads, public amenities and reconstituted final plots.
Roads and internal connections provided through approved layouts and applicable plans.
Land identified for social facilities, public purposes and other development requirements.
Planned plots whose use, rights and development potential depend on the approved scheme.
Residential, amenity and growth-centre plots can have different development conditions.
NAINA & Regional Infrastructure
Regional infrastructure provides context for NAINA’s planned growth, but does not automatically create access or building rights.
- Navi Mumbai International Airport
- JNPT and port-linked activity
- Atal Setu
- Proposed regional road corridors
Legal approach-road access and development permissions must be verified separately for each property.
Leadership & Administrative Responsibility
CIDCO administers NAINA through its planning, land and survey departments.
The following officeholders were listed in the supplied leadership information dated 2 November 2026.
| Official | Designation |
|---|---|
| Shri Ashwin A. Mudgal, IAS | Vice Chairman and Managing Director |
| Shri Shantanu Goel, IAS | Joint Managing Director |
| Shri Mantada Raja Dayanidhi, IAS | Joint Managing Director |
| Shri Ganesh Deshmukh | Joint Managing Director |
NAINA-specific responsibilities include those assigned to the Chief Planner and the Chief Land and Survey Officer.
Current appointments should be verified before publication.
Buying Land in NAINA – Our Approach
Crescera Group evaluates NAINA opportunities by considering ownership records and the applicable planning framework.
We distinguish original land, proposed final plots and plots supported by completed allotment or possession documents.
Our Documentation Review
- Village and survey number
- Current NAINA boundary
- Applicable TPS and scheme map
- Current scheme approval stage
- OP and FP records
- Final-plot area and location
- Ownership and title history
- 7/12 extracts and property cards
- Zoning and permitted use
- Legal access and possession
- Charges and permissions
Official Sources & References
The latest official CIDCO and Government of Maharashtra documents should be consulted for scheme boundaries, sanctions, final-plot records and property-specific permissions.
- CIDCO – Official Website
- CIDCO – NAINA Planning Documents & TPS Information
- Government of Maharashtra – Notifications
Verify the current TPS status, boundary, government sanctions and property documents before relying on any scheme description for a transaction.
Explore NAINA Land Opportunities with Crescera Group
NAINA’s defining idea is to connect land reorganisation with planned infrastructure and urban development.
We help buyers assess the individual opportunity through ownership, scheme status, final-plot records, documentation and applicable conditions.
Get in Touch
Contact Crescera Group to discuss available land opportunities in NAINA, your preferred location and the documentation relevant to your purchase.
Call +91 9137453824