The NAINA Scheme is a voluntary urban development program aimed at encouraging landowners to participate in the development of the NAINA (New Mumbai Airport Influence Notified Area) region. It involves several conditions and benefits for the landowners who choose to join the scheme. Here’s a detailed breakdown of the key aspects of the NAINA Scheme:

1. Landowner Participation

• Eligibility: Landowners must have at least 10 hectares (25 acres) of land to participate in the NAINA Scheme.
• Voluntary: Joining the scheme is optional for the landowners, and they can choose whether or not to participate.

2. Division of Land

• 40% Land to Project Developer: The landowner will contribute 40% of their land to the development project. This land is handed over to the project developer for constructing infrastructure and buildings.
• 60% Land Retained by Owner: The landowner retains the remaining 60% of their land. They have the right to develop this portion but under certain regulations and limits.

3. Floor Space Index (FSI) and Development Potential

• FSI of 1.7 on Owner’s Land: On the 60% land that the owner keeps, the development potential is capped at a maximum FSI of 1.7. FSI (Floor Space Index) refers to the total floor area of a building relative to the size of the land. So, with FSI 1.7, the owner can only build up to 1.7 times the area of their land in terms of floor space.
• FSI Transfer: The unused building potential of the 40% land that the developer uses (which would typically be built on that 40%) is transferred to the landowner’s 60% land. This means the landowner can build more on their 60% land than they would usually be allowed.

4. Types of Development Allowed on Owner’s 60% Land

• The landowner is allowed to develop residential, commercial, or mixed-use buildings on their retained 60% of land.
• Uses: They can build housing (apartments), offices, shops, hotels, and other types of buildings, according to the area’s requirements and plans.

5. Affordable Housing Requirement (EWS/LIG)

• EWS/LIG Housing: Landowners are required to build additional affordable housing (for economically weaker sections or lower-income groups) on their 60% land. This is a part of the social responsibility of the project.
• Additional 20% Built-Up Area: The landowner must construct an additional 20% of built-up area (compared to the normal development) that will be designated for EWS (Economically Weaker Section) or LIG (Lower Income Group) homes.
• Cost-Free FSI for EWS/LIG: This extra area for affordable housing will be allowed free of cost and is not included in the usual FSI calculations.
• Transfer to CIDCO: Once the affordable homes are built, they will be handed over to CIDCO (the urban development authority), which will then distribute them to eligible people through a lottery system.

6. Infrastructure and Amenities

• The landowner is responsible for developing internal roads, open spaces, parks, and other amenities within the 60% land they keep.
• Timeframe: These developments must be completed within a specified time-frame.
• Maintenance: After development, the landowner must also maintain the infrastructure (roads, parks, amenities) for a set period.

7. Compensation for Reserved Land

• Reserved Areas: If a portion of the landowner’s land is used for public purposes such as roads, parks, or other infrastructure, and it exceeds 40%, the landowner will be compensated for the excess land used.
• Forms of Compensation:
  • TDR (Transfer of Development Rights): The landowner can receive TDR credits, which allow them to build more in other parts of the city.
  • Monetary Compensation: Alternatively, the owner may be compensated with money for the land lost to public reservations.

8. Development Charges and Fees

• Development Charges: There are charges for developing the land, such as fees for the infrastructure required (roads, utilities, etc.).
• FSI-linked Premium: No additional FSI-linked premium is charged on the land that has already contributed 40% to the project, so the landowner will not pay extra for the development rights transferred to their 60% land.

9. Flexibility in Reservations

• Reservation Adjustments: The scheme allows some flexibility in how the reservations (like roads, parks, etc.) are planned within the NAINA region, especially for landowners who participate in the scheme. This means reservations can be adjusted in a way that benefits landowners, making their development process smoother.

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Summary of Benefits and Conditions for Landowners in the NAINA Scheme:

• Benefits:

  1. The owner gets to develop and benefit from their land, including extra building space (FSI).
  2. The landowner retains 60% of their land for development with additional building potential due to FSI transfer.
  3. Free FSI for affordable housing (EWS/LIG), which is constructed at no additional cost to the owner.
  4. Compensation options for excess land affected by public reservations (roads, parks, etc.).
  5. The owner gets to develop various types of buildings (residential, commercial, hotels, offices, etc.).

• Conditions:

  1. The owner must provide affordable housing (20% additional built-up area for EWS/LIG homes).
  2. The owner is responsible for developing internal infrastructure like roads, parks, and amenities within the 60% of land they retain.
  3. The owner must maintain the developed infrastructure for a set period after construction.

 

 

The NAINA Scheme is a voluntary urban development program aimed at encouraging landowners to participate in the development of the New Mumbai Airport Influence Notified Area (NAINA). It offers several benefits to landowners, but also involves certain responsibilities and conditions. Here’s a breakdown of the scheme’s pros and cons:

Pros:

1. Ownership Retention & Development Potential:

   • Landowners retain 60% of their land, which they can develop with additional building potential through Floor Space Index (FSI) transfer. This means they can build more on their land than would typically be allowed.

2. Voluntary Participation:

   • The scheme is voluntary, meaning landowners have the choice to decide whether they want to participate, giving them flexibility.

3. No FSI Premium for 60% Land:

   • The 60% of land retained by the owner is not subject to additional FSI-linked premiums, reducing the overall cost of development for the owner.

4. Free FSI for Affordable Housing (EWS/LIG):

   • Landowners can develop additional affordable housing for economically weaker sections (EWS) or lower-income groups (LIG) at no cost. The extra built-up area for these homes is free of charge and not included in FSI calculations.

5. Compensation for Reserved Land:

   • If any part of the land is used for public purposes (roads, parks, etc.) beyond the 40% contribution to the project, the landowner will receive compensation. This can be in the form of Transfer of Development Rights (TDR) or monetary compensation.

6. Flexibility in Reservations:

   • The scheme offers flexibility in how land reservations (for public use like roads or parks) are planned. Adjustments can be made to benefit landowners, making the development process smoother.

7. Land Use Options:

   • The landowner can develop various types of buildings, including residential, commercial, and mixed-use structures, offering more opportunities for profitable development.

Cons:

1. Mandatory Affordable Housing Requirement:

   • Landowners are required to construct additional affordable housing (20% extra built-up area) for EWS/LIG homes, which could increase the complexity and cost of the project. These homes will be handed over to CIDCO for distribution, potentially limiting the landowner’s control over the units.

2. Development Responsibility for Infrastructure:

   • The landowner is responsible for developing internal infrastructure (roads, parks, utilities, etc.) on their retained 60% land. This could require significant investment and management of the development process.

3. Ongoing Maintenance Obligation:

   • After development, the landowner must maintain the infrastructure (roads, parks, and amenities) for a specified period, which could incur additional costs and responsibilities.

4. Limited Development on Contributed Land:

   • While the landowner retains 60% of the land for development, they must contribute 40% to the project developer. This limits the immediate available land for the owner’s own development, as a large portion is handed over for the infrastructure and other facilities.

5. Land Use Restrictions and Conditions:

   • The scheme comes with specific conditions, including limits on the type and scale of developments that can be done on the 60% land. The landowner must also adhere to regulations and controls imposed by urban planning authorities.

6. Timeframe for Development:

   • Landowners must develop the infrastructure and amenities within a set timeframe, which could be challenging depending on the scope of the project.

Summary of Benefits and Conditions for Landowners in the NAINA Scheme:

Benefits:

• Retain 60% of land with extra development potential due to FSI transfer.
• Voluntary participation allows for flexibility.
• No FSI premium on retained land.
• Free FSI for EWS/LIG affordable housing.
• Compensation for reserved land, either in TDR credits or monetary terms.
• Flexibility in land reservations to benefit development.
• Ability to develop various types of buildings (residential, commercial, etc.).

Conditions:

• Obligation to provide 20% additional built-up area for EWS/LIG homes.
• Responsibility for internal infrastructure development and maintenance.
• Limited control over land reserved for public use, with compensation options available.