1The Navi Mumbai Airport Influence Notified Area (NAINA) 7 th AUGUST 2014 9/16/2014 2 AGENDA 9/16/2014 Project Background Planning Approach Vision Strategy Phasing Interim Development Plan preparation Time-lines for IDP Pilot Project NAINA Scheme Non-participants in NAINA Scheme Gaothans Areas upto 200m around Gaothan Special Township policy Rental Housing 3 BACKGROUND 9/16/2014 APPOINTMENT OF CIDCO Special Planning Authority (SPA) vide Govt. Notification dated 10.1.2013 u/s 40.1 (b) of MR&TP Act, 1966 Total project area @ 600 Sq. KM 256 villages in Raigad District 14 villages in Thane District NAINA VILLAGES Name of District Name of Tahsil No. Of Villages Remarks Entire Part Total Raigad Uran 5 0 5 Panvel 74 37 111 37 Villages partly in Matheran Eco-sensitive Zone (MESZ) Karjat 3 3 6 Area of 3 Villages east of Karjat- Khopoli Rail line excluded Khalapur 41 15 56 10 Villages partly within MESZ Area of 5 Villages east of Karjat- Khopoli Rail line excluded Pen 78 0 78 Thane Thane 14 0 14 Total 215 55 270 NMMC AREA NAVI MUMBAI JNPT Proposal to include part of AKBSNA in NAINA under consideration of GoM MATHERAN ECOSENSITIVE ZONE 7 PLANNING APPROACH 9/16/2014 8 VISION NAINA a Economic Powerhouse of MMR, an Inclusive City and a Sustainable City STRATEGY 9 • Synergize growth impulses of national and regional infra. − NMIA, JNPT, DFC (Mumbai Delhi and Mumbai Bengaluru) − MTHL, Multi-modal corridor, Mumbai – Vadodra Expressway (SPUR) − Promote diversified economic base by developing local infra. • Planned, regulated and smart urbanism for inclusive city − Efficient public transportation, − World-class infrastructure for all and − Recourse to inclusionary housing for low income • Sustainable city − Financial sustainability through minimum land acquisition and adopting ‘growth pays for growth’ principle − Environmental sustainability by conservation of the unique landscape, comprising coastal and terrestrial environments, natural and cultural heritage, and fertile agriculture 1 0 Development Plan: Shall be prepared for entire notified area and shall have two Phases. Out of 600 sqkm. Of NAINA ,about 160.04 sqkm area has been identified for Phase-I development Phase-I (Areas with potential for development) Areas witnessing developments and contiguous to Panvel and supported by major existing & prop. transportation links Detailed Development Plan indicating reservations for roads, social facility , public utilities and Growth Centre Phase-II Areas not experiencing pressure of development Dumping ground, road widening connecting Phase –I with the hinterland, etc To be reviewed every five years for bringing under DEVELOPMENT PLAN Phase – I Description Zone -1 Zone - 3 Developable Lands Irrigated Agri. land 0 0 Non- Irrig Agri. Land 785 5975 Barren Land 1011 401 Non- Developable Lands Built-up Land 284 875 Creeks 0 5 Forests 303 3129 Hill 0 818 Industrial 0 0 National Park/Sanctuary 0 0 Quarry 0 47 Village Settlement 21 132 Water Bodies 0 83 Others 0 2135 Total 2404 13600 Zone 1 Zone 3 Total Area (Ha) 2404 13600 16004 Developable Area (Ha) 1796 6376 8172 % 74.7 46.9 51.1 Zone - I Zone - 3 12 BASIC PRINCIPLES OF NAINA SCHEME Participatory Approach Minimise compulsory acquisition Incentivise Land Assembly Inclusionary housing 13 Project success depends on NAINA Scheme Necessary to demonstrate “NAINA Scheme” on smaller scale Area close to Panvel experiencing developmental pressures, where existing infrastructure of CIDCO can be extended and where land aggregations of more than 10ha. are probable considered suitable for demo 3770 ha. broadly equal to size of two self- contained townships been indentified for Pilot project Interim Development Plan preparation of Pilot project INTERIM DEVELOPMENT PLAN 14 Area of IDP is categorized as Gaothan Congested Areas/Urban Village -200 m around gaothan Land assembly > 10 ha Other areas DCRs will cover for above categories Permissible uses FSI Ground coverage and building heights Assembly regulations – land to be contributed for roads, city-scale infrastructure and land bank Layout and sub-division regulations including means of access, local open spaces and amenities INTERIM DEVELOPMENT PLAN 15 MAP OF IDP AREA Slno. Village names 1 Nevali 2 Adai 3 Akurli 4 Koproli 5 Nere 6 Palidevad 7 Shilottar Raichur 8 Chipale 9 Bonshet 10 Vihighar 11 Devad 12 Vichumbe 13 Shivkar 14 Moho 15 Pali kh 16 Usarli Kh 17 Chikhale 18 Kolkhe 19 Palaspe 20 Derawali 21 Kon 22 Borle 23 Sangade 24 Balavali 16 17 TIME LINES FOR SUBMISSION OF IDP Task Target Remarks Preparation of ELU 15.7.2014 Not required to be published Prepare Draft IDP 15.8.2014 Submit to CIDCO Board Publish IDP (U/S -26) Invite Suggestions 30.8.2014 to 30.9.2014 30 Days Hearing 1.10.2014 31.10.2014 3 Members of SPA + 4 by Dir. Town Plg. Submission of PC Report to SPA 30-11-2014 One Month Incorporating PC Report 31-12-2014 One Month Approval by CIDCO Board 31-1-2015 One month Submission of Draft IDP to Govt 31.1.2015 - 18 9/16/2014 PILOT PROJECT Plan preparation for area of 3770 ha. Broad land-use distribution shall be as below: Roads 10% Open Space 10% Social Facilities 5% Growth Centre 15% Land for development 60% Land under reservations (Roads, Open Space, Social Facilities) including Growth Centre proposed to be acquired by LARR Act, 2013 1 9 IMPLEMENTATION OF PILOT PROJECT 2 0 IMPLEMENTATION OF PILOT PROJECT Intention for acquisition u/s 11 of LARR Act,2013 to be served for all lands under reservations and Growth Centres Such land Owners affected by LARR Act, 2013 have option to participate in ‘NAINA Scheme’. Land owners participating in scheme shall surrender land through consent agreement without monetary compensation to Authority. NAINA Scheme to remain open for four months Reservation lands shall be acquired as per LARR Act, 2013 ; if owners do not participate in NAINA scheme To participate in NAINA Scheme, minimum land aggregation of 10 ha. is required Scheme involves surrendering 40% land to Authority ‘free of cost’ and retaining balance 60% land . 40% land to be surrendered shall be inclusive of roads, open spaces, amenities, growth centre FSI of 1.7 on balance 60% land Additional, 20% BUA over & above BUA generated on 60% land shall necessarily be constructed for EWS/LIG housing that shall be handed over to CIDCO at a pre-determined rates ( as per MHADA formula) 2 1 NAINA SCHEME ( >10 HA.) In no case, shall land owner lose more 40% of land Land owner surrendering more than 40% land can be compensated by Equivalent land with 1.7 FSI Monetary Compensation for equivalent land TDR for equivalent land Development Charges as per 124 (B) of MR&TP Act (equivalent to Rs 500/m2) shall only be charged. OSDC shall not be made applicable for participants in NAINA Scheme CIDCO shall bear cost of provision of City & Peripheral level Infrastructure 2 2 NAINA SCHEME ( >10 HA.) 2 3 NAINA SCHEME ( >10 HA.) Reservations within NAINA Cluster shall be flexible (excluding roads) and will be allowed to move in the cluster (for those who participate in the scheme) FSI incentive for larger land pooling CIDCO to frame DCR that shall include permissible uses, minim. & max. permissibility of commercial/other uses etc, Deemed NA status proposed to be granted for the participants Environmental clearances proposed to be granted by CIDCO 2 4 FSI calculation for 10 ha. (60/40 model) Land owner = 6.0ha. Land owner to surrender ( for roads, open spaces, amenities, growth centre) = 4.0 ha. Owner - FSI is 1.70 ( 10.00 ha. available for sale) - Residential, Comm., R+C, Hotels, Offices, etc. permitted - 10.00 ha. bua includes FSI for layout Amenities - Internal roads and layout open spaces to be provided as per norms without losing FSI NAINA SCHEME ( >10 HA.) 2 5 FSI calculation for 10 ha. (60/40 model) Owner - Proposed to have graded percentage of Amenities in proportion to size of holding - Amenities along with scheme roads & OS necessarily to be developed (in a fixed time- frame) and maintained by the owner - In case, owner surrenders developed Amenity to the Authority “'FSI equivalent to amenity land area plus construction value based FSI of developed amenity'” to be given NAINA SCHEME ( >10 HA.) 2 6 Free FSI - EWS/LIG Component - 20% of saleable component to be developed (BuA = 2.0 ha.) - Hand over constructed tenements to CIDCO at pre-determined rates ( as per MHADA formula) CIDCO component (Growth Centre) - FSI – 1.70 (BuA = 2.51ha.) - No amenities, only internal roads and layout open spaces City level Amenities : - FSI of amenities to vary from 0.5 to 2.0 - 5% amenities with avg. 1.0 FSI (5000 sqm.) NAINA SCHEME ( >10 HA.) 2 7 Total BuA generated on Scheme => 10.00 ha. + 2.0 ha. + 2.51 ha. + 0.5ha. = 15.01 ha. Gross FSI (on 10 ha. Land) = 1.50 Net FSI ( on 7.5 ha. (6 +1.5 + 0.5) Land) = 2.00 NAINA SCHEME ( >10 HA.) 2 8 CIDCO’s share of 15% land (Growth Centre) To be main source of revenue for funding City & Peripheral level infrastructure Not to be used for EWS/LIG/MIG housing Not to be used for Social facilities Not to be allotted for any request of land by Govt./Semi-Govt. Agency. GROWTH CENTRE 2 9 Obtaining lands for Growth Centre CIDCO to acquire lands reserved for Growth Centre Taking up NAINA Scheme within Growth Centre will not be permissible NAINA Scheme lands lying partially in Growth Centre will be adjusted against their 40% contri. In such cases, CIDCO need not acquire these lands GROWTH CENTRES Lands under reservations shall be acquired thro’ LARR, 2013 (monetary + land compensation) Balance private Lands not under reservation and not participating in NAINA scheme shall continue to have base FSI of 0.5 NO provision to increase FSI on payment of additional premium for such lands D.C. as per Section 124(B) (equivalent to Rs. 500/m2) + Off-site Service Delivery Charges (OSDC)* (Rs 3234 /sqm minus DC paid) to be paid 3 0 NON PARTICIPANTS IN NAINA SCHEME * - OSDC shall be worked out every year For lands given to land owners as per requirements of LARR, 2013 , base FSI will be 0.50 OSDC shall be charged in phases (25% at CC, 25% at OC and 50% at the time of seeking connection to infra.) City Level & Peripheral infrastructure to be provided by CIDCO 3 1 NON PARTICIPANTS IN NAINA SCHEME Layout amenities + Int roads + int Open spaces to be provided as per DCR provisions Lands above 4000m2 shall attract norms of 20% of BUA for EWS/LIG. EWS/LIG housing stock to be returned to CIDCO at pre-determined rates (as per MHADA formula) 3 2 NON PARTICIPANTS IN NAINA SCHEME 3 3 COMPARISON NAINA SCHEME NON –NAINA SCHEME Max. Permissible FSI : 1.70 Max. Permissible fsi- 0.5 OSDC not payable OSDC applicable 40% contribution towards infra. Infra. Land to be acquired under LARR Act Proposed to given deemed NA status NA permission required >40% voluntary surrender to be compensated by giving additional land with same FSI potential Land to be acquired under LARR Act 34 9/16/2014 OTHER ASPECTS OF PILOT PROJECT 3 5 Capital Expenditure ( for 1000 ha.) Total cost = Rs. 3234.0 crores* Cost of City level infrastructure : Rs. 2311/ sqm -Water Supply, Sewerage, Power, Open Spaces, Social Facilities Amenities, Metro Cost of peripheral infrastructure : Rs. 851/ sqm Local level infrastructure : Rs. 72 /sqm DEVELOPMENT COST CALCULATIONS Above calculations are as per CSR FY 2013-’14.OSDC shall be worked out every year 3 6 Recovery of Expenditure Sale of land under Growth Centre Dev. charges as per MR&TP Act sec 124B Collection of Off-site Service Delivery Charges DEVELOPMENT COST CALCULATIONS 3 7 1. School (limited reservations. Rest to be obtained through layout Permission) 2. Degree College 3. General Hospital 4. Primary Health Centre 5. Community Centre 6. Hawker’s Market/ Daily Bazaar LIST OF RESERVATIONS TO BE SHOWN ON DP AT TOWNSHIP LEVEL 1. Police station 2. Fire station 3. Post Office 4. Burial Ground 5. Receiving station 6. Sub-station 7. ESR/GSR 8. Pumping Station 9. Sewage Treatment Plant 10. Sewage Pumping House 11. Petrol Pump 12. LPG / godown SOCIAL FACILITIES PUBLIC UTILITIES • Utilities viz. Solid waste disposal sites, etc. to be shown in Phase – II • Norms adopted for Reservations shall be as per Navi Mumbai Std. 3 8 AMENITIES AT LAYOUT LEVEL Layout Size Optional permissible upto 20ha School and Community Centre 20 ha. - 90 ha. School, Comm. Centre, Nursing Home >90 ha. School, Comm. Centre, Nursing Home, College, Hospital, Hostel MANDATORY Balwadi Crèche Multipurpose Halls Library Health Club & Gymnasium Clinic, Nursing Homes • For Layouts above 10 ha. , min. size of Garden/PG shall not be less than 3000 sqm each • For layouts; 2 ha. To 10 ha. – Min. size of open space at each location not less than 2000sqm. 3 9 DEVELOPMENT OF RESERVATIONS Reservation such as School, College, Gen Hospital, Super Specialty Hospital shall have base FSI of 1.0. Addl. FSI can be granted on payment of addl. Lease Premium to be worked out by CIDCO. ONLY for participants of 10 ha plus (NAINA Scheme) FSI of other reservations shall be indicated in the DCRs 40 9/16/2014 GAOTHANS 41 For developments in Gaothan following options onsidered : Urban Renewal Scheme for Gaothans similar to one in Navi Mumbai Regulations about height, ground coverage, access width DEVELOPMENT OF GAOTHANS 42 9/16/2014 AREAS AROUND 200M OF GAOTHAN CONGESTED AREAS /URBAN VILLAGES MMR provisions Permit FSI of 1.00 within and upto 200m of Gaothans Height is restricted to 13.50m. Incentive FSI of 0.2 on land so surrendered free of cost for main roads, SF, PU, amenities Standardized DCRs for RP in Maharashtra 10% Open Spaces for plots > 4000sqm 5% amenities for layout >2.0ha. 4 3 AREAS UPTO 200M AROUND GAOTHANS PROPOSAL Areas @ Gaothans upto 200m earmarked as ‘Congested Areas’ Layout plans for congested areas to be prepared showing proposals for road widening, new roads, reservations for social facilities & open spaces These reservations shall include Hospital, Dispensary, School, N’hood market, Gardens, Playgrounds, etc. 4 4 AREAS UPTO 200M AROUND GAOTHANS PROPOSAL FSI permissible is 1.0 Permissible height of 15.0m as against present provision of 13.5m Plots abutting on 12m wide existing roads or roads possible for widening upto 12.0m permitted heights upto 24.0m subject to fire fighting and aviation clearances No relaxations in marginal open spaces or in parking norms permitted under hardship cases 4 5 AREAS UPTO 200M AROUND GAOTHANS PROPOSAL Incentive FSI of 1.0 (presently 0.2 FSI) on land so surrendered free of cost for main roads, PU, amenities Authority may acquire these reservations if the owners not willing to accept incentive FSI, under LARR, 2013 Lands above 4000m2 shall attract norms of 20% of BUA for EWS/LIG . Constructed housing stock to be returned to CIDCO at pre-determined rates (as per MHADA formula) 4 6 AREAS UPTO 200M AROUND GAOTHANS PROPOSAL D.C. as per {Section 124(B)} (equivalent to Rs of Rs. 500/sqm) PLUS Off-site Service Delivery Charges (OSDC) * (Rs.3234/sqm to be paid minus DC received OSDC shall be charged in phases (25% at CC, 25% at OC and 50% at the time of seeking connection to infra.) * - OSDC shall be worked out every year 4 7 AREAS UPTO 200M AROUND GAOTHANS HOLDING SIZE AMENITIES OPEN SPACES For plots upto 4000sqm - - 4000sqm – 1ha - 10% 1ha. -2ha 3% 10% 2ha. - 10ha. 5% 10% >10ha. NAINA scheme shall be applicable Provision for OS and Amenities 4 8 Layout amenities necessarily to be developed (in a fixed time- frame) and maintained by the owner Development of amenities shall be on pro-rata basis and linked with O.C. In case, owner surrenders developed Amenity to the Authority “FSI equivalent to amenity land area plus construction value based FSI of developed Amenity” to be given Amenities shall include: Balwadi, Creche, Multipurpose Hall, Library, Primary Health Centre, Health Club & Gymnasium AREAS UPTO 200M AROUND GAOTHANS 49 9/16/2014 Special Township Proposals CASES FOR INTEGRATION Location Clearance Granted Surrender of 15% developed land, at one location, above 12m wide road OR Payment of eqvt. OSDC* {(Rs. 2311/sqm (Cost of city level infra.) }minus {D.C. of Rs.500/sqm.) } OSDC shall be charged in phases (25% at CC, 25% at OC and 50% at the time of seeking connection to infra.) D.C. as per {Section 124(B)} (eqvt. to Rs. 500/sqm) Constructed EWS/LIG hsg. handed over to CIDCO at predetermined rates Applicable premiums on optional FSI of 0.3 (in case of schemes in U1 & U2) payable to CIDCO and not MMRDA (requires Govt. consent) Consultation from Jt. Director, Konkan Division, shall NOT be required 5 0 SPECIAL TOWNSHIP PROPOSALS * - OSDC to be worked out every year 5 1 SPECIAL TOWNSHIP PROPOSALS Location Clearance yet to be granted Surrender of 15% developed land, at one location, selected by the SPA, above 12m wide road D.C. as per {Section 124(B)} (eqvt. to Rs. 500/sqm) Constructed EWS/LIG hsg. handed over to CIDCO at predetermined rates Applicable premiums on optional FSI of 0.3 (in case of schemes in U1 & U2) payable to CIDCO and not MMRDA (requires Govt. consent) Consultation from Jt. Director, Konkan Division, shall NOT be required * - OSDC to be worked out every year 52 9/16/2014 Rental Housing Proposals CASES FOR INTEGRATION 5 3 Dev. Charges as per 124 B (eqvt. Rs.500/sqm) Developer to provide all reqd. infra. within the scheme Transfer of amount collected by MMRDA for improvement of infrastructure to CIDCO Payment of Off-site Service Delivery Charges* (OSDC) by the Developer. (OSDC being 2 X {(Rs. 2311/sqm (Cost of city level infra.)}minus {D.C. paid & amount transferred by MMRDA to CIDCO } OSDC shall be charged in phases (25% at CC, 25% at OC and 50% at time of seeking connection to infra.) RENTAL HOUSING PROPOSALS * - OSDC to be worked out every year THANK YOU 5 4 THANE DISTRICT PANVEL – ADJ. MIDC AREA PANVEL URAN AND PANVEL KHALAPUR PEN KHOPTA 6 2 Calculation of Open Space Total notified area = 600 sqkm. Gross area identified for Phase – I = 160.04 sqkm. Passive recreational spaces = 43.85 sqkm. (Forest, Hill Slopes ,Water Bodies & Irrigated/Multi-crop lands) Net Developable Area for Phase – I = 81.72 sqkm. Active Open Spaces (From D.P.) = 8.17 sqkm. (10% of net developable area ) Layout Open Spaces = 6.13 ( 10% of (75% of net developable area in 60/40 model)) % of active OS on net PH-I area = 17.5% % of active & passive OS on Gross PH-I area = 36.3% PHASE - I 6 3 Calculation of Amenities Total notified area = 600 sqkm. Gross area identified for Phase – I = 160.04 sqkm. Net Developable Area for Phase – I = 81.72 sqkm. Amenities (From D.P.) = 4.09 sqkm. (5 % of net developable area ) Amenities = 3.06 sqkm ( 5% of (75 % of net developable area in 60/40 model)) Total amenities = 7.15 sqkm. % of Amenities on net PH-I area = 8.7% PHASE - I NATURAL PROPENSITY FOR DEVELOPMENT IN NEXT 5-10 YEARS – Current Development Trends within the Area – Surrounding Development Context – Locational advantage in MMR TRANSPORT CONNECTIVITY – Existing National and State Highways – Proposed Transport Connectivity in MMR – Proposed Transport Connectivity with Potential Planning Unit –I – Proposed DFC and BMEC PROXIMITY TO NAVI MUMBAI – Proximity to Developed Areas in Navi Mumbai – Potential Synergy between NMIA, JNPT and Belapur CBD – Existing Public Transport Corridors CRITERIA FOR IDENTIFICATION OF PHASE-I DEVELOPMENT PROVISIONS IN THE REGIONAL PLAN-2011 MMR – Areas marked for U-1 and U-2 – Areas marked for G-1 and G-2 – Proposed Transport Connectivity PROTECTED ENVIRONMENTAL AND NATURAL AREAS – Forests, Hills, Water Bodies – CRZ Areas – Gaothans AVAILABILITY OF DEVELOPABLE LAND – Adequate Developable Land – Contiguity of Developable Land PROXIMITY TO EXISTING AND FUTURE ECONOMIC NODES IN MMR – NMIA, JNPT, Belapur CBD CRITERIA FOR IDENTIFICATION OF PHASE-I 66 Zone-1 Zone-2 Zone-3 Zone-4 Zone-5 NAINA KNT Total Developable Lands Irrigated Agri. land 0 0 0 145 18 163 0 163 Non - Irrig Agri. Land 785 434 5975 8459 930 16583 4487 21070 Barren Land 1011 148 401 637 0 2197 588 2785 Sub Total 1796 582 6376 9241 948 18943 5075 24018 Non-Developable Lands Built-up Land 284 182 875 782 280 2403 581 2984 Creeks 0 5 0 652 657 191 848 Forests 303 807 3129 5525 888 10652 2052 12704 Hill 0 187 818 0 347 1352 0 1352 Industrial 0 55 0 97 0 152 0 152 National Park/Sanctuary 0 0 0 148 0 148 62 210 Quarry 0 26 47 90 153 316 23 339 Village Settlement 21 67 132 235 218 673 59 732 Water Bodies 0 137 83 1373 0 1593 13 1606 Others 0 4956 2135 1417 10863 19370 1238 20608 Sub Total 608 6417 7224 9667 13401 37316 4221 41538 Total 2404 6999 13600 18908 14350 56260 9296 65556 LAND AVAILABLE FOR DEVELOPMENT 67 SUMMARY OF LAND AVAILABLE Z 1 Z 2 Z 3 Z 4 Z 5 NAINA Total KNT Zone Area (Ha) 2404 6999 13600 18908 14350 56260 9296 Jurisdiction NAINA KNT Area Available for Development (Ha) 1796 582 6376 9241 948 18943 5075 % Area Available for Development to the Zone Area 75% 8% 47% 49% 7% 33% 55% NAINA : 33% of area is developable (18381 Ha) KNT : 55% of area is developable (5076 Ha) 6 8 69