Understanding NAINA: Special Planning Authority & Zoning Regulations for Navi Mumbai Plots

The Navi Mumbai Influenced Airport Influence Area (NAINA) is a planned city project in Raigad district, Maharashtra, covering an area of 371 square kilometers. The city consists of 174 villages situated around the Navi Mumbai International Airport. CIDCO was appointed as the Special Planning Authority (SPA) by the state government to manage this expansion.

Unlike older development formats, NAINA utilizes the Town Planning Scheme (TPS) mechanism. In a TPS, landowners pool their land, and CIDCO returns 60% of the developed plot to the owner while retaining 40% for infrastructure, parks, and civic amenities. This ensures systematic layouts with wide roads, sewage lines, and open spaces.

When buying a plot within the NAINA boundaries, check if the project has a sanctioned layout under a specific TPS (e.g., TPS-1 to TPS-11). Purchasing agricultural land that has not been converted through a sanctioned TPS carries substantial legal risk, as individual layouts may face reservation or acquisition for public utilities.

Always verify that the land seller possesses the Final Plot (FP) allotment letter from CIDCO under the NAINA scheme. A certified layout map displaying the FP number and survey boundaries is crucial before entering into a sale agreement.