Two Planning Regimes on One Road: NAINA vs Raigad Plan
The Khopoli-Pali planning authority is not one body but two: the same State Highway 93 crosses from the NAINA regime at the Khopoli end into the Raigad Regional Plan at Pali – and which one governs your plot decides how you get permission to build.
- There is no single Khopoli-Pali planning authority – the road straddles two talukas and two planning regimes.
- The Khopoli / Khalapur end sits inside NAINA; CIDCO was the original planning authority and MSRDC was later appointed Special Planning Authority for a block of Panvel and Khalapur villages.
- The Pali / Sudhagad end is not in NAINA – it falls under the Raigad Regional Plan (notified 1991) and UDCPR 2020, with permission through the Collector or Town Planning and the gram panchayat.
- Two plots a few kilometres apart on the same road can answer to different authorities, rules and timelines.
- Jurisdiction can shift, so confirm the authority for your exact survey number in writing before you buy or build.
Why is there no single Khopoli-Pali planning authority?
Because SH-93 runs through two different talukas that sit under two different planning frameworks. The Khopoli-Pali planning authority is NAINA (with MSRDC as Special Planning Authority) at the Khalapur end, and the Raigad Regional Plan under UDCPR 2020 at the Pali / Sudhagad end – so the governing body changes along the road.
It is easy to treat the Khopoli-Pali corridor as one market, because it is one continuous drive on one state highway. But administratively it is split. Khopoli and the villages near the Mumbai-Pune Expressway are in Khalapur taluka; Pali, the Ashtavinayak temple town, and the land around it are in Sudhagad taluka. The boundary between them is also, in practice, a boundary between two approval systems. That is why a buyer cannot ask one office for permission to build anywhere on the road – the right office depends on where the plot actually sits.
For most buyers this is invisible until it matters: at the moment of applying for development permission, or of checking whether a plotted layout was lawfully sanctioned. Understanding the split up front saves a great deal of confusion later.
Who is the planning authority at the Khopoli and Khalapur end?
At the Khopoli / Khalapur end, the land sits inside the Navi Mumbai Airport Influence Notified Area (NAINA). CIDCO was the original NAINA planning authority, and MSRDC was later appointed Special Planning Authority for a block of 71 villages across Panvel and Khalapur taluka – so building there runs through that regime’s development control rules, not a simple gram panchayat signature.
NAINA was created to guide planned growth around the new Navi Mumbai airport. Within it, development control is exercised by the designated planning authority rather than by local bodies alone, which means layout and building approvals follow that authority’s DCPR and sanction process. The appointment of MSRDC as Special Planning Authority for a defined set of Panvel and Khalapur villages added another layer specific to this belt. The net effect for a Khopoli-side plot is that approvals, FSI, layout norms and timelines are set by the NAINA / SPA framework.
Exactly which villages fall under which authority has shifted over the life of NAINA, and can change again by notification. So while the broad picture is clear – the Khalapur end is NAINA territory – the specific authority for a specific village should always be confirmed against the current notification before you act on it.
Who approves building at the Pali and Sudhagad end?
Pali and Sudhagad taluka are not inside NAINA. Development there is governed by the Raigad Regional Plan (notified 1991) read with the state’s Unified Development Control and Promotion Regulations (UDCPR 2020), and permission is routed through the Collector or the relevant Town Planning office together with the gram panchayat.
In a regional-plan area like Sudhagad, land use and development potential are set by the regional plan’s zoning, and the detailed building norms come from UDCPR 2020, which standardised development control across most of Maharashtra. A buyer on the Pali side therefore looks to the regional-plan zone of the plot, the UDCPR provisions for that zone, and the local gram panchayat for the permissions and NOCs that a layout or building needs.
This is a genuinely different track from the NAINA side – different sanctioning authority, different rulebook emphasis, and often a different timeline. It is not better or worse; it is simply the reason the Khopoli-Pali planning authority question has two answers depending on which end of the road you are standing on.
| Feature | Khopoli / Khalapur end | Pali / Sudhagad end |
|---|---|---|
| Planning regime | NAINA | Raigad Regional Plan (1991) |
| Authority | CIDCO originally; MSRDC as SPA for Panvel-Khalapur villages | Collector / Town Planning + gram panchayat |
| Rulebook | NAINA / SPA development control | UDCPR 2020 |
| In NAINA? | Yes | No |
How does the two-regime split change what you can build?
The regime sets the zoning, the permissible use, the FSI and the layout norms – so two otherwise similar plots can carry different development potential purely because one is in NAINA and the other in the Raigad Regional Plan. It also changes who you apply to and how long sanction takes.
In practical terms, the regime answers the questions that actually decide a plot’s value: what can be built, how much, with what setbacks and open space, and through which office. A NAINA-side plot follows that authority’s development control; a Sudhagad-side plot follows the regional-plan zone and UDCPR 2020. For detailed questions on FSI, setbacks, permissible use or layout standards under UDCPR, a buyer should check the current regulation text and confirm the zone of the specific survey.
The lesson is not that one side is easier – it is that you must identify the regime before you can even ask the right questions. Buying on the assumption that the whole road behaves like one jurisdiction is how buyers end up applying to the wrong office.
How do you find out which regime governs a specific plot?
Start from the 7/12 to fix the exact survey or gat number and village, then confirm the taluka and check it against the current NAINA notification and the Raigad Regional Plan zoning. For anything you will rely on, get the planning authority confirmed in writing by that authority or a local advocate, because jurisdiction can change by notification.
- ✓Pin the plot. Use the 7/12 and survey map to fix the survey / gat number, village and taluka.
- ✓Place the taluka. Khalapur points to the NAINA / MSRDC side; Sudhagad points to the Raigad Regional Plan side.
- ✓Check the notification. Confirm the village against the current NAINA / SPA notification rather than assuming.
- ✓Read the zone. Identify the regional-plan zone and the UDCPR provisions that apply to it.
- ✓Get it in writing. Have the planning authority or a local advocate confirm jurisdiction for that exact survey.
None of this is exotic diligence – it is the same work any careful buyer does before trusting a layout or applying for permission. It just has to be done with the two-regime split in mind, so you confirm the Khopoli-Pali planning authority for your plot rather than for the road in general.
Lords of the Lands is developing a plotted project on the Khopoli-Pali road, and our team knows which office governs which stretch of this corridor. If you are weighing a plot here, we can help you confirm the planning authority and the rules that apply to that specific survey.
Related reading
On the Khopoli-Pali road
- The complete Khopoli-Pali road land guide – the SH-93 corridor hub
- Khopoli vs Pali land – which end of the road suits you
- Khopoli-Pali land prices in 2026 – the asking bands by village
- A weekend home on the Khopoli-Pali road – building a second home here
- Khopoli to Pali drive times – how long each leg really takes
- Pali land in 2026 – buying in Sudhagad taluka
- Buying land in Pali and Sudhagad – a step-by-step guide
- The villages along the Khopoli-Pali road – a village-by-village look
- The Khopoli-Pali road in 2030 – what is coming next
- Mumbai to Khopoli-Pali – the route and drive time
Legal & approvals
- NA conversion on the Khopoli-Pali road – turning farmland buildable
- Building permission on a Khopoli-Pali plot – the approval route
- Varg-1 vs Varg-2 land in Raigad – freehold vs restricted tenure
- Land restrictions near Pali – forest, hill-slope and CRZ limits
- Plotted-layout checks on the road – layout and RERA checks
- What NA land actually means – non-agricultural status explained
- How to check a plot’s NA status – confirming it is buildable
- How to verify land title – the title search explained
Infrastructure & nearby markets
- Mumbai 3.0 infrastructure in 2026 – the projects reshaping the region
- How NMIA is reshaping Raigad land – the new airport’s land effect
- Atal Setu and Raigad land – the sea link’s reach into Raigad
- Navi Mumbai airport status – where operations stand
- The Expressway Missing Link and Khopoli – the ghat bypass explained
- Khopoli land in 2026 – the Expressway-end town
- Khalapur land in 2026 – the taluka around Khopoli
- Karjat land prices in 2026 – the neighbouring market
Citations and sources
NAINA (Navi Mumbai Airport Influence Notified Area) and the appointment of CIDCO and subsequently MSRDC as Special Planning Authority for Panvel and Khalapur villages – CIDCO / MSRDC and Urban Development Department notifications, Government of Maharashtra. Raigad Regional Plan (notified 1991) and the Unified Development Control and Promotion Regulations (UDCPR 2020) – Urban Development Department, Government of Maharashtra. One-time NA premium – Maharashtra Land Revenue Code (Second Amendment) Act, 2025 and implementing GR dated 10 February 2026. This is general information, not legal advice – planning jurisdiction can change by notification, so confirm the authority for your exact survey with that authority or a local advocate before you transact. Official sources: CIDCO / NAINA · MSRDC · UDCPR / Urban Development Dept · Maharashtra Govt (Revenue & Forest / MLRC).
