The Nava Raipur Atal Nagar Development Authority (NRANVP) has announced an ambitious Town Development Scheme (TDS) covering 436 hectares in the rapidly growing corridor between Raipur and Naya Raipur. Designated as TOD Zone-5 (Transit Oriented Development), this project aims to create walkable, high-density mixed-use neighbourhoods within 400 metres of transit stations — setting the urban template for Chhattisgarh's capital region through 2031.
Project at a Glance
| Parameter | Details |
|---|---|
| Total Area | 436.0152 hectares (approx. 1,077 acres) |
| Zone Designation | TOD Zone-5 (Transit Oriented Development) |
| Villages Covered | Barauda (Baroda), Ramchandi, Reiko Mandir Hasuad (Aarang Tehsil), Serikhedi Nakati (Raipur Tehsil) |
| Master Plan | Nava Raipur Atal Nagar Development Plan 2031, Layer III |
| Transit Proximity | 400m from transit stations (BRTS / proposed Metrolite) |
| Permitted Uses | Mixed-use: Residential, Commercial, Light Industry (Categories A/B), Public Facilities |
| Project Status | Notified / Planning Stage |
Location & Coverage Area
The TDS spans across four villages in the Raipur–Naya Raipur corridor, covering Barauda (Baroda) and Ramchandi fully. The villages of Reiko Mandir Hasuad in Aarang Tehsil and Serikhedi Nakati in Raipur Tehsil are partially included. This area falls under Layer III of the Master Plan 2031, which governs the extended development zone of Nava Raipur Atal Nagar.
The location is strategically positioned along existing and proposed transit corridors, including the BRTS route and the planned Metrolite rail line connecting Raipur, Bhilai, and Durg. The 12.7 km Atal Path Expressway (Raipur–Naya Raipur Expressway) further enhances connectivity.
What is Transit Oriented Development (TOD)?
TOD is a globally recognised urban planning strategy that concentrates housing, offices, retail, and public amenities within 400 metres (a 5-minute walk) of transit stations. The TOD Zone-5 designation for this scheme means:
- Higher density — more floors and compact layouts allowed compared to conventional zones
- Mixed-use zoning — residential, commercial, and light industrial uses coexist without minimum FAR restrictions
- Walkability focus — wider footpaths, pedestrian crossings, and minimal surface parking
- Reduced car dependency — transit proximity makes public transport the default commute mode
Why this matters: India's National Transit Oriented Development Policy encourages cities to develop TOD zones as a way to reduce urban sprawl, cut emissions, and improve quality of life. This is one of the first TOD-designated schemes in central India.
Development Regulations & Key Rules
Open Space Requirements
- 5% of total scheme area reserved as recreational open space
- Additional 5% required when plots are subdivided or group housing is developed
- Ensures parks, playgrounds, and green corridors are built into the layout
Water Body Protection
| Water Body Size | Buffer Zone |
|---|---|
| Large (>10 hectares) | 9-metre protected buffer |
| Smaller (<10 hectares) | 6-metre protected buffer |
| Nalas (drainage channels) | 2-metre protected buffer |
Building & Construction Norms
- Setbacks, ground coverage, FAR (Floor Area Ratio), and building heights follow mixed-land-use norms from the Development Plan 2031
- No minimum FAR restriction — developers can optimise density within Layer I DCR frameworks
- Airport Authority of India clearance required for height approvals (proximity to Raipur Airport)
- Subdivision requires separate layout approval from NRANVP
- Plot mergers and divisions need road frontage but skip new internal road requirements
Industrial Restrictions
- No polluting or heavy industries permitted
- Only cottage, household, and light/service industries (Categories A and B) allowed
- Aligns with the green, low-emission vision of Nava Raipur
Why This TDS Matters — Regional Context
India's First Debt-Free Planned City
In April 2025, Nava Raipur Atal Nagar became India's first fully debt-free planned city, after the NRANVP cleared its entire outstanding debt of ₹1,788 crore borrowed from the Centre and nationalised banks. Chief Minister Vishnu Deo Sai credited this to "financial discipline, strategic planning, and transparency."
With all properties now unencumbered, the authority can fast-track infrastructure projects and attract private investment — directly benefiting schemes like this TDS.
Major Projects in the Pipeline
| Project | Details |
|---|---|
| IT/ITES Hub | 90-acre dedicated IT park for software, BPO, and tech companies — approved by the CG Cabinet |
| Sports City | Multi-sport complex near India's 3rd largest international cricket stadium |
| Atal Path Expressway | 12.7 km, 6-lane access-controlled expressway with 4 flyovers — now operational |
| Metrolite Rail | Proposed light rail connecting Raipur, Naya Raipur, Bhilai, and Durg |
| Electronics Manufacturing Cluster | In Naya Raipur sectors — attracting manufacturing jobs and housing demand |
These projects, combined with the TOD Zone-5 scheme, position the Raipur–Naya Raipur corridor as a major growth hub in central India, driving demand for residential, commercial, and mixed-use development.
TDS Maps — Official Layout Plans
Below are the official Town Development Scheme maps showing the land-use layout, road network, and zone boundaries:
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Impact on Nearby Areas
The TOD Zone-5 development sits in the growth corridor between established Raipur wards and the newer Naya Raipur sectors. Based on our livability data, nearby areas that will benefit from this project include:
- Sectors 27–30 (Naya Raipur) — Already Grade A/B scored areas with top amenity access; the TDS adds residential supply and commercial diversity
- Aarang corridor — Currently semi-rural; the TDS will bring planned infrastructure, transit stations, and urban services
- Raipur southern wards — Better connectivity via the Atal Path Expressway and proposed Metrolite rail
Property prices along the Atal Path Expressway corridor already range between ₹3,600–4,200/sqft, according to 2025 RERA listings. As the TDS progresses, this corridor is expected to see further appreciation.
What Does This Mean for Residents & Investors?
For Home Buyers
- New housing supply in a planned, regulation-compliant layout — no haphazard development
- Transit access guaranteed — everything within walking distance of BRTS/Metrolite stations
- Protected green spaces — mandatory 5–10% open space + water body buffers ensure livability
- Airport height clearance — ensures no unexpected construction surprises later
For Investors
- Mixed-use zoning with no minimum FAR opens up commercial + residential projects
- India's first debt-free planned city means unencumbered land titles and smoother transactions
- Proximity to the IT hub (90 acres), Sports City, and Electronics Cluster drives long-term demand
- Property values near the corridor have seen 15–20% appreciation in 2–3 years post-expressway
Note: This article summarises the notified Town Development Scheme and related regional developments. Always verify the latest land-use maps, FAR regulations, and approval status from NRANVP before making investment decisions.
Key References
- NRANVP Revised Development Control Regulations (DCR)
- NRANVP Original DCR
- Times of India — CG Cabinet clears IT Hub in Nava Raipur
Data sourced from the official Nava Raipur Atal Nagar Development Plan 2031, NRANVP notifications, and regional news reports. Livability data from GreaterRaipur.com.