Coastal Regulation Zone
The Coastal Regulation Zone (“CRZ”) notification of 1991 has been replaced in January 2011
by the latest CRZ notification of the Ministry of Environment and Forests (“MoEF”).
The coastal area is always on the forefront of civilization and has been by far the most exploited
geomorphical unit of earth. Easy access and resourcefulness have always attracted human
activities, but complexity in understanding the coastal area has often led to misuse and abuse.
Globally, the coastal areas are under increasing pressure due to high rate of human population
growth, development of various industries, fishing, mining, discharge of municipal sewage and
industrial waste effluents. Industrial development on the coast has resulted in degradation of
coastal ecosystems and diminishing the living resources. The coastal area is vital to the
prosperity of the country and is biologically the most productive area, supporting the wealth of
living marine resources. With a view to protect the environment and conserve the coastal
resources, ecosystems and habitats, control depletion and manage development activities, the
MoEF, Government of India issued the CRZ notification in the year 1991, under the provisions
of Section 3 of the Environment Protection Act, 1986, declaring coastal stretches as Coastal
Regulation Zone (CRZ) and regulating activities in the CRZ, which notification has been
superseded by the CRZ notification of 2011.
The primary objective of the CRZ notification of 2011 is:
(i) to ensure livelihood security to the fishing community and other local communities
living in the coastal areas;
(ii) to conserve and protect coastal stretches, its unique environment and marine area; and
(iii) to promote development through sustainable manner based on scientific principles
taking into account the dangers of natural hazards in the coastal areas, sea level rise
due to global warming
The notification proposes to declares the coastal stretches of the country and the water area up to
its territorial water limit, excluding the islands of Andaman and Nicobar and Lakshadweep and
the marine areas surrounding these islands up to its territorial limit, as the CRZ and restricts the
setting up and expansion of any industry, operations or processes and manufacture or handling or
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storage or disposal of hazardous substances as specified in the Hazardous Substances (Handling,
Management and Transboundary Movement) Rules, 2009.
The term “coastal zone” typically refers to the coastal water, wetland and shore land strongly
influenced by marine waters. It is the area of interaction between the land and the sea, which is
influenced by both terrestrial and marine environment. The coastal zone includes the area
between high and low tide line, up to 12 nautical miles towards the sea from the high tide line
and up to 20 kilometers from the high tide line towards the land side.
The CRZ notification primarily describes the classification of the CRZ together with the
prohibited and regulation of permissible activities in the said CRZ. Vide the CRZ notification
restrictions have been imposed on the development permitted along the coast. These zones have
been classified keeping in mind the following aspects:
(a) Demarcation of the High Tide Line:
High tide line (“HTL”) in the CRZ notification is defined as the line up to which highest high
tide reaches in spring tides. The HTL is the extent to which coastal waters can reach the farthest
on land.
(b) Demarcation of Low Tide Line:
The Low Tide Line (“LTL”) is the limit up to which the lowest low tide recedes during spring
tide.
(c) Dealing with the creeks:
The CRZ notification and several judicial precedents have laid down that if the width of the
creek is up to 350 meters, the CRZ will be 100 meters from the creek and if the width of the
creek exceeds 350 meters, it will be 150 meters from the creek.
(d) Condition regarding mangroves:
Mangrove is a tropical tree growing, along the coast and requires saline water for its growth.
Mangroves with an area of 1000 square meters or more will be classified as CRZ with a buffer
zone of at least 50 meters.
(e) Ecologically sensitive features demarcation:
In order to implement CRZ Plan, it is necessary to demarcate and survey of foreshore and
offshore features which are ecologically sensitive such as mangrove, spawning ground of marine
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life, corals and other features like wetland, marsh, swamp, bays, estuaries, creeks, bunds and
back waters that are influenced by tidal action. Coral reefs are the spawning ground of aquatic
life, and sea grass bed is important feeding ground for fishes. Mangrove and coral reefs also act
as a buffer zone against wave and tidal force, for stabilizing and safeguarding the coast.
According to the CRZ notification, the areas have been segregated as follows:
(i) the land area from the HTL to 500 meters on the landward side along the sea front;
(ii) the land area between HTL to 100 meters or width of the creek, whichever is less on the
landward side along the tidal influenced water bodies that are connected to the sea and distance
up to which tidal effects are experienced. The distance up to which tidal effects are experienced
are identified and demarcated accordingly in the Coastal Zone Management Plan (“CZMP”).
The “tidal influenced water bodies” means the water bodies influenced by tidal effects from
sea, in the bays, estuaries, rivers, creeks, backwaters, lagoons, ponds connected to the sea or
creeks and the like.
(iii) the land area falling between the hazard line and 500 meters from HTL on the landward side,
in case of seafront and between the hazard line and 100 meters line in case of tidal influenced
water body. The “hazard line” is determined after taking into account tides, waves, sea level rise
and shoreline changes and has been introduced in the CRZ notification in order to protect life
and property of local communities and infrastructure along coastal areas. According to the CRZ
notification, “the hazard line shall be demarcated by the Survey of India, taking into account the
extent of the flooding on the land area due to water level fluctuations, sea level rise and shoreline
changes (erosion/accretion) occurring over a period of time, and shared with the coastal states
and union territories through the National Centre for Sustainable Coastal Management,
Chennai”. The hazard line would take into account natural changes along the shore and the
possible impact of climate change in coming years. The hazard line would be a useful tool for
disaster management plans for coastal environments, said the notification. Future developmental
and planning process in coastal areas will have to take into account the hazard line.
(iv) land area between HTL and LTL which is termed as the intertidal zone. The intertidal zone,
also known as the foreshore or seashore, is the area above water level at
low tide and underwater at high tide (in other words, the area within the tidal range).
(v) the water and the bed area between the LTL to the territorial water limit (12 nautical miles) in
case of sea and the water and the bed area between LTL at the bank to the LTL on the opposite
side of the bank, of tidal influenced water bodies. The water area up to 12 nautical miles in the
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sea and the entire water area of a tidal water body such as creek, river and/or estuary being
included in the CRZ areas, without imposing any restrictions of fishing activities.
Coastal Regulation Zones:
For regulating developmental activities, the coastal stretches within 500 meters of HTL on the
land ward side are classified into the following four categories of coastal regulation zones:
Category I (“CRZ – I”) – ecologically sensitive area:
The areas that are ecologically sensitive and important such as national parks, sanctuaries,
reserve forest, wild life habitats, mangroves including the coral reef area close to breeding
spawning ground of fish and marine life, historical heritage area, and areas likely to be inundated
due to rise in sea level due to global warning. This zone covers the area between the HTL and the
LTL.
The CRZ – I includes:
(i) areas that are ecologically sensitive and the geomorphological features which play a role in
the maintaining the integrity of the coast, such as:
(a) Mangroves, in case mangrove area is more than 1000 sq mts., a buffer of 50 meters
along the mangroves shall be provided;
(b) Corals and coral reefs and associated biodiversity;
(c) Sand Dunes;
(d) Mudflats which are biologically active;
(e) National parks, marine parks, sanctuaries, reserve forests, wildlife habitats and other
protected areas under the provisions of Wild Life (Protection) Act, 1972 (53 of 1972), the
Forest (Conservation) Act, 1980 (69 of 1980) or Environment (Protection) Act, 1986 (29
of 1986); including Biosphere Reserves;
(f) Salt Marshes;
(g) Turtle nesting grounds;
(h) Horse shoe crabs habitats;
(i) Sea grass beds;
(j) Nesting grounds of birds;
(k) Areas or structures of archaeological importance and heritage sites.
AND
(ii) The area between the LTL and the HTL.
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Category II (“CRZ – II”) – built up area:
The areas that have been developed up to and close to the shoreline. For this purpose, developed
area is referred to as that area within the municipal limits or in other legally designated urban
area which is already substantially built up and which has been provided with drainage and
approach roads and other infrastructure facilities, such as water supply and sewerage mains.
Some development on landward side of existing road and structures and proposed road shown on
the coastal zone management plan are permissible in this zone.
Category III (“CRZ – III”) – rural area:
The areas that are relatively undisturbed and also those areas which do not belong to Category –
I or Category – II. These areas include coastal zone in the rural areas (developed and
undeveloped) and also area within municipal limits or in order legally designated urban areas,
which are not substantially built up or developed.
Category IV (“CRZ – IV”) – water area:
The aquatic area from LTL up to territorial limits is classified as CRZ – IV including the area of
the tidal influenced water body.
The coastal stretches in the Andaman and Nicobar, Lakshadweep and small islands except those
designated as CRZ – I, CRZ – II and CRZ – III form part of CRZ – IV.
The CRZ – IV includes the water area:
(i) up to the territorial waters, i.e. from the LTL to 12 nautical miles on the seaward side;
and
(ii) of the tidal influenced water body from the mouth of the water body at the sea up to
the influence of tide which is measured as five parts per thousand during the driest
season of the year.
Other ecologically sensitive areas:
Besides the four CRZs, there are other areas which require special consideration for the purpose
of protecting the critical coastal environment and difficulties faced by local communities. These
include:
(i) CRZ area falling within municipal limits of Greater Mumbai;
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(ii) the CRZ areas of Kerala including the backwaters and backwater islands;
(iii) CRZ areas of Goa.
Also, there are certain Critically Vulnerable Coastal Areas (“CVCA”) such as the Sunderbans
region of West Bengal and other ecologically sensitive areas identified as under Environment
(Protection) Act, 1986 and managed with the involvement of coastal communities including
fisher folk.
The development or construction activities in different categories of CRZ are regulated by the
concerned CZMA. There are certain activities that are permissible and certain restrictions that
are imposed in each CRZ.
The activities permitted in CRZ – I are as follows:
(i) No new construction shall be permitted in CRZ – I except:
• Projects relating to the Department of Atomic Energy;
• Pipelines, conveying systems including transmission lines;
• Facilities that are essential for activities permissible under CRZ – I;
• Installation of weather radar for monitoring of cyclones movement and prediction by
the Indian Meteorological Department;
• Construction of trans-harbour sea link and roads on stilts or pillars without affecting the
tidal flow of water, between LTL and HTL;
• Development of green field airport already permitted only at Navi Mumbai;
(ii) In the areas between LTL and HTL [areas which are not ecologically sensitive], the
following may be permitted:
• Exploration and extraction of natural gas;
• Construction of dispensaries, schools, public rain shelter, community toilets, bridges,
roads, jetties, water supply, drainage, sewerage which are required to meet the needs of
traditional inhabitants living within the biosphere reserves after obtaining approval
from the concerned CZMA.
• Salt harvesting by solar evaporation of seawater;
• Desalination plants;
• Storage of non-hazardous cargo such as edible oil, fertilizers and food grain within
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notified ports;
• Construction of trans-harbour sea links, roads on stilts or pillars without affecting the
tidal flow of water.
Special dispensations available in Mumbai in CRZ – I are:
All approved roads and links must be constructed on silts to ensure free flow of tidal
waters.
Five times the number of mangroves destroyed/cut during the above construction process
shall be replanted.
Within one year of issue of the 2011 Notification, all mangrove areas must be mapped,
notified and measures for conservation must be initiated, solid disposal sites must be
relocated outside CRZ area and an action plan must be launched to protect habitations
and structures located on the seaward side of the hazard line.
The activities permitted in CRZ – II are as follows:
Buildings are permissible on the landward side of the existing road, authorized structure
or hazardous line where there are no authorized structures.
Desalination plants and storage of non-hazardous cargo are also permissible.
The Floor Space Index and Floor Area Ratio for construction projects shall be as on
19.2.1991 except for those specified in the CRZ Notification, 2011 which is mainly for
slum redevelopment and redevelopment of dilapidated structures.
Special dispensations available in Mumbai in CRZ – II are:
The State Government may undertake slum redevelopment schemes in the CRZ-II areas
in compliance with the Floor Space Index or Floor Area Ratio as specified in the Town
and Country Planning Regulations, prevailing as on the date of the project being
sanctioned. However, the stake of the State Government or its agencies shall not be less
than 51% in such projects.
Redevelopment and reconstruction of old, dilapidated, and unsafe buildings in the CRZ-II
area shall be allowed. All such projects must be taken up by the owners of the buildings,
directly or with private developers. All construction must be in accordance with the Town
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and Country Planning Regulations prevailing as on the date on which the project is
granted approval by the competent authority.
In order to protect and preserve the ‘green lung’ of the Greater Mumbai area, all open
spaces, parks, gardens, playgrounds indicated in development plans within CRZ-II shall
be categorized as CRZ-III, that is, ‘no development zone’. Only construction of civic
amenities and facilities for recreational sports shall be permitted if the floor index is up to
15%. Residential and commercial use of such spaces is prohibited.
Reconstruction and repair of the dwelling units belonging to local communities in CRZ-II
areas shall be permitted by the Competent Authorities on a priority basis.
Fishing settlement areas including Koliwada, shall be mapped and declared as CRZ-III so
that any development, including construction and reconstruction of dwelling units within
these settlements shall be undertaken in accordance with applicable local Town and
Country Planning Regulations.
Further, in order to ensure that the redevelopment of slums and dilapidated structures in
Mumbai are done in the most transparent and accountable manner, the following
measures are provided:-
• The Right to Information Act, 2005 shall be applicable to all redevelopment or
reconstruction projects granted clearance by the Competent Authorities.
• Auditing shall be done by the office of the Comptroller and Auditor General (C&AG)
of India in case of projects relating to slum redevelopment and by the empanelled
statutory auditor of C&AG in case of redevelopment of dilapidated, cessed and unsafe
structures. A High Level Oversight Committee shall be set up for periodic review by the
Government of Maharashtra. This Committee shall include eminent representatives of
like Architects, Urban Planners, Engineers, and members of Civil Society, besides the
local urban bodies, the State Government and the Central Government.
The activities permitted in CRZ – III are as follows:
Between 0-200 metres from HTL is a No Development Zone where no construction shall
be permitted. Only certain activities relating to agriculture, horticulture, gardens, pasture,
parks, play field, forestry, projects of Department of Atomic Energy, mining of rare
minerals, salt manufacture from seawater, facilities for receipt, storage, regasification of
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petroleum products and liquefied natural gas, facilities for generating power by non-
conventional energy sources and certain public facilities may be permitted in this zone.
Between 200-500 metres of HTL, construction and repair of houses of local communities,
tourism projects including green field airport at Navi Mumbai, facilities for receipt,
storage, degasification of petroleum products and liquefied natural gas, storage of non-
hazardous cargo, desalination plants, facilities for generating power by non-conventional
energy sources are permissible.
Infrastructural facilities for the local fishing communities are permitted to be constructed
in the CRZ-III area. In CRZ-III areas typically 0-200 metres is a No Development Zone
(NDZ). However, to meet the demands of dwelling units of traditional coastal
communities particularly the fishermen community, the NDZ has been reduced to 100
metres. Hence, dwelling units of such communities can be constructed 100-200 metres
from HTL along the seafront with the approval of the State Government and the MoEF.
The activities permitted in CRZ – IV are as follows:
In CRZ-IV areas, there is no restriction on the traditional fishing and allied activities undertaken
by local communities. However, no untreated sewage, effluents or solid waste shall be let off or
dumped in these areas.
Special provisions have also been incorporated for the fishermen communities living along the
coastal areas in Maharashtra, Goa, Kerala, Sunderbans and other ecologically sensitive areas:
Greater Mumbai: For the traditional fishing communities (namely, the Koliwadas) living in
Greater Mumbai a provision has been provided, wherein, the area concerned shall be mapped
and declared as CRZ-III and development including construction and reconstruction can be taken
up as per local Town and Country Planning Regulations.
Goa: The Government of Goa shall survey and map the fishing villages all along the Goa coast
and all facilities required for fishing and allied activities shall be provided. As per the CRZ
Notification of 2011, reconstruction and repair of the structures of local communities shall also
be permissible in CRZ areas.
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Kerala: The CRZ area in Kerala is reduced to 50 metres from HTL on the landward side. This
area is a ‘No Development Zone’ where no new constructions can be carried out. However,
dwelling units of local communities within this area may be repaired and reconstructed.
Necessary foreshore facilities such as fishing jetty, fish drying yards, net mending yard, fishing
processing by traditional methods, boat building yards, ice plant, boat repairs etc. can also be
constructed within the 0-50 metres area. Beyond 50 metres from HTL on the landward side,
dwelling units of local communities may be constructed with the permission of the local
panchayat.
Sunderbans: In order to regulate development in Sunderbans and other ecologically sensitive
areas, and to take up conservation and protection of these areas for the benefit of local
communities an integrated management plan (IMP) is required to be prepared in consultation
with the communities. The housing needs of the local communities including fisherfolk who are
living in such ecologically sensitive areas shall be also addressed in the IMP.
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