India's coastline, creeks, estuaries and backwaters are protected by the Coastal Regulation Zone Notification, 2019, issued under the Environment (Protection) Act, 1986. The notification divides coastal land and water into zones, sets a no-development zone landward of the high tide line in many areas, and lists what activities are permitted, regulated or prohibited in each zone. Projects in CRZ areas need clearance from the State or UT Coastal Zone Management Authority, and some from the Union Ministry of Environment, Forest and Climate Change.
CRZ violations can be costly. The Supreme Court ordered the demolition of apartment buildings at Maradu in Kochi in 2019 for CRZ violations, and the buildings were brought down in January 2020. This page explains the zones, what each allows, how to get CRZ clearance, and how to check a coastal property before buying.
हिंदी में सारांश
समुद्र तट, खाड़ी, मुहाने और बैकवॉटर के पास निर्माण पर कोस्टल रेगुलेशन ज़ोन (CRZ) अधिसूचना, 2019 लागू है। इसमें ज़ोन (CRZ-I से IV), नो-डेवलपमेंट ज़ोन और हर ज़ोन में अनुमत/वर्जित गतिविधियाँ तय हैं। राज्य कोस्टल ज़ोन मैनेजमेंट अथॉरिटी और कुछ प्रोजेक्ट्स के लिए पर्यावरण मंत्रालय मंज़ूरी देते हैं। उल्लंघन पर तोड़फोड़ तक हो सकती है, जैसा कोच्चि के मराडु मामले में हुआ।
Is this your situation?
- You plan a hotel, resort or homes near the sea or a creek
- You are buying coastal property and want to check CRZ status
- Your port, jetty or fishing harbour project needs approvals
- You run an industry near the coast and plan expansion
- You received a notice alleging CRZ violation
- You want to know whether your area's coastal zone management plan allows construction
- Your project is on an island in Andaman and Nicobar or Lakshadweep
CRZ zones at a glance
CRZ-I
Ecologically sensitive areas such as mangroves, coral reefs and the intertidal zone; development heavily restricted.
CRZ-II
Developed land close to the shoreline within municipal limits; construction permitted subject to local rules and conditions.
CRZ-III
Relatively undisturbed rural areas; a no-development zone applies landward of the high tide line, with distance depending on population density.
CRZ-IV
Water areas, from the low tide line to the territorial limit and the water area of tidal water bodies; activities like fishing allowed, others regulated.
Coastal zone management plans
State plans map the zones and are the reference for what is permitted at a site.
Islands
The Island Protection Zone Notification, 2019 governs Andaman and Nicobar Islands and Lakshadweep.
The no-development zone
In CRZ-III areas, the 2019 notification created two sub-categories based on population density. In more densely populated rural areas, the no-development zone is 50 metres from the high tide line; in less densely populated areas, it is 200 metres. Along tidal water bodies such as creeks and backwaters, the no-development zone is generally 50 metres or the width of the creek, whichever is less. Within these zones, construction is largely prohibited, with exceptions for certain repairs, traditional dwellings of local communities and specified public facilities. The distances are measured using the high tide line marked in the approved coastal zone management plan.
How to get CRZ clearance
Locate the site on the CZMP
Identify the zone and distance from the high tide line using the approved plan.
Check what is permitted
Read the 2019 notification and any state-specific provisions for that zone.
Get the HTL demarcation
Obtain demarcation by an authorised agency where needed.
Prepare the proposal
Project details, CRZ map, environmental studies where required.
Apply to the coastal authority
Through PARIVESH or the state's process, to the SCZMA or UTCZMA.
Recommendation and approval
The authority recommends or approves; some projects go to MoEFCC, and projects needing EC are integrated.
Buying coastal property
Before buying land or flats near the coast, check the property's position on the approved coastal zone management plan, the CRZ clearance for the building, and the local planning permission. Many coastal disputes involve buildings that received local permission but not CRZ clearance, or were built within a no-development zone. After Maradu, courts have shown willingness to order demolition even after buyers have moved in, with compensation pursued against builders and officials. A short legal review before purchase can prevent a large loss. See environmental due diligence.
Time and typical cost
Our fees are agreed in writing at the start, stage by stage. They are not linked to the outcome.
| Stage | Usual time | What it involves |
|---|---|---|
| CZMP and HTL check | 1 to 3 weeks | Our fee; demarcation agency |
| Proposal preparation | 3 to 8 weeks | Consultant's fee |
| Coastal authority decision | Depends on meeting schedule; often months | Inspections, queries |
| MoEFCC, if required | Additional months | Appraisal |
Documents usually needed
Site
- CRZ map showing HTL, LTL and zones, from an authorised agency
- Land documents and local planning permission
Project
- Project report and layout
- Environmental studies where required
Other approvals
- EC status, if applicable
- Forest and wildlife clearance, if applicable
Laws that apply
The parent law for the CRZ Notification.
Zones, no-development zones, permitted and prohibited activities, and procedure.
Coastal regulation for Andaman and Nicobar and Lakshadweep.
State maps that apply the notification on the ground.
How we work
We are a litigation and advisory practice led by Advocate BK Singh, with offices in Dwarka (New Delhi) and Vaishali (Ghaziabad). This is what you can expect:
- Zone confirmed first: using the approved plan and demarcation.
- Permissibility checked: before design is finalised.
- Proposals guided: through the coastal authority.
- Buyer due diligence: before you invest in coastal property.
- Written fee terms: agreed stage by stage, never linked to the outcome.
Mistakes we see with CRZ
- Relying on local building permission without CRZ clearance
- Measuring distance from the sea instead of the demarcated high tide line
- Ignoring creeks and backwaters, which also attract CRZ
- Buying a flat without checking the building's CRZ clearance
- Assuming repairs never need approval
A resort near backwaters
Here's a made-up example. A Kerala hospitality company planned cottages along a backwater. The site plan placed some cottages 30 metres from the water.
The approved coastal zone management plan showed the stretch as CRZ-III with a no-development zone along the tidal water body. We advised redesigning the layout to keep all structures outside the no-development zone and applying to the coastal authority. The revised project was recommended with conditions on sewage and lighting.
A buyer's due diligence
Here's a second made-up example. A Delhi family planned to buy a sea-facing villa in Goa. The seller had local permission but could not produce CRZ clearance.
We checked the coastal zone management plan and found that part of the villa fell within a no-development zone. The family decided not to buy, avoiding the risk of a demolition order in the future.
What changed in 2019
The 2019 notification relaxed several restrictions of the earlier CRZ Notification, 2011. It reduced the no-development zone for densely populated rural areas in CRZ-III to 50 metres, allowed floor space index in CRZ-II areas according to prevailing town planning norms rather than the old frozen limits, permitted temporary tourism facilities such as shacks and toilets in parts of the no-development zone, and set a 20-metre no-development zone for islands in backwaters and close to the mainland. It also delegated clearance for projects in CRZ-II and CRZ-III to state coastal authorities, with the central ministry dealing with projects in CRZ-I and CRZ-IV.
The relaxations apply only once the state's coastal zone management plan under the 2019 notification has been approved. Until then, the earlier plans and rules may continue to govern. Check which plan is in force for your area before relying on a 2019 relaxation.
Mangroves and buffer zones
Mangroves are among the most strictly protected features of the coast. They fall in CRZ-I, and larger mangrove patches have a buffer zone around them in which development is restricted. Destroying mangroves for construction or reclamation has led to criminal cases, demolition orders and restoration directions, particularly around Mumbai and in Kerala and Goa. If your site has mangroves, or had them in the past, get a careful assessment before planning anything; old satellite images are often used as evidence of past mangrove cover.
How a small hotel or house is usually treated
| Zone | Typical position |
|---|---|
| CRZ-I | Generally not permitted, except specified activities |
| CRZ-II | Permitted landward of existing structures, as per local planning norms |
| CRZ-III, within the no-development zone | Generally not permitted, except specified activities and local dwellings |
| CRZ-III, beyond the no-development zone | Permitted with conditions and approvals |
| CRZ-IV | Water areas; buildings not permitted, fishing and navigation allowed |
Fishing communities and local dwellings
The CRZ rules recognise the rights of traditional coastal communities. Repair and reconstruction of dwellings of fishing and other local communities, and facilities for fishing such as boat yards, net mending and fish drying, are permitted in many areas where other construction is not, subject to conditions. Local bodies and coastal authorities handle these requests. If you belong to a fishing community and have been refused permission to repair your home, or have received a demolition notice, the CRZ provisions for local communities may help.
Frequently Asked Questions
What is CRZ?
The Coastal Regulation Zone, regulated by the CRZ Notification, 2019, covering coastal land and water areas.
What is the no-development zone?
An area landward of the high tide line where construction is largely prohibited, generally 50 or 200 metres in CRZ-III depending on population density.
Do creeks and backwaters attract CRZ?
Yes, tidal water bodies are covered, with their own no-development zone.
Who grants CRZ clearance?
The State or UT Coastal Zone Management Authority, and MoEFCC for some projects.
Is local building permission enough?
No. CRZ clearance is separately required where applicable.
Can CRZ violations lead to demolition?
Yes. The Supreme Court ordered demolition in the Maradu case in Kochi.
What governs the islands?
The Island Protection Zone Notification, 2019.
How long does CRZ clearance take?
Often several months, depending on authority meetings.
Can repairs be done in CRZ?
Some repairs are permitted, but check the notification and get approval where needed.
Should I check CRZ before buying coastal property?
Yes, along with the building's clearances and local permission.
Coastal Project or Property?
Send us the site location. We will check the CRZ status and the approvals needed.
This page gives general information about environmental law as it stood when it was last reviewed. It is not legal advice on your case and does not promise any result. Environmental rules, EPR targets, GRAP measures and board procedures change often, so check the current position for your unit or project before acting.
Need help with Approvals for Projects Along the Coast?
Send us the notice, the order or a few photos. We'll tell you where you stand, which authority or NGT bench deals with it and when the next step is due, in plain words.
