Living near the sea in Versova, Juhu, Madh, Marve, Gorai or beside a creek in Malad or Borivali is a privilege. But when such a building goes for redevelopment, a set of national rules comes into play: the Coastal Regulation Zone (CRZ). Many societies discover this only after a developer’s architect checks the maps. Knowing it early avoids disappointment.
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What is CRZ?
CRZ rules are issued by the Central Government to protect the coast, creeks, mangroves and tidal areas. The current framework is the CRZ Notification of 2019, applied through Mumbai’s approved Coastal Zone Management Plan. Projects in CRZ areas generally need clearance from the Maharashtra Coastal Zone Management Authority (MCZMA) before BMC approves them.
The main categories
| Category | What it covers | Effect on building |
|---|---|---|
| CRZ-I | Ecologically sensitive areas such as mangroves and mudflats | Construction largely prohibited |
| CRZ-II | Developed, built-up areas close to the shoreline | Redevelopment allowed, subject to conditions on location and FSI |
| CRZ-III | Relatively undisturbed areas, mostly rural | A no-development zone near the coast; strict limits |
| CRZ-IV | The water area itself | Regulates activity in the sea and creeks |
Most old societies in Versova, Juhu and similar built-up areas fall in CRZ-II.
What changed in 2019
Under the older 2011 rules, FSI in CRZ-II areas was effectively frozen at old levels, which made many coastal redevelopments unviable. The 2019 notification eased this, allowing FSI in CRZ-II broadly in line with the prevailing development rules. This opened the door for many coastal buildings. However, conditions on where the new building can stand (typically on the landward side of existing roads or authorised structures) still apply.
Other coastal hurdles
- Mangrove buffers. Plots next to mangroves often have a buffer zone where no construction is allowed, and the High Court has been strict about mangrove protection.
- Exact boundary lines. Whether a plot is in CRZ, and which category, depends on the High Tide Line and the approved maps. A few metres can change everything.
- Extra time. MCZMA clearance adds a step, and sometimes a hearing, to the approval process.
How to plan
- Check the CRZ status first. Before inviting developers, get an architect to plot your property on the approved CRZ maps.
- Get a CRZ-aware feasibility report. The usable FSI, building footprint and height should reflect CRZ conditions, not a generic calculation.
- Choose a developer with coastal experience who has taken projects through MCZMA before.
- Allow time in the agreement for MCZMA clearance, so delays are not unfairly blamed on either side.
CRZ does not stop redevelopment in most built-up coastal areas. It does mean the numbers must be worked out carefully, and every offer should be checked against what CRZ actually permits on your plot.
Society near the sea or a creek? Mungekar Realty prepares feasibility reports for societies in Versova, Four Bungalows, Juhu and across Mumbai that take CRZ into account from the start. Call 98207 44734 or visit mungekarrealty.com.
This article is general information. CRZ status depends on approved maps and the current notification; consult an architect and environmental consultant for your plot.