Introduction
Under the Environment Protection Act, 1986, coastal regulation in India is governed by periodic CRZ Notifications (1991, 2011, 2018/2019). CRZ‑II encompasses urban or legally recognised urban coastal areas—where development is permitted with controls. This governance paradigm is central to reconciling coastal urban expansion with ecological protection. Over time, notification revisions and local governance decisions have altered CRZ‑II boundaries and building norms, raising both opportunities and concerns.
Defining CRZ‑II: Legal & Regulatory Context
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CRZ Notifications (1991/2011/2019) categorize coastal land within 500 m of the High Tide Line into CRZ‑I to IV. CRZ‑II includes built-up areas near the shoreline within municipal or designated urban limits. ([turn0search4]turn0search9]turn0search8])
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In CRZ‑II, construction is allowed only on the landward side of existing roads or existing structures, and redevelopment must adhere to 1991 norms for Floor Space Index (FSI) or Floor Area Ratio (FAR). Certain infrastructure—like desalination plants, LNG facilities, and power generation utilities—is permitted under prescribed conditions. ([turn0search1]turn0search8])
2018–19 Reforms & State Adaptation: Kerala's CRZ‑II Expansion
Highlights of CRZ Notification 2018/2019
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FSI De‑freeze: CRZ‑II urban areas allowed FSI as per prevailing urban norms instead of 1991 levels.
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Simplified Clearances: Clearance jurisdictions shifted—CRZ‑II and CRZ‑III clearances now handled primarily at the state level (CZMA), streamlining approvals.
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Tourism & Eco-friendly Structures: Temporary tourism infrastructure near beaches allowed under strict setback norms. ([turn0search6]turn0search11])
Kerala’s Initiative
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In 2022, Kerala identified and notified 175 coastal panchayats—urban in character—as eligible for CRZ‑II status, thereby easing construction rules locally. This followed expert review and draft Coastal Zone Management Plan submission. ([turn0search5]turn0search7]turn0search0])
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The Kerala government aims to submit final CZMP—including tourism plans, fisheries management, and land use maps—to MoEFCC for approval and wider CRZ‑II expansion. ([turn0search0]turn0search7])
Recent Violations & Enforcement Challenges
Mumbai (Andheri & Coastal Areas)
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CRZ violations in Andheri‑West included illegal land filling and mangrove destruction within a 50 m buffer zone. Approximately 350 acres were affected; the state imposed a ₹27 crore penalty and initiated an inquiry (FIR registered), reflecting governance and compliance concerns. ([turn0news14])
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Separately, around 783 buildings in CRZ zones have been issued showcause notices—44 already razed—after a forged maps scam unearthed over 1,093 unauthorized constructions in Mumbai’s coastal areas. A Special Investigation Team arrested several officials and civilians involved. ([turn0news12])
Dakshina Kannada (Karnataka)
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In two years, 55 CRZ violations surfaced—mainly homestays and guesthouses approved without CRZ clearances. Challenges include shifting High Tide Lines complicating enforcement and the absence of updated mapping and oversight protocols. ([turn0news13])
Other Regulatory Cases
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Chennai’s planned reservoir near Thiruporur faced delays because the State Expert Appraisal Committee determined it fell under CRZ jurisdiction—not standard environmental clearance—and must now seek Coastal Zone Management Authority approval. ([turn0news15])
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In Kochi, the Kerala CZMA imposed transfer and usage restrictions on residences in CRZ zones—limiting property sales outside “traditional coastal communities”—triggering criticism from residents and MPs over land rights and loan access. ([turn0news17])
Policy and Governance Issues
Mapping, Classification & Flexibility
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Ambiguity in demarcating CRZ‑II areas and outdated maps has triggered enforcement gaps. Kerala’s proactive notification of urban panchayats and Maharashtra reforms highlight divergent state approaches. ([turn0search0]turn0search7])
CRZ Clearance Complexity & Regularization
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While CRZ‑II clearances are managed by state-level CZMA, ongoing cases—like Maradu apartments in Kerala—illustrate legal complexity and Supreme Court-mandated demolition even years later. ([turn0search16]turn0reddit19])
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The CRZ Notification 2019 provides for post-facto regularization of violations, raising concerns about diluting enforcement. ([turn0search11]turn0reddit23])
Equally Weighted Development and Conservation Norms
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The CRZ‑II model permits development but is meant to preserve ecological balances. However, activism suggests some proposed drafts prioritize development over environmental safeguards—particularly in Maharashtra. ([turn0search3])
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Environmental protections under CRZ‑III/CRZ‑I remain strong—but advocates argue that expansion or relaxed norms in CRZ‑II must not undermine mangroves, nesting grounds, or flood buffers. ([turn0search2]turn0search11])
Recommendations: Strengthening CRZ‑II Governance
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Update Coastal Maps & Mapping Protocols
Launch periodic shoreline remapping (e.g., via INCOIS or NCSCM) to accurately reflect shifting High Tide Lines and revise HTL-based CRZ demarcations. -
Standardize State-Level CZMPs
Require all coastal states to prepare transparent Coastal Zone Management Plans—with public consultation and expert review—for harmonised CZMA-classified CRZ‑II areas. -
Transparent Clearance Dashboards
Mandate online public logs of CRZ‑II clearance applications, decisions, transfer restrictions, and violations to boost accountability. -
Limit Regularisation Scope
Restrict post-facto regularisation to minor infractions, exclude ecologically sensitive violations (like mangrove cutting), and deny it where forgery or environmental harm is evident. -
Enforce Buffer Zones around Ecological Zones
Even in CRZ‑II, maintain mandatory buffer zones around mangroves (50 m), nesting grounds, and sea grass areas per CRZ‑2019 conservation provisions. ([turn0search2]turn0search1]) -
Protect Residency and Transfer Rights
Standardise policies governing property transfer in CRZ zones—avoiding vague restrictions like Kerala’s undefined “non‑coastal community” clause that impedes collateral usage. -
Strengthen Enforcement Agencies
Equip CZMA/SITs with technical expertise, field enforcement capacity, and administrative accountability to detect violations proactively—instead of reacting late. -
Balance Development and Resilience
Permit redevelopment and vertical expansion only if built infrastructure integrates disaster resilience, sustainable design, and does not degrade natural coastal buffers.
Conclusion
CRZ‑II governance sits at the intersection of urban coastal development and environmental stewardship. While CRZ‑II zoning permits construction in urban coastal belts, it also imposes specific restrictions to prevent ecological harm. The 2018–19 reforms—such as expanded FSI and state-level clearances—seek regulatory efficiency but risk weakening protection if governance lapses.
Incidents in Mumbai, Karnataka, Kerala, and Chennai illustrate the need for precise mapping, strict yet fair enforcement, balanced development norms, and inclusive decision-making. With rising sea levels and ecological sensitivity, coastal governance must remain adaptive, transparent, and enforceable.
Only then can CRZ‑II act as a mechanism of responsible urbanisation—not unchecked sprawl—and safeguard both coastal communities and the fragile ecosystems they inhabit.