Circumventing the CRZ: Unlocking Mumbai’s Coastal Real Estate


Our coastline’s much-altered Coastal Regulation Zone (CRZ) has been altered. This time, a change does away with the requirement of prior environmental clearance, which means that production can begin without permission as a “violation,” and support can be sought later to “regularise” the violation. This is feasible for permissible activities. Without public debate, every change made to the CRZ undermines a social contract between the imperative and national government, unions, and hobby companies to protect our coastlines’ social and ecological future.

This relaxation has unsettled many environmentalists, but such amendments to the CRZ, a law first created to defend the touchy coastal areas, are notoriously commonplace. In 2016, the Maharashtra Coastal Zone Management Authority (MCZMA), particularly the Mahim and Backbay regions in Mumbai, were “bays” in preference to “coastline.” In one stroke, this semantic innovation decreased the 500-meter CRZ in these regions to one hundred meters, clearing the way for several luxurious residential and industrial projects that had been disallowed in any other case.

Real Estate

This reclassification in a metropolis surrounded by water elevated permissible development intensity on many hectares of coastal land. Environmentalists decried it as a “bonanza for developers” as tens of millions of square meters will now be possible, with its related environmental impact on the town. Semantics frequently have actual-world implications.

The CRZ may be traced back to the Environmental Protection Act of 1986. Introduced in 1991 to adjust activities alongside the coast, the quarter consists of intertidal regions and an instead arbitrary 500-meter landward stretch past the excessive tide line. It also includes a hundred meters on each facet of rivers, creeks, and backwaters that experience tidal results of the ocean. One of the groups that wholeheartedly supported the notification while it was added was the fishermen, who had undertaken numerous campaigns at the countrywide level to face up to industrial tendencies along the coast that impacted their livelihoods.

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But ever because it was added, the CRZ became scorned, attacked, and incrementally amended in almost 20 instances, weakening its protections drastically. Many serious violations, while pointed out, have been regularised. Finally, after a large agitation using fisher companies and extreme negotiations with the surroundings ministry in 2010, a notification was delivered in 2011—a few diplomae of safety to the ecology and livelihoods that depend upon coastal assets.

The Coastal Zone, in line with the 2011 notification, regulates land use and development intensity beneath three classes: ecologically sensitive regions (CRZ I), already advanced or urbanized parts (CRZ II), and developed or undeveloped rural areas (CRZ III). The notification considers Greater Mumbai a metropolis requiring “special attention” with four primary differences compared to the CRZ for your relaxation. S ..Development within the peace of the CRZ II areas in Mumbai may be ruled by making plans and regulations as they existed on the date of issue of the primary notification (1991).

In brief, the 2011 notification for Mumbai, while presenting relaxations in CRZ II areas, also provided protections to coastal communities and open spaces. Yet, a spate of latest amendments to the CRZ is being made. Similarly, Coastal Zone Management Plans (CZMP) launched in Chennai were criticized for failing to observe the 2011 notification’s stipulations. These amendments and plans are geared toward facilitating or clearing infrastructure, tourism, or residential tasks alongside the coast, threatening all that the CRZ – despite its flaws – objectives to shield.

In June 2015, an agreement of 200 houses in Mumbai’s western suburbs was bulldozed with the aid of the forest branch. Dust roads become constructed around mangroves, they said – an “encroachment” on wooded area land. As the evicted dwellers, punished for occupying some thousand square meters of the metropolis’s marshland, searched for alternative shelter, the environment ministry cleared the coastal street challenge and anticipated reclaiming 168 hectares of land from the sea and 27 hectares of mangrove land. The 35-km long expressway has been planned as a combination of sea hyperlinks and reclaimed roads along the western coastline of Mumbai. In its original shape, CRZ 2011 handiest accredited roads on stilts to ensure the loose flow of tidal waters and minimize ecological effects. Months before the task became clear, the CRZ was amended to allow the seabed reclamation for constructing roads.

So, while Mumbai strangulates its sturdy public bus gadgets, it is constructing extravagant infrastructure for private motorists. In a People’s Tribunal on the Coastal Street organized in October 2015, fisher communities explained how the mission would affect coastal habitats and reduce their right of entry to the sea and the commons. Environmentalists showed how it would increase the threat of flooding and sea-level upward thrust. Transport activists indicated how it might exacerbate visitors’ congestion and air pollutants. Others explored its function in promoting the land hypothesis; others scoffed at its misplaced priorities. But with the CRZ amended, the best criminal shield was removed, pitting those voices in opposition to the nostrums of employed experts who argue that Mumbai desires a limited-access highway, now not sanitation, that it wishes private vehicles, not easy air.

Through some other modifications to the CRZ in 2015, the limit on construction in CRZ IV regions becomes secure to improve memorials or monuments of “national significance” and allied facilities (study: industrial makes use of). The CRZ IV class regulates coastal waters and permits the simplest conventional fishing and related activities. This peremptory change was designed to clean the construction of the huge Chhatrapati Shivaji statue, estimated to price Rs 2,500 crore off Mumbai’s western coast, and cleared simply five days after the amendment changed into notification. The 190-meter-high figure will reclaim sixteen hectares of relatively shallow waters with submerged rock and coral – generally a breeding floor for several aquatic faunas. Much of this place can be used for “allied facilities,” including a marine aquarium with a dolphin pool, a theater, a museum, a helipad, restaurants, etc.

Even here, what is at stake is the livelihoods of approximately 15,000 fisherfolk, which have no opportunity to make themselves heard because initiatives of “countrywide significance” and “public hobby” can bypass mandatory public hearings. So how does ‘public interest’ turn out to be a way of silencing the humans it claims to symbolize? How does a regulation that seeks to guard the livelihood of a network turn out to be a device of their exclusion? How does a law which promises to safeguard the environment make way for its destruction?

In Mumbai’s planning terminology, No Development Zones (NDZs) had been regions inside the older development plans that demarcated positive environmentally touchy areas, together with low-mendacity lands, marshlands along creeks, intertidal areas, and land used for number one activities. Over the many years, these ecologically fragile regions have presented habitats and livelihoods to many low-income groups.