UNIT IV URBAN PLANNING

Scope and Content of Master plan – planning area, land use plan and Zoning regulations – zonal plan – need,
linkage to master plan and land use plan – planned unit development (PUD) – need, applicability and DCR

The Master Plan

A Master Plan is the long term perspective plan for

guiding the sustainable planned development of the
city.

This document lays down the planning guidelines,

policies, development code and space requirements
for various socio-economic activities supporting the
city population during the plan period.

It is also the basis for all infrastructure requirements.

The plan itself is a document, sometimes hundreds

of pages long, that shows a community as it is and
recommends how it should exist in the future. It often
contains diagrams, aerial photos, maps, reports and
statistical information that support the planner's
vision.

The Master Plan is a guiding document of policies,

programmes and projects for all stakeholders to
follow
CMDA’s role would be
• to support the effort of all stakeholders
• to implement spatial strategy landuse and
development regulations
• to monitor and review of implementation of policies,
programmes and projects in all sectors of
development and provide the necessary feedback for
improvement

A typical master plan addresses the following:

Land use: The major land use recommendations presented in a master plan result from analysis of a city's
environmental and physical conditions, as well as the planner's vision for future growth. A map of future land use
is generally included and makes recommendations about land set aside for parks and open space; residential
areas; commercial, office and industrial uses; civic and institutional uses; and mixed-use areas.
Transportation and traffic: A good master plan takes all of a city's transportation corridors into account.
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Community facilities: Cities support an array of community facilities that satisfy its demand for social and
cultural enrichment. These include public and charter schools, police and fire departments and community
centers.
Parks and open space: Parks are vital to cities because they serve as the focal points of neighborhoods and
often have community and cultural facilities grouped around them.
Neighborhoods and housing: Although they have unique characteristics, neighborhoods in vibrant cities are
interconnected and enjoy a dynamic exchange of commuters, ideas and influences. Successful neighborhoods
also emphasize community, livability, appearance, transportation opportunities, convenience and safety for all
residents.
Economic development: A master plan recommends how a city's design can be enhanced to attract new
businesses and protect existing businesses.

Tools for Implementation of Spatial Strategy

• Landuse Zoning
• Development Regulations
• Area Development Plans
• Monitoring and Review Mechanism
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Landuse Zoning
• Estimating and providing lands required for development
• Demarcation of areas for conservation of eco-sensitive and agricultural areas
• Creating a special zone for hazardous industry
• Setting apart urbanizable zone and increasing mixed residential use zone
• Permitting multi-storey buildings in most parts of CMA

Land Use Zoning – Resulting Impact

The new land use zoning provisions would promote development of composite neighbourhoods with economic
activity close to residential areas minimise travel, conserve ecologically sensitive areas, segregate hazardous
uses and provide a more conducive environment for residents

Development Regulations
• 10% Reservation of land in all future developments of plus 1 ha. for EWS and LIG housing
• Promoting smaller residential units in MRTS influence area
• Promoting composite neighbourhoods
• Reduction of minimum extent of plot for EWS housing
• Additional FSI of 0.25 for small dwelling units
• Premium FSI in selected notified areas
• Transfer of Development Rights (TDR)

Development Regulations – Resulting Impact

• Promote decongestion of Chennai City, promote higher density development outside the city and in improved
traffic corridors, ease road widening and assist urban renewal
• Promote increase in housing stock particularly for low and middle income groups

Area Development Plans

• Master Plan – policies, strategies and programmes at CMA level
• Area Development Plan – neighbourhood, town, city sectors through DDPs
• DDPs would be the basic building blocks for improving quality of life at local levels and promoting sustainable
development

Monitoring and Implementation of Master Plan

• Spatial Strategy – Landuse and Environment Committee
• Economic Development and Poverty Reduction – Economy and Em Committee
• Improving Mobility – Traffic and Transportation Committee
• Development of Infrastructure and Housing – Shelter and Infrastructu• Timely Investment and Improved
Governance – Investment Planning and Governance Committee

Tools for Monitoring

• Setting Up Livability Parameters
• Developing Urban Indicators for Chennai
• Studies for Fine Tuning Policies, Programmes and Projects .

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Contents of Master Plan Submission

An installation master plan includes narrative materials and data, maps and drawings, and presentation
materials which describe and illustrate existing conditions and proposed developments and changes in
conditions on the installation.

A. Narrative Materials and Data.

1. Master Plan Report

The master plan report shall include the following:

a. a description and analysis of existing conditions, including employee, visitor, and resident facilities and needs,
with reference to the existing conditions map;

b. a description of the relationship of the proposed uses on the installation to the overall missions or
responsibilities, functions, and facilities of the agency or agencies that are proposed to occupy the site;

c. a list of master planning objectives;

d. a description of the master plan proposals with reference to the master plan drawings;

e. a summary sheet for easy reference providing the following information for both existing conditions and long-
range projections:

(1) total acreage, including a breakdown in acreage of land area by use

(2) total population, including a breakdown by employees and visitors (by shifts), residents, and students, noting
peak arrival and departure times;
(3) building floor area;
(4) total number of parking spaces; and
(5) any other useful statistics and facts;

f. a description of the relationship of the proposed master plan to the Comprehensive Plan,

g. a description of community participation efforts,

h. a report on individuals, families, and business required to be relocated by the proposals, if any;

i. an analysis, of the availability of affordable housing within reasonable commuting distances from the affected
installation for employees and their families in cases in which the master plan proposes to change the location

k. a report on the consistency of the proposed master plan or revised master plan with applicable local,
subregional, regional, and state development plans and policies,
l. a historic preservation report which includes: an analysis of the effects, if any, that the master plan will have on
recognized historic resources both on the installation or in the vicinity;

m. a description of the predominate design idea, or set of ideas, which (1) relate the urban design framework
and land use proposals within the master plan and (2) will guide the general design, character, materials and

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other aspects of buildings, site improvements and landscaping on the installation in the future;

n. a Transportation Management Program (TMP) for installations with 100 or more employees (including existing
and proposed employees). The TMP should incorporate the following:

(1) a description of existing and projected peak hour traffic by mode, with indicated points of entrance and exit,
the number of existing and proposed bicycle spaces, as well as transit routes and stops and pedestrian facilities
serving the installation, both on-site and in the nearby area; and a summary of existing and proposed parking by
type of assignment (official cars, vanpools, carpools, single-occupant vehicles, handicapped persons, visitors,
etc.);

(2) stated goals and objectives for the TMP, such as trip reduction, mode split changes, or vehicle occupancy
rate increases;

(3) an evaluation of projected transportation impacts resulting from master plan developments and description of
potential TMP mitigation measures;

(4) a description of the process for monitoring and evaluating the achievement of goals and objectives and
adjusting TMP strategies, as needed; and

(5) a summary of the relationship of the TMP provisions to transportation management and air quality
requirements of local, state and regional agencies, including provisions for working cooperatively with affected
agencies to address those requirements.

o. a description of proposed energy conservation strategies and policies related to the siting and design of new
buildings, the retrofitting of existing structures, the use of transportation facilities, and the consumption of
renewable energy resources for the purpose of complying with Federal energy efficiency objectives;

p. water quality management strategies and policies for controlling the impacts of any on-site discharges to
natural drainage ways or to adjacent streams or wetlands and, in conjunction with the stormwater management
plan

q. a staging program reflecting the graphic staging plan, that indicates in narrative and/or tabular form the
proposed sequence of development over the period covered by the master plan.
In cases in which information required in the Master Plan Report is fully provided in the required environmental
documentation, it need not be repeated in the Master Plan Report.

2. Environmental Document

The environmental document prepared by the sponsoring agency The environmental document should be
prepared in consultation with the Commission, pursuant to Section S.C. of these requirements and the
Commission's Environmental Policies and Procedures.

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B. Maps and Drawings.

1. Vicinity Map

The vicinity map shall show the location of the installation in relation to well-known features of the surrounding
community within at least one mile from the installation, such as major transportation facilities, natural features,
and public facilities. Existing land uses and zoning shall be shown on the map for the area surrounding the
installation. Where adopted local and/or state plans propose changes in surrounding transportation facilities,
land use, or zoning, the proposed changes shall be shown on the vicinity map.
2. Inventory Maps

The following inventory maps shall be prepared from a common base map which depicts existing physical
conditions on the installation.

a. Existing land use map. The existing land use map shall indicate by appropriate categories the allocation of
land uses on the installation
b. Existing conditions map. The existing conditions map shall include the following:

1. internal road system, entrance and exist locations, with existing peak hour traffic counts, the number of
existing parking spaces for each site, building, and facility, and public transit routes and stops. (This
information may be shown on a separate map entitled "Existing Circulation Map", if desired.);

2. all existing buildings, structures, and other manmade improvements, indicating the use and height of
principal buildings and structures;

3. properties and districts listed in the National Register of Historic Places or on local historical registers;

4. existing wooded areas, watercourses, ultimate 100 year flood plains, wetlands, and other significant
natural areas and features;

5. existing typography of the installation at a contour interval that clearly indicates the configuration of the
land (generally at not less than five-foot intervals);

6. major utilities; and

c. Existing Urban Design Framework Diagram. The existing urban design framework diagram shall include the
following:

1. significant natural and man-made features, such as distinctive building groupings or alignments,
important formal or informal landscape compositions, special views and vistas, Special Streets, scenic
routes, gateways or edges, etc., noting the role such elements serve in either unifying the installation,
manifesting its overall form or precincts therein, or contributing to or reinforcing a larger urban design
context and

2. intrusions, barriers, gaps or other disparate conditions affecting the integrity of the urban design qualities
identified above;

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3. Master Plan Proposals

The following maps illustrating the master plan proposals shall be prepared from a common base map which
depicts future physical conditions to be achieved on the installation through the master plan

a. Urban Design Framework Diagram. The urban design framework diagram should precede and be more
diagrammatic than the maps listed below. The framework diagram shall graphically indicate the retention,
enhancement or modification of the inventoried urban design features and the broad urban design principles and
development controls which, together, serve to support and strengthen the intended form and character of the
installation.

b. Land Use Plan. The land use plan shall indicate by appropriate categories the proposed general land use of
all land within the installation.

c. Circulation Plan. The circulation plan shall indicate at least the following:
1. the proposed internal road system of the installation incorporating existing-to-remain and proposed
roads and showing the functional classification of all roads;

2. existing-to-remain and proposed ingress and egress points serving the installation and their relationship
to the existing, programmed, and planned roads immediately adjacent to the facility;

3. existing-to-remain and proposed off-street parking facilities showing the number of existing or estimated
parking spaces for each separate facility;
4. the proposed pedestrian circulation system, incorporating existing features to remain;

5. the proposed public transportation system showing the routes and stops serving the installation; and

6. proposed bicycle paths, if any, incorporating existing features to remain.

d. Site Development Plan. The site development plan shall indicate the general location and use of all existing
to-remain and proposed buildings and structures, the general order magnitude of building scale and orientation,
and other site improvements such as landscaping. The site development plan shall be accompanied by two site
development cross sections. These sections shall be cut through the center of the site at approximately 90
percent to each other to show the topography of the site, buildings, structures and landscape elements. On large
installations with low intensity development, the cross sections may be limited to areas of major building
concentrations.

e. Landscape Plan. Ideally, the landscape plan should be presented as a separate plan. It may be incorporated
in the site development plan if the combined plan satisfies all content requirements and is clearly readable. The
landscape plan is not intended to present precise landscaping proposals but rather to indicate the general
landscaping concepts to be achieved in future projects. The landscape plan, shall indicate at least the following:
wooded areas, including those to be retained and cleared, and, in urbanized sites, the general location
of all existing trees one foot or more in diameter to be retained or removed;

the general location and extent of all proposed landscaping within the installation; and

existing-to-remain and proposed topography of the installation at a contour interval that clearly shows
the relationship of the proposed changes to the existing topography.

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f. Stormwater Management Plan. The stormwater management plan shall indicate the location and size of
natural drainage ways, storm sewer line and outfalls, infiltration devices, retention and detention ponds, storm
drainage outfalls, and any other mitigation measures to control storm water runoff on the installation, including
measures required by state or local law, with back-up computations.

g. Staging Plan. The staging plan shall graphically illustrate the proposed sequence of development over the
projected period covered by the master plan in five-year development stages. Projects to be developed in the
initial five-year stage shall accord with the sponsoring agency's proposed capital improvements program.

Zoning Regulations
Zoning provides spatial segregation of conflicting uses. It also has the benefit of increasing positive
externalities because many uses find an advantage in being grouped with other similar uses.

The zoning regulations on use of land and Building particulars in urban areas is prepared by the Director of
Town planning . These regulations list out the uses permissible ineach of the use zones and the restriction to be
imposed.

For the purpose of these regulations, it has been suggested that the urban areas may be divided into the
following six major use zones:-

1. Residential use zone

2. Commercial use zone
3. Industrial use zone
4. Educational use zone
5. Public and Semi - Public use zone
6. Agricultural use zone

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Of these, the Residential Use Zone has been further sub-divided into two categories
namely:-

1. Primary Residential Use zone

2. Mixed Residential Use zone

USE ZONE REGULATIONS

1. RESIDENTIAL USE ZONE:

a. Primary Residential use zone

b. Mixed Residential use zone
Use zone - 1 (a) Primary Residential use zone:

Uses Permitted:

1. All residential buildings including single and multi-family dwellings apartment dwelling and tenements together
with appurtenances pertaining thereto;
2. Professional consulting offices of the residential and other incidental use therefore;

3. Petty shops dealing with daily essentials including retail provisions, soft drinks, cigarettes, newspapers, milk,
cycle repair shops and single person tailoring shops;

4. Hair dressing, saloons and Beauty Parlors;

5. Nursery and Primary schools;

6. Taxi and Auto rickshaw stands, and

7. Parks and Playfields.

Use zone - 1 (b) mixed residential use zone :

Uses Permitted.

1. All permitted under use Zones (a) i.e. Primary Residential use Zone;

2. Hostels and single person apartments

3. Community Halls, Kalyanamandapams, Religious Buildings, welfare centres and Gymnasiums;

4. Recreation clubs, Libraries and Reading rooms;

5. Clinics, dispensaries and Nursing Homes;
6. Government, Municipal and other Institutional sub-offices;
7. Police stations, Post & Telegraph offices, fire stations and Electric sub-station;
8. Banks and safe Deposit vaults;
9. Educational Institutions excluding colleges;
10. Restaurants, Residential Hotels and other Board and Lodging House;
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11. Petrol filling and service stations;
12. Departmental stores or shops for the conduct of retail business;
13. Vegetable, Fruit, Flower, Fish, eggs and meat shops;
14. Bakeries and confectioneries;
15. Laundry, Tailoring and Goldsmith shops, and

16. Cottage Industries Permissible in residential .

2. COMMERCIAL USE ZONE:

Use Permitted.

1. All uses permitted in the Use Zone 1(a) and 1(b) i.e. Residential use zones;

2. All commercial and business uses including all shops, stores, market and uses connected with the display-of
merchandise, either wholesale or retail but excluding exposures, obnoxious products and other materials likely
to cause health hazards;

3. Business offices and other commercial and Financial institutions;

4. Warehouse, repositories and other connected with storage or wholesale trade, but excluding storage of
explosives or products which are either obnoxious or likely or cause health hazards;

5. Cinema theatres and other commercial entertainment centers;

6. Research, Experimental and Testing laboratories not involving danger of fire xplosion or health hazards;

7. Transportation terminals including bus stands, railways stations and urbanized parking lots;

8. Automobile repair shops and garages

9. Small Industries using electric motor not exceeding 20HP and / or employing not more than 25 workers which
are not noxious or offensive due to odour,dust, smoke, gas, noise or vibration or otherwise dangerous to public
health and safety and

10. Installation of electric motors not exceeding 20 HP for use incidental to the commercial activities permissible
in the Zone.

3. INDUSTRIAL USE ZONE

a. Controlled industrial use zone

b. General Industrial use zone
c. Special Industrial and Hazardous use zone.

Use zone III (a) Controlled Industrial use zone

Uses Permitted

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1. All commercial uses listed under use zone 1 (a) 1 (b) and 2 i.e. residential and commercial use zones;
2. Industries using electric power not exceeding 130 Hp (L.T Maximum load) but excluding industries of
obnoxious and hazardous nature by reason of odour, liquid, effluent, dust, smoke, gas, vibration, etc. or
otherwise likely to caused danger or nuisance to public health or amenity. Provided that these industries may
use steam oil or gas, power during periods of power shortages of failure;

3. Hotels, Restaurants and clubs or places for social intercourse, recreation and worship or for dispensaries and
clinics and

4. Residential buildings for caretakers, watchman and other essential staff required to be maintained in the
premises.

Use Zone III(b) General Industrial use zone:

Uses Permitted

1. All commercial uses listed use zone 1(a), 1(b) and I.e. residential and commercial use zone;

2. All Industries without restrictions on the horse power installed or type of motive powers used excluding those
of obnoxious or hazardous nature by reason or odour, liquid, effluent, dust, smoke, gas, vibration, etc… or
otherwise likely to cause danger of nuisance to public health or amenities;

3. Hostels, restaurants and clubs or places for social intercourse, recreation and worship or for dispensaries and
clinics; and

4. Residential buildings for caretakers, Watchman and other essential staff required to be maintained in the
premises.

Use zone III (c) special industrial and Hazardous use zone:

Use Permitted.

1. All commercial uses listed under Use zones 1 and 2 i.e. residential and commercial use zones.

2. All industries permissible in the Use zone III (a) and III (b) i.e. the controlled and general industrial use zones;

3. All use involving storage, handling, manufacture or processing of highly combustible or explosive materials or
products which are liable to burn with extreme rapidity and or which may produce poisonous fumes or explosion.

4. All uses involving storage, handling, manufacturing or processing which involve highly corrosive, toxic or
noxious alkalies, acids or other liquids or chemicals producing flames, fumes and explosive, poisonous, irritant
or corrosive gases;
5. All uses involving storage, handling or processing of any material producing explosive mixtures of dust or
which result in the division of matter in to fine particles subject to a spontaneous ignition;

6. Processing of manufacturing any thing from which offensive or wholesome smell arise;

7. Melting or processing tallow or sulphur;

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8. Storing, handling or processing of manure, offal, blood, bones, rags, hides, fish, horns or skin;

9. Washing or drying wool or hair;

10. Making fish oil;

11. Making soap, boiling or pressing oil, burning bricks, tiles, pottery or lime;

12. Manufacturing or distilling sago and artificial manure;

13. Brewing beer, manufacturing by distillation arrack or spirit containing alchohol, whether denatured or not;

14. In general, any industrial process which Is likely to be dangerous to human lifeor health or amenity and not
permissible in the use Zones III (a) and III (b) i.e.controlled industrial and the general industrial use zones;

15. Hotels, Restaurants and clubs or places for social intercourse, recreation and worship or dispensaries and
clinics and

16. Residential building for caretakers, watchman and other essential staff required to be maintained in the
premises.

5. Educational use zone:

Uses Permitted:

1. Schools, colleges and other higher education and Training institution and the uses connected therewith:

2. All uses permitted in the zone 1 (a) i.e. primary residential Use zone;
3. Hotels and single person apartments;
4. Recreation clubs, Libraries and Reading rooms, and
5. Restaurants
6. Public and semi-public use zone:
1. Government and Quasi - Government offices;
2. Art Galleries, Museums, Aquarius, and public Libraries;
3. Hospitals, Sanitary and other medical and Public health institutions;
4. Harbour, Airport and Flying Clubs;
5. Organized Parking lots and Bus and Taxi stands;
6. Parks, Playfields, Swimming Pools, Stadium, Zoological gardens, Exhibition grounds and other public and
semi - public open spaces;

7. All uses permitted in the uses zones 1 (a) and 1(b) i.e. the residential use zones.

7. Agricultural use zone:

Use Permitted

1. All agricultural uses;

2. Farm houses and buildings for agricultural activities;

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3. Rural settlements with allies uses;
4. Public and Private parks, Playfields, gardens, caravan and campaign sites and
other recreational uses;
5. Dairy and cattle farms;
6. Water tanks and reservoirs;
7. Piggeries and poultry farms;
8. Sewage farms and garbage dumps;
9. Airports and broadcasting installations;
10. Forestry
11. Cemeteries, Crematoria and burning and burial grounds;
12. Storing and drying of fertilizers;
13. Fish curing;
14. Salt manufacturing;
15. Brickes, tiles or pottery manufacture;
16. Stones crushing and quarrying and
17. Sand clay and gravel quarrying.
Planned Unit Development (PUD)
A planned unit development (PUD) is a large, integrated development, developed under unified control
according to a master plan, and located on a single (or contiguous) tract of land. PUDs are characterized by a
varied and complementary mix of land uses, such as housing, recreation, commercial centers, and industrial
parks. The mix of uses allows residents to meet many daily needs for goods and services without leaving the
development and provides employment for some residents

A planned residential unit development (PRUD) (sometimes planned unit residential development
(PURD)) is a variant form of PUD where common areas are owned by the individual homeowners and not a
homeowners association or other entity. A PURD is considered the same as a PUD for planning commission
purposes and allows for flexibility in zoning and civic planning.

Maintenance of Common Areas

In most PUDs, individual owners have full ownership of their homes and buildings, making them the responsible
party for maintenance. Governing documents of homeowners associations within PUDs often delegate most of
the maintenance responsibilities to the owners, assuming the least amount of responsibility possible.

Design principles
Houses and placement of houses

Houses in PUDs often include access to a large shared open space surrounding the house as well as a smaller
private yard. These large protected open spaces are created by the layout of the buildings and are intended for
use by all residents of the developments. Different housing types (single-family, two-family, multiple-family) are
often mixed rather than separated as is done in conventional development
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Streets

Street patterns are one of the most important elements in establishing the neighborhood character of a
residential community. Most non-PUD development focuses on obtaining maximum frontage for lot sizes and
maximum flow of traffic on all streets. However, in order to dispel the monotony of the typical grid plan street
pattern, PUDs often employ a hierarchy of street types based on usage. Local streets serve only residences and
have a low traffic volume, while collector streets connect local streets to arterials, which are the major routes of
travel throughout a PUD.

Sidewalks and pedestrian ways

Sidewalks and pedestrian ways of PUDs supplement and complement street systems in establishing the
character of the neighborhood. Sidewalks are located on at least one side of every street to enable the
walkability of the developments. Circulation systems are provided to link residential groupings, open space
areas, schools, and local shopping areas.

Combining design features

It is in the ability to design each of these components simultaneously that makes PUDs unique and effective.
Each of the elements work together to enhance the whole. This represents a major advantage over traditional
zoning practices that force lots to be planned in accordance with broad rules that may allow for some
incompatibility.

Development Control Rules:

The main purpose of the development control rules or the development regulation was to ensure that
buildings are built.

(1) Achieving optimum utilisation of land within the infrastructure levels in an area (either within existing or
proposed/ planned infrastructure levels) within the plan period;
(2) With adequate natural lighting and ventilation for healthy living;
(3) Within the desired/planned density of population (preventing negative social, economic and environmental
impacts of high densities);
(4) With open spaces on ground to improve urban environment;
(5) With adequate space for parking within the plot itself;
(6) With aesthetics and taking into the requirements of urban design aspects such as solids and voids, views
and vistas, and also breaking monotony;
(7) With aspects of safety, convenience and economy (within reasonable limits);
(8) With no or minimal negative externalities on the adjoining buildings/uses.
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Coastal Area Classification and Development Regulations

Classification of Coastal Regulation Zone:

For regulating development activities, the coastal stretches within 500 metres of High Tide Line on the landward
side are classified into four categories, namely:

Category I (CRZ-I)

(i) Areas that are ecologically sensitive and important, such as national parks/marine parks, sanctuaries, reserve
forests, wildlife habitats, mangroves, corals/coral reefs, areas close to breeding and spawning grounds of fish
and other marine life, areas of outstanding natural beauty/historically/heritage areas, areas rich in genetic
diversity, areas likely to be inundated due to rise in sea level consequent upon global warming and such other
areas as may be declared by the Central Government or the concerned authorities at the State/Union Territory
level from time to time.

(ii) Area between the Low Tide Line and the High Tide Line.

Category-II (CRZ-II)

The areas that have already been developed upto or close to the shore-line. For this purpose, "developed area"
is referred to as that area within the municipal limits or in other legally designated urban areas which is already
substantially built up and which has been provided with drainage and approach roads and other infrastructural
facilities, such as water supply and sewerage mains.

Category-III (CRZ-III)

Areas that are relatively undisturbed and those which do not belong to either Category-I or II. These will include
coastal zone in the rural areas (developed and undeveloped) and also areas within Municipal limits or in other
legally designated urban areas which are not substantially built up.

Category-IV (CRZ-IV)

Coastal stretches in the Andaman & Nicobar, Lakshadweep and small islands, except those designated as CRZ-
I, CRZ-II or CRZ-III.

Norms for Regulation of Activities

The development or construction activities in different categories of CRZ area shall be regulated by the
concerned authorities at the State/Union Territory level, in accordance with the following norms:

CRZ-I

No new construction shall be permitted within 500 metres of the High Tide Line. No construction activity, except
as listed under 2(xii), will be permitted between the Low Tide Line and the High Tide Line.

CRZ-II

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(i) Buildings shall be permitted neither on the seaward side of the existing road (or roads proposed in the
approved Coastal Zone Management Plan of the area) nor on seaward side of existing authorized structures.
Buildings permitted on the landward side of the existing and proposed road/existing authorized structures shall
be subject to the existing local Town and Country Planning Regulations including the existing norms of FSI/FAR.

(ii) Reconstruction of the authorised buildings to be permitted subject to the existing FSI/FAR norms and without
change in the existing use.

(iii) The design and construction of buildings shall be consistent with the surrounding landscape and local
architectural style.

CRZ-III

(i) The area upto 200 metres from the HTL is to be earmarked as 'No Development Zone'. No construction shall
be permitted within this zone except for repairs of existing authorised structures not exceeding existing FSI,
existing plinth area and existing density. However, the following uses may be permissible in this zone-
agriculture, horticulture, garden pastures, parks, play fields, forestry and salt manufacture from sea water.

(ii) Development of vacant plots between 200 and 500 metres of High Tide Line in designated areas of CRZ-III
with prior approval of Ministry of Environment and Forests (MEF) permitted for construction of hotels/beach
resorts for temporary occupation of tourists/visitors subject to the conditions as stipulated in the guidelines at
Annexure-II.

(iii) Construction/reconstruction of dwelling units between 200 and 500 metres of the HTL permitted so long it is
within the ambit of traditional rights and customary uses such as existing fishing villages and gaothans. Building
permission for such construction/reconstruction will be subject to the conditions that the total number of dwelling
unit shall not be more than twice the number of existing units, total covered area on all floors shall not exceed 33
percent of the plot size; the overall height of construction shall not exceed 9 metres and construction shall not be
more than 2 floors (ground floor plus one floor).

(iv) Reconstruction/alterations of an existing authorised building permitted subject to (i) to (iii) above.

CRZ-IV

Andaman & Nicobar Islands:

(i) No New construction of buildings shall be permitted within 200 metres of the HTL;

(ii) The buildings between 200 and 500 metres from the High Tide Line shall not have more than 2 floors (ground
floor and first floor), the total covered area on all floors shall not be more than 50 per cent of the plot size and the
total height of construction shall not exceed 9 metres;

(iii) The design and construction of buildings shall be consistent with the surrounding landscape and local
architectural style.

(iv) Corals and sand from the beaches and coastal waters shall not be used for construction and other purpose;

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(v) Dredging and underwater blasting in and around coral formations shall not be permitted; and

(vi) However, in some of the islands, coastal stretches may also be classified into categories CRZ-I or II or III
with the prior approval of Ministry of Environment and Forests and in such designated stretches, the appropriate
regulations given for respective Categories shall apply.

Lakshadweep and small Islands:

(i) For permitting construction of buildings the distance from the High Tide Line shall be decided depending on
the size of the islands. This shall be laid down for each island, in consultation with the experts and with approval
of the Ministry of Environment & Forests, keeping in view the land use requirements for specific purposes vis-a-
vis local conditions including hydrological aspects erosion and ecological sensitivity;

(ii) The buildings within 500 metres from the HTL shall not have more than 2 floors (ground floor and 1st floor),
the total covered area on all floors shall not be more than 50 per cent of the plot size and the total height of
construction shall not exceed 9 metres;

(iii) The design and construction of buildings shall be consistent with the surrounding landscape and local
architectural style;

(iv) Corals and sand from the beaches and coastal waters shall not be used for construction and other purposes;

(v) Dredging and underwater blasting in and around coral formations shall not be permitted; and

(vi) However, in some of the islands, coastal stretches may also be classified into categories CRZ-I or 11 or Ill,
with the prior approval of Ministry of Environment & Forests and in such designated stretches, the appropriate
regulations given for respective Categories shall apply.

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