Karnataka CRZ
Karnataka State Coastal Zone Management Authority
Overview
The Karnataka CRZ layer plots the Coastal Regulation Zone footprint along the state's 320 km coastline on the Arabian Sea. It mirrors the Coastal Zone Management Plan approved by MoEFCC at the National Coastal Zone Management Authority's 45th meeting on 1 September 2022, prepared under CRZ Notification 2019 (G.S.R. 37(E)) for three coastal districts: Uttara Kannada, Udupi, and Dakshina Kannada. The Karnataka State Coastal Zone Management Authority (KSCZMA) is the regulatory body. Karnataka is one of only four states with a CZMP 2019 approved by MoEFCC. This page shows what falls inside CRZ-I, II, III A, III B, and IV across the Karnataka coast.
Regulatory Red Flags Around Karwar, Coondapur and the Sewage-Polluted Stretch
Karnataka has two of India's listed Critical Vulnerable Coastal Areas: Karwar and Coondapur CVCA, both named explicitly in CRZ Notification 2019 alongside Sundarban, Vembanad, and Gulf of Mannar. The CAG performance audit also documented untreated sewage discharge from 11 of 12 coastal urban local bodies in Karnataka directly into the sea. Only Mangalore City Corporation operates a 100% sewage network with four treatment plants.
The fact-pack on what each zone permits in Karnataka, drawn from CRZ Notification 2019 and the approved Karnataka CZMP.
CRZ-I A
Permitted Use
Karwar CVCA, Coondapur CVCA, mangroves, sand dunes, turtle nesting
Requires CRZ Clearance?
No new construction; only utility
Prohibited Without?
Any building
Commonly Misrepresented?
Sold as "beach plots"
CRZ-I B
Permitted Use
Inter-tidal between LTL and High Tide Line
Requires CRZ Clearance?
Salt works, pipelines only
Prohibited Without?
Houses, resorts
Commonly Misrepresented?
Marketed as "beachfront villas"
CRZ-II
Permitted Use
Built-up Mangalore, Udupi, Karwar municipal areas
Requires CRZ Clearance?
Yes, on landward side of existing road
Prohibited Without?
Construction on seaward side
Commonly Misrepresented?
Confused with CRZ-III rural
CRZ-III A
Permitted Use
Densely populated rural; NDZ 50 m from HTL
Requires CRZ Clearance?
Beyond NDZ only
Prohibited Without?
Construction inside 50 m
Commonly Misrepresented?
Quoted as "panchayat approved"
CRZ-III B
Permitted Use
Sparse rural; NDZ 200 m from HTL
Requires CRZ Clearance?
Beyond NDZ only
Prohibited Without?
Anything inside 200 m
Commonly Misrepresented?
Sold without 2011 census check
CRZ-IV A/B
Permitted Use
Sea up to 12 nautical miles + tidal water bodies (Netravathi, Sharavathi, Kali)
Requires CRZ Clearance?
Fishing only
Prohibited Without?
Reclamation, dwellings
Commonly Misrepresented?
Sold as "river-facing"
Zone Code
Permitted Use
Requires CRZ Clearance?
Prohibited Without?
Commonly Misrepresented?
CRZ-I A
Karwar CVCA, Coondapur CVCA, mangroves, sand dunes, turtle nesting
No new construction; only utility
Any building
Sold as "beach plots"
CRZ-I B
Inter-tidal between LTL and High Tide Line
Salt works, pipelines only
Houses, resorts
Marketed as "beachfront villas"
CRZ-II
Built-up Mangalore, Udupi, Karwar municipal areas
Yes, on landward side of existing road
Construction on seaward side
Confused with CRZ-III rural
CRZ-III A
Densely populated rural; NDZ 50 m from HTL
Beyond NDZ only
Construction inside 50 m
Quoted as "panchayat approved"
CRZ-III B
Sparse rural; NDZ 200 m from HTL
Beyond NDZ only
Anything inside 200 m
Sold without 2011 census check
CRZ-IV A/B
Sea up to 12 nautical miles + tidal water bodies (Netravathi, Sharavathi, Kali)
Fishing only
Reclamation, dwellings
Sold as "river-facing"
The Karnataka-specific trap is the assumption that local panchayat or town panchayat approvals override CRZ. The CAG audit flagged two specific Karnataka violations: four additional berths at New Mangalore Port and a petroleum product storage terminal at Karwar. If a parcel sits along the Tulu-Konkan stretch in Ullal, Mulki, Saligrama, Honnavar, Kumta, or Ankola, where eight cities still depend on septic tanks and soak-pits, expect tighter enforcement once sewage compliance is forced through KSCZMA review.
Growth Corridors From Mangalore to Karwar Across the Tulu-Konkan Belt
Karnataka's coast splits into three personalities. The Mangalore Udupi Karwar coast stretches across Dakshina Kannada urban (CRZ-II dominated), Udupi semi-urban with mixed CRZ-II and CRZ-III, and Uttara Kannada largely rural (CRZ-III A and III B). The Karnataka Tourism Policy 2020-26 has identified all three coastal districts as Focus Tourism Destinations, with KSCZMA clearance mandatory for any hotel, resort, jetty, or shack on the 92 beaches mapped in the CZMP Tourism Plan.
The corridors most asked about, mapped against CRZ classification under the approved Karnataka CZMP.
Mangalore city, Panambur to Tannirbhavi
Zone (Karnataka CZMP 2019)
CRZ-II + CRZ-IV (Netravathi-Gurupura)
Growth Driver
Port, IT, education hub
Known Risk
Construction only landward of existing roads
New Mangalore Port + Panambur
Zone (Karnataka CZMP 2019)
CRZ-II + Notified Port limits
Growth Driver
Major port, additional berths
Known Risk
CAG flagged berth construction violations
Ullal, Someshwara, Talapady
Zone (Karnataka CZMP 2019)
CRZ-III A and III B
Growth Driver
Coastal Highway, NRI demand
Known Risk
NDZ enforced; seawall and erosion zones
Udupi-Malpe-Kaup
Zone (Karnataka CZMP 2019)
CRZ-II + CRZ-III mix
Growth Driver
St Mary's Island tourism, port
Known Risk
25% sewerage coverage; CRZ-III B densities
Coondapur, Kundapura, Maravanthe
Zone (Karnataka CZMP 2019)
CRZ-I A (CVCA) + CRZ-III B
Growth Driver
Kollur tourism, beach belt
Known Risk
Coondapur CVCA blanket restriction
Honnavar, Kumta, Gokarna
Zone (Karnataka CZMP 2019)
CRZ-III A and III B
Growth Driver
Spiritual tourism, beaches
Known Risk
Septic-tank dependent; ESA mapping pending
Karwar, Devbagh, Tilmati
Zone (Karnataka CZMP 2019)
CRZ-I A (CVCA) + CRZ-II
Growth Driver
Naval base, port, beach tourism
Known Risk
Karwar CVCA + petroleum terminal violations
Corridor / Locality
Zone (Karnataka CZMP 2019)
Growth Driver
Known Risk
Mangalore city, Panambur to Tannirbhavi
CRZ-II + CRZ-IV (Netravathi-Gurupura)
Port, IT, education hub
Construction only landward of existing roads
New Mangalore Port + Panambur
CRZ-II + Notified Port limits
Major port, additional berths
CAG flagged berth construction violations
Ullal, Someshwara, Talapady
CRZ-III A and III B
Coastal Highway, NRI demand
NDZ enforced; seawall and erosion zones
Udupi-Malpe-Kaup
CRZ-II + CRZ-III mix
St Mary's Island tourism, port
25% sewerage coverage; CRZ-III B densities
Coondapur, Kundapura, Maravanthe
CRZ-I A (CVCA) + CRZ-III B
Kollur tourism, beach belt
Coondapur CVCA blanket restriction
Honnavar, Kumta, Gokarna
CRZ-III A and III B
Spiritual tourism, beaches
Septic-tank dependent; ESA mapping pending
Karwar, Devbagh, Tilmati
CRZ-I A (CVCA) + CRZ-II
Naval base, port, beach tourism
Karwar CVCA + petroleum terminal violations
The most misunderstood corridor is the Gokarna-Kumta-Honnavar belt. Buyers see beach-resort listings and assume CRZ-III B at 200 m NDZ is the only constraint. Eight municipalities along this stretch (Ullal, Mulki, Kundapura, Saligrama, Honnavar, Kumta, Ankola plus partial Bhatkal) have no sewerage network. Resort approvals in this belt now require sewage treatment as a condition of KSCZMA recommendation, regardless of zone classification.
Frequently Asked Questions
What is Karnataka CRZ and how does it apply to my plot?
Karnataka CRZ** covers the entire 320 km coastline within 500 metres of HTL, plus 50 metres along tidal water bodies. It is governed by CRZ Notification 2019 and the Karnataka CZMP approved by MoEFCC on 1 September 2022, applicable across Uttara Kannada, Udupi, and Dakshina Kannada districts.
How do I check if my plot in coastal Karnataka falls under CRZ?
Match your survey number against the approved Karnataka CZMP map available from KSCZMA or the Department of Tourism head office. The classification will read CRZ-I A, CRZ-I B, CRZ-II, CRZ-III A, CRZ-III B, or CRZ-IV.
Can I build a house near Mangalore or Udupi beach?
Yes, but only beyond the NDZ in CRZ-III, on the landward side of existing roads in CRZ-II. KSCZMA clearance through Parivesh portal is mandatory regardless of MUDA, UDA, or panchayat approvals. CRZ-I parcels (mangroves, dunes, CVCA) cannot be built on.
What is the No Development Zone for Karnataka CRZ-III?
Karnataka's 320 km coastline crosses Uttara Kannada, Udupi, and Dakshina Kannada districts, and most CRZ-III villages here fall in CRZ-III B (≤ 2,161 persons per sq km under Census 2011), which carries a 200 m No Development Zone from the High Tide Line. Densely-populated CRZ-III A pockets — including parts of Mangaluru, Udupi, Karwar, and Kundapur — get a relaxed 50 m NDZ. Along the Sharavati, Netravati, Kali, and other tidal water bodies in coastal Karnataka, the NDZ is 50 m or the creek width, whichever is less. Always pull the Karnataka CZMP 2019 zone for the parcel before relying on broker claims.
Who gives CRZ clearance in Karnataka?
KSCZMA recommends clearance for CRZ-II and CRZ-III projects through the Parivesh portal under MoEFCC F.No. IA3-12/1/2022-IA.III dated 29.11.2022. CRZ-I and CRZ-IV proposals require MoEFCC clearance at the Centre. Local Self Government Institutes have limited delegated powers.
Are Karwar and Coondapur listed as CVCAs?
Yes. CRZ Notification 2019 paragraph 3.1 lists Karwar (Uttara Kannada) and Coondapur (Udupi) as Critical Vulnerable Coastal Areas. Both are managed with fisher community involvement, classified as CRZ-I A, and no private construction is permitted within the notified buffer zones.
Is the Karnataka CZMP 2019 approved by MoEFCC?
Yes. NCZMA approved the Karnataka CZMP at its 45th meeting on 1 September 2022. Karnataka is among the first four states with an approved CZMP 2019 (along with Odisha, Maharashtra, Kerala). The Tourism Plan 92 beaches Karnataka annexure is part of this approved CZMP.
Can NRIs buy plots in coastal Karnataka CRZ areas?
Yes for non-agricultural land, subject to FEMA rules and KSCZMA clearance for any construction. Agricultural land purchase by NRIs faces standard RBI restrictions. CRZ classification does not bar ownership but freezes development rights inside NDZ regardless of buyer category.
Disclaimer
Data Source & Verification
Source
Official Karnataka State Coastal Zone Management Authority documents
Official Website
kspcb.karnataka.gov.in
Coordinate Reference System
EPSG:4326 (WGS 84)
Geometry Type
Polygon / MultiPolygon
Data Format
Vector (GeoJSON) + Raster Tiles
Last Verified
2026
Status
Active