Yanam CRZ
State Coastal Zone Management Authority
Overview
The Yanam CRZ layer plots the Coastal Regulation Zone footprint across the 30 sq km enclave of Puducherry on the Godavari delta, surrounded entirely by Andhra Pradesh's East Godavari district. Yanam has no direct sea coast; the entire CRZ here runs along the Gauthami-Godavari river and the Coringa channel that branch off at Yanam itself. The layer mirrors the Coastal Zone Management Plan prepared by PCZMA under CRZ Notification 2019 (G.S.R. 37(E)), with public hearing held on 12 April 2023. This page shows what falls inside CRZ-I, II, III A, III B, and IV across Yanam town and the six villages.
Regulatory Red Flags Around the Coringa CVCA
Yanam is bounded on the east and south by the Gauthami-Godavari river, which discharges into the Bay of Bengal 14 km east of the town. The river is tidal up to 45 km from the mouth, which puts the entire enclave within the CRZ zone via tidal-water-body classification. The Coringa CVCA mangroves, India's second largest mangrove stretch covering 320 sq km, sits immediately south. CRZ Notification 2019 lists Coringa as a Critical Vulnerable Coastal Area, requiring management with fisher community involvement.
The fact-pack on what each zone permits in Yanam, drawn from CRZ Notification 2019 and the PCZMA SOP.
CRZ-I A
Permitted Use
Coringa CVCA mangroves, mudflats, tidal creeks
Requires CRZ Clearance?
No new construction; only utility
Prohibited Without?
Any building
Commonly Misrepresented?
Sold as "river-mouth plots"
CRZ-I B
Permitted Use
Inter-tidal area along the Gauthami-Godavari
Requires CRZ Clearance?
Salt works, pipelines only
Prohibited Without?
Houses, resorts
Commonly Misrepresented?
Marketed as "ferry-side plots"
CRZ-II
Permitted Use
Built-up Yanam municipal urban area
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 without 2011 census check
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 disclosure
CRZ-IV B
Permitted Use
Gauthami-Godavari tidal stretch up to 5 ppt salinity
Requires CRZ Clearance?
Fishing only
Prohibited Without?
Reclamation, dwellings
Commonly Misrepresented?
Sold as "river-facing villa plots"
Zone Code
Permitted Use
Requires CRZ Clearance?
Prohibited Without?
Commonly Misrepresented?
CRZ-I A
Coringa CVCA mangroves, mudflats, tidal creeks
No new construction; only utility
Any building
Sold as "river-mouth plots"
CRZ-I B
Inter-tidal area along the Gauthami-Godavari
Salt works, pipelines only
Houses, resorts
Marketed as "ferry-side plots"
CRZ-II
Built-up Yanam municipal urban area
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 without 2011 census check
CRZ-III B
Sparse rural; NDZ 200 m from HTL
Beyond NDZ only
Anything inside 200 m
Sold without disclosure
CRZ-IV B
Gauthami-Godavari tidal stretch up to 5 ppt salinity
Fishing only
Reclamation, dwellings
Sold as "river-facing villa plots"
The No Development Zone (NDZ) along the Gauthami-Godavari river in CRZ-III is 50 metres from HTL or river width, whichever is less. If a seller in Yanam quotes only the 500 m sea CRZ rule, they are reading the wrong section. Yanam has no direct seafront; the entire CRZ here is driven by tidal water body rules under the 2019 notification, and the Coringa CVCA listing strengthens the case for refusing any clearance near the southern boundary.
Growth Corridors Across Yanam Town and the Six Villages
Yanam region is one municipality covering Yanam municipality six villages plus the town. The town sits on the spot where the Coringa river branches off from the Gauthami-Godavari. Property activity concentrates on the river-front ferry road, the walkway corridor, and the villages bordering the East Godavari district. The Puducherry Coastal Zone Management Authority treats the entire 30 sq km enclave as one CZMP zone, but the river side and the village interiors carry very different CRZ exposure.
The corridors most asked about, mapped against CRZ classification under the 2019 CZMP.
Yanam town riverfront
Zone (Yanam CZMP 2019)
CRZ-II + CRZ-IV B
Growth Driver
French heritage, Rajiv Park, walkway
Known Risk
Construction only landward of existing roads
Ferry Road / Yedurlanka Bridge
Zone (Yanam CZMP 2019)
CRZ-II + CRZ-I A pockets
Growth Driver
Tourism, photoshoot zones
Known Risk
River buffer + intertidal restriction
Yanam mangrove forest (south)
Zone (Yanam CZMP 2019)
CRZ-I A (Coringa CVCA range)
Growth Driver
Boating, eco-tourism
Known Risk
Blanket restriction; private builds blocked
Six villages interior
Zone (Yanam CZMP 2019)
CRZ-III A or III B per Census 2011
Growth Driver
Residential, semi-rural
Known Risk
NDZ varies; verify per survey number
AP-border ribbon (Kakinada, Konaseema side)
Zone (Yanam CZMP 2019)
Falls outside Puducherry CRZ
Growth Driver
Rajahmundry-Kakinada corridor
Known Risk
Cross-border parcels need APCZMA, not PCZMA
Gauthami-Godavari river bank
Zone (Yanam CZMP 2019)
CRZ-IV B + CRZ-I A
Growth Driver
Walkway, water sports
Known Risk
50 m river NDZ stacks on tidal classification
Corridor / Locality
Zone (Yanam CZMP 2019)
Growth Driver
Known Risk
Yanam town riverfront
CRZ-II + CRZ-IV B
French heritage, Rajiv Park, walkway
Construction only landward of existing roads
Ferry Road / Yedurlanka Bridge
CRZ-II + CRZ-I A pockets
Tourism, photoshoot zones
River buffer + intertidal restriction
Yanam mangrove forest (south)
CRZ-I A (Coringa CVCA range)
Boating, eco-tourism
Blanket restriction; private builds blocked
Six villages interior
CRZ-III A or III B per Census 2011
Residential, semi-rural
NDZ varies; verify per survey number
AP-border ribbon (Kakinada, Konaseema side)
Falls outside Puducherry CRZ
Rajahmundry-Kakinada corridor
Cross-border parcels need APCZMA, not PCZMA
Gauthami-Godavari river bank
CRZ-IV B + CRZ-I A
Walkway, water sports
50 m river NDZ stacks on tidal classification
The most misunderstood corridor is the southern village belt facing the Coringa channel. Buyers see open land and assume agricultural plots are unlocked. Coringa is a CVCA listed in CRZ Notification 2019 itself, with mangrove and mudflat stretches classified as CRZ-I A. The Coringa range extends into the Yanam administrative area, and PCZMA treats clearance applications in this belt with explicit CVCA-specific scrutiny.
Frequently Asked Questions
What is Yanam CRZ and how does it apply to my plot?
Yanam CRZ** covers the entire 30 sq km enclave through tidal water body classification, since the Gauthami-Godavari river is tidal up to 45 km from its mouth. It is governed by CRZ Notification 2019 and the Puducherry CZMP under PCZMA, with the Coringa CVCA adding extra restrictions south of the town.
How do I check if my plot in Yanam falls under CRZ?
Match your survey number against the approved Yanam CZMP map on PCZMA's portal. The plot will read CRZ-I, II, III A, III B, or IV. Almost all parcels in the 30 sq km enclave fall in CRZ due to the tidal Gauthami-Godavari river.
Can I build a house near the Godavari river in Yanam?
Yes, but only beyond the 50 metre NDZ from the river HTL or beyond the river width (whichever is less). Construction inside the buffer, or in any CRZ-IV B tidal water body stretch, requires PCZMA clearance and is generally not granted for private dwellings.
What is the No Development Zone for Yanam CRZ-III?
Along the Gauthami-Godavari, NDZ is 50 metres or river width, whichever is less. In CRZ-III A villages (Census 2011 density above 2,161 per sq km), NDZ from any tidal bank is 50 m. In CRZ-III B villages, the standard 200 m NDZ from HTL applies where seafront is involved.
Who gives CRZ clearance in Yanam?
PCZMA recommends CRZ clearance Yanam through the Parivesh portal under MoEFCC procedure. The Yanam Regional Planning Authority handles smaller commercial buildings under delegated powers. CRZ-I and CRZ-IV proposals require MoEFCC clearance at the Centre, with extra CVCA scrutiny.
Is Yanam under Andhra Pradesh or Puducherry CRZ rules?
Yanam is administered by Puducherry, so PCZMA jurisdiction applies despite the geographic enclave inside East Godavari district. Andhra Pradesh's APCZMA does not have authority over Yanam parcels. Cross-border plots immediately outside the 30 sq km enclave fall under APCZMA, not PCZMA.
Does the Coringa CVCA affect plots in Yanam?
Yes. Coringa is a Critical Vulnerable Coastal Area listed in CRZ Notification 2019 itself, covering 320 sq km of mangroves with 235 sq km protected. The Coringa range extends into Yanam district, and any plot inside this range is CRZ-I A with no private construction permitted.
Can outsiders or NRIs buy plots in Yanam CRZ areas?
Yes, subject to FEMA rules for NRIs and standard non-agricultural land purchase rules under Puducherry. CRZ classification does not bar ownership but restricts construction. Yanam has no domicile-based purchase restriction, unlike some neighbouring states with land transfer limitations.
Disclaimer
Data Source & Verification
Source
Official State Coastal Zone Management Authority documents
Official Website
moef.gov.in
Coordinate Reference System
EPSG:4326 (WGS 84)
Geometry Type
Polygon / MultiPolygon
Data Format
Vector (GeoJSON) + Raster Tiles
Last Verified
2026
Status
Active