Daman and Diu Masterplan

Daman sits on the Arabian Sea coast with the Kolak River to the north and the Kala Nadi to the south. That geography means a significant portion of the district falls under the Coastal Regulation Zone under the CRZ Notification 2019. The Daman and Diu Coastal Zone Management Authority, headquartered at Moti Daman, has published the CRZ Map of Daman and Diu, which shows CRZ-1A, CRZ-II, and CRZ-III designations across the district. PDAD's own Town Planning Scheme documents confirm that areas like Khariwad in Nani Daman carry a CRZ-1A overlay directly on top of the Core Area and Gaothan Zone. CRZ-1A prohibits any new construction. Land sold near the Devka or Jampore beachfronts as "residential plots" frequently sits within the No Development Zone under CRZ-IIIA or CRZ-IIIB, where the NDZ extends 50 meters or 200 meters from the High Tide Line depending on population density.

The second trap is NA permission. The Development Control Rules 2005 for Daman District, notified vide No. 20/LU-PRP-00/176 dated 12th July 2007, make clear that any agricultural land must obtain non-agricultural permission from the Collector before it can be used for residential, commercial, or industrial construction. Without a valid NA order from the Collector's office, a building plan submission to PDAD will not be accepted. The Suo-Motu publication of the Town and Country Planning Department confirms this is one of the department's core functions: "Technical Scrutiny and inspection of the site from planning point of view for proposal of N.A. Permission of land, received from Collector's Office."

The table below maps the key zone types under the Daman Regional Plan and what each means at the point of purchase.

One document the PDA Daman construction permission checklist demands for every building plan application is the NOC from Coast Guard Authority for height restrictions. This is a separate clearance from the CRZ check, and buyers who close a land deal without anticipating it face delays that can run months before a building permit is issued.

Daman's real estate market is divided by function as much as by geography. Nani Daman hosts the industrial heartland, with manufacturing clusters at Kachigam, Bhimpore, Dabhel, and Dunetha driving a sustained demand for labour housing and ancillary commercial development. Moti Daman carries the administrative and tourism identity of the district, with Devka and Jampore beaches anchoring the coastal leisure demand. Understanding which corridor you are buying in determines whether the transaction makes sense at all.

The Kachigam and Bhimpore belt along the Vapi-Daman Road is the most active industrial corridor. Census towns Kadaiya, Dunetha, and Dabhel sit within this belt. PDAD's TP Schemes 04C and 04I identify Nani Daman as the district's primary area of residential densification pressure, with mushrooming labour housing as an acknowledged planning problem. The General Development Rules 2023, which now govern all building plan submissions across the UT, apply to this corridor. Plots here carry residential development potential but must be verified for the specific zone designation under the Regional Plan before any offer.

The Devka Road corridor in Nani Daman is where tourism-linked residential and hotel development concentrates. Devka village is listed as one of the 15 revenue villages under PDAD's planning jurisdiction. Plots here are consistently marketed for hospitality and weekend residential use, but proximity to Devka Beach brings automatic CRZ scrutiny into every transaction.

Jampore is the corridor most buyers misjudge. It appears settled and built up, which leads buyers to assume CRZ-II applies and construction is permitted on the landward side of existing roads. The CRZ classification for any specific survey number in Jampore must still be verified against the published CZMP map, because CRZ-1A overlays exist in portions that appear fully developed at street level.