Mangalore's Real Estate: Understanding the Impact of Coastal Regulations

Mangalore, the port city on the western coast of India, has been witnessing an uptick in real estate development, especially in the form of high-rise buildings and luxury apartments. However, the construction boom is not without its challenges, one of which is adherence to Coastal Regulation Zone (CRZ) rules. These regulations are in place to protect the fragile coastal ecosystem from unchecked development, and their violation can lead to hefty fines and imprisonment. In this article, we dive deep into the impact of Coastal Regulations on Mangalore's real estate sector.

The Ministry of Environment, Forests, and Climate Change categorizes the coastlines into four CRZ zones - CRZ I (ecologically sensitive areas), CRZ II (urban areas), CRZ III (rural areas), and CRZ IV (water area). Mangalore falls under CRZ III, where construction activities are allowed, subject to certain restrictions. For instance, any construction activity must be at least 500 meters away from the high tide line, and the height of the building cannot exceed 15 meters.

While these rules may seem like a hindrance, they are essential to safeguarding the coastline. A study conducted by the National Centre for Sustainable Coastal Management highlights the detrimental impact of unregulated coastal construction on Mangalore's environment. Construction activities have led to the destruction of mangroves, loss of beachfront, and erosion of sand dunes. Moreover, the discharge of untreated sewage and industrial effluents into the sea has polluted the waters, endangering marine life and posing health hazards to humans.

However, developers argue that the CRZ rules are outdated and restrict their ability to cater to the growing demand for housing. They cite instances where they had to go through lengthy bureaucratic procedures and face steep fines for minor violations. Additionally, the 500-meter distance rule has limited the availability of land for development purposes, leading to inflated land prices. A report by Anarock Property Consultants notes that land prices in some areas have increased up to six-fold in the past decade, making it difficult for low and middle-income groups to afford housing.

Despite the challenges, there are instances where developers have shown creativity in adhering to the CRZ rules. For instance, some builders have opted for a stilt-based construction model, where the building's foundation is elevated, reducing its footprint on the ground. Additionally, some projects have used innovative wastewater treatment methods, such as the use of bio-digesters, to prevent the discharge of toxic effluents into the sea.

To conclude, the Coastal Regulations Zone rules are a necessary safeguard against unchecked construction activities in Mangalore. The rules may restrain developers to some degree, but they are essential to protect the coastal ecosystem and prevent the loss of natural resources. Developers, on their part, must embrace innovation and creativity to comply with the rules while catering to the ever-growing demand for housing.

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