Maradu municipality in Kochi is in the eye of a storm that has taken many shapes for homeowners in several parts of the country in the last few years. Four apartment complexes – where each apartment costs between Rs 50 lakh and Rs 1.5 crore – may be demolished on the orders of the Supreme Court.
The apartments were built in violation of Coastal Regulation Zone rules – which prohibit construction within a certain distance from the coast, backwaters, river and lake beds. Of the 334 homeowners who have knowingly or unknowingly bought properties in violation of environmental norms, several may lose their life’s savings.
Though the events are panning out in Kochi, this has implications for homebuyers across the country.
The four apartments on the banks of Vembanad lake that the Supreme Court wants demolished are:
1. Jains Coral Cove built by Jain Housing and Construction Ltd. The building with 122 apartments was selling each unit at a base price of Rs 86 lakh.
2. Golden Kayaloram built by KP Varkey & VS Builders has 40 apartments and each unit costs between Rs 50-60 lakh.
3. H2O Holy Faith built by Holy Faith Builders and Developers Pvt Ltd has 90 flats and sells at a market price of Rs 1.25 to 1.5 crore each apartment.
4. Alfa Serene by Alfa Ventures Private Ltd has 80 luxury apartments that cost between Rs 1.07 crore and 1.33 crore.
What is CRZ?
The Environment Protection Act 1986 designates some areas as ‘Coastal Regulation Zones’ – CRZ, for short – where construction activity is restricted, and sometimes banned. According to rules first notified in 1991, the CRZ area is between the High Tide Line of the coast, and 500 metres inland. These zones are classified as CRZ I, CRZ II, CRZ III and CRZ IV, and each of these classifications have different rules.
CRZ I areas are ecologically sensitive and important, such as national parks/marine parks, sanctuaries, reserve forests, etc. Area between the Low Tide Line and the High Tide Line is also classified as CRZ I. In CRZ I areas, no new construction is allowed.
CRZ II refers to urban areas including municipalities that have already been developed upto, or close to, the shore-line. In this classification, the rules are more relaxed – construction is allowed on the landward side of existing roads.
CRZ III meanwhile refers to relatively undisturbed and rural areas, and those that don’t fall under either CRZ I or II. Construction is allowed beyond 200 metres from the High Tide Line, however local rules must be followed. This is more stringent than CRZ II classification.
CRZ IV meanwhile applies to coastal stretches in the Andaman & Nicobar, Lakshadweep and small islands.