Supreme Court Clears Reliance Layout Plan for Mumbai Coastal Road Waterfront with Public Access Conditions
- Kaustav Chowdhury
- Jun 21
- 3 min read
The Supreme Court, in an order dated June 11, 2026, directed the Brihanmumbai Municipal Corporation (BMC) to consider Reliance Industries Limited's master layout plan for a 130-acre waterfront development along the Coastal Road South in Mumbai. The bench of Justices P.K. Mishra and A.S. Chandurkar imposed specific conditions: ticketed or access-controlled recreational facilities must not exceed 15 per cent of the total area, no residential or commercial development for sale or lease is permitted, and the remaining space must remain open to the public.
Background of the Project
Reliance Industries was appointed by BMC under a Corporate Social Responsibility (CSR) arrangement for landscaping and maintaining the reclaimed waterfront land along the Coastal Road. The master layout plan, as presented to the Court, envisages over 60,000 trees, with more than 50 per cent of the area dedicated to forest-style landscapes, approximately 25 per cent to open recreational zones, and the remaining portions to food plazas and pedestrian pathways.
The earlier order in January 2026, by Justices J.K. Maheshwari and A.S. Chandurkar, had already addressed the legal framework applicable to the project. The June 2026 order specifically directed BMC to process the layout plan subject to the conditions imposed by the Court.
CRZ Notification 2019 and Coastal Development
The Coastal Regulation Zone (CRZ) Notification 2019 classifies coastal areas into CRZ-I through CRZ-IV based on ecological sensitivity. CRZ-I(A) covers ecologically sensitive areas, including mangroves with a 50-metre buffer (where the mangrove area exceeds 1,000 square metres), coral reefs, sand dunes, and marine parks. CRZ-I(B) permits land reclamation only for foreshore facilities such as ports, harbours, jetties, and sea links. The Greater Mumbai special provision requires preparation of Integrated Management Plans that account for mangrove conservation, local community needs, and the impact of sea level rise.
For an analysis of environmental clearance requirements for large projects: Environmental Impact Assessment in India: Legal Framework and Compliance Obligations for Projects.
MRTP Act Section 37 and Development Plan Modifications
Section 37(1) of the Maharashtra Regional and Town Planning (MRTP) Act permits a Planning Authority to modify any part of a final Development Plan, provided the modification does not change the character of the plan. The procedure requires publication of notice, invitation of objections and suggestions within one month, hearings, and submission to the State Government for sanction. Section 37(1AA) allows the State Government to make urgent modifications in the public interest, after consulting the Director of Town Planning and publishing in the Official Gazette.
For a broader understanding of property development regulations: Stamp Duty and Registration Charges in India 2026: State-Wise Rates Explained.
Key Conditions Imposed by the Supreme Court
The Court's conditions are significant because they create a permanent restriction on the use of the reclaimed land. Ticketed or access-controlled attractions are capped at a maximum of 15 per cent of the total open space area, with the remaining 85 per cent to remain freely accessible to the public. The Court recorded Reliance's undertaking on this point. More importantly, the Court ruled that the reclaimed land "should not be utilised for any residential or commercial development purposes, presently or at any time in the future." This effectively prevents any future conversion of the waterfront into a commercial real estate development.
For the related RERA framework on developer obligations: Supreme Court Questions RERA Effectiveness: Does the System Protect Builders Over Homebuyers?.
Related Reading
This article is for general informational purposes only and does not constitute legal advice. For advice specific to your situation, consult a qualified advocate.
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