Mumbai Update: BMC Endorses Adani's Bandra Land Expansion Scheme, Claims Area Lies Beyond CRZ; Opponent Accuses MSRDC of Concealing Information
In the heart of Mumbai, a legal dispute has emerged surrounding the Adani Group's residential building project at Bandra Reclamation. The project, approved by the Brihanmumbai Municipal Corporation (BMC) in March 2024, is currently under scrutiny in the Bombay High Court.
The construction and development agreement for the project, involving MSRDC, Adani Properties Pvt Ltd, and Cavill Infraspace Pvt Ltd, was approved by MSRDC's Board on September 30, 2024, and executed on October 9, 2024. However, the approval process and the project's compliance with Coastal Regulation Zone (CRZ) regulations are at the centre of the ongoing legal battle.
Initially, the BMC approved the project on the basis that the land involved lies outside the CRZ. This decision was based on a report from the Institute of Remote Sensing at Anna University and supporting documents, including a demarcation plan and inputs from the Assistant Engineer of the Development Plan, H-West ward. The BMC maintains that since the site falls outside CRZ as per the approved Coastal Zone Management Plan (CZMP), the project is not subject to CRZ restrictions.
However, a public interest litigation (PIL) filed by the Bandra Reclamation Area Volunteers Organisation and activist Zoru Bathena challenges this approval. The petition alleges that the Maharashtra State Road Development Corporation (MSRDC) and the environmental clearance (EC) process have suppressed facts and violated CRZ norms by allowing private development on reclaimed land, which should be kept as green space. The petitioner argues that MSRDC’s own reports and EC conditions indicate the site is within CRZ or subject to environmental restrictions, making the BMC’s approval in violation of CRZ norms.
The case is currently under judicial scrutiny, with the court allowing more time to the petitioner to reply to the BMC's affidavit. No final judgment has been issued as of early August 2025, so it remains unresolved whether the BMC’s approval violates CRZ regulations despite MSRDC and EC conditions.
The Environmental Clearance granted to the Special Purpose Vehicle for the Bandra-Worli Sea Link project requires CRZ clearance. In February, separate affidavits were filed by the Adani Group and the Ministry of Environment, Forest and Climate Change asserting that the proposed development on a plot of land at Bandra Reclamation is outside the CRZ and hence free for development. However, Bathena, in an additional affidavit, alleged that MSRDC had suppressed crucial facts regarding the Bandra Reclamation Project.
The Bandra Reclamation Project tender, issued by MSRDC in January 2024, was for the development of a 57-acre parcel, with 28 acres available for development. The Adani Group won the contract for the development of this 28-acre parcel in the tender.
In summary, while the BMC claims no CRZ violation due to the site being outside CRZ, activist and petitioner arguments contend otherwise based on MSRDC’s conditions and environmental clearances, creating a legal dispute presently before the court. The outcome of this case could have significant implications for the future development of Mumbai's coastline.
[1] The Indian Express, "BMC approves Adani Group's Bandra Reclamation project", March 2024. [2] The Times of India, "Legal battle over Adani Group's Bandra Reclamation project", August 2025.
Investing in real-estate within the Adani Group's residential building project at Bandra Reclamation, Mumbai, remains uncertain due to an ongoing legal dispute over CRZ compliance. The financial implications for all parties involved, including MSRDC, Adani Properties Pvt Ltd, and Cavill Infraspace Pvt Ltd, hinge on the court's decision regarding the project's conformity with CRZ regulations.
The ongoing legal battle surrounding the Adani Group's Bandra Reclamation project could potentially affect future financing and investing opportunities in similar real-estate development projects in Mumbai.
