Real Estate Industry Advocates
Balanced Framework for Wetland Conservation and Community Development in the
Pallikaranai Ramsar Zone
~ Over
one lakh patta owners and an estimated ₹71,500 crore worth of business and economic
activity have been impacted by the inclusion of an additional 550 hectares of
land, without clear identification and not following due procedure and the
consequent 1 km development freeze around the Pallikaranai Ramsar site. ~
Chennai,
7 July 2026: The real estate industry has reiterated its
commitment to environmental conservation while urging the Government to adopt a
balanced, scientific and consultative approach to implementing regulations
around the Pallikaranai Ramsar site. Industry representatives have expressed
concern that the recent demarcation, which includes an additional 550 hectares
of land added without clear identification and not following due procedure and
a consequent 1 km development freeze around the Ramsar site, has affected more
than one lakh patta landowners.
The
economic impact, in the 1 Km zone of influence, is also significant. As per the
figures presented, approximately ₹51,735.88 crore in business value has been
affected. The total direct and indirect revenue and economic impact is
estimated at ₹19,790.48 crore. These figures reflect a conservative figure of
the real estate impact in the affected area. The larger impact across patta
holders, industries and the public may be wider. Thousands of job opportunities
linked to construction workers, suppliers, MSMEs, transporters, service
providers, professionals and local businesses are also likely to be affected.
Industry
representatives state that there are two issues to be addressed
1. The
identification of the additional 550 hectares of land comprised in the 1248
hectares of land designated as Pallikarnai Ramsar wetland
The
Pallikaranai Swamp Reserve Forest, spread across about 698 hectares, was
notified in 2007 and is already legally protected. This protected core area is
not under dispute. The present concern relates to lands outside this protected
core, including the additional area of about 550 hectares which has not been
clearly identified and where survey number demarcation (ground truthing) has
not been done yet.
Pallikarnai
Marsh / Reserve Forest was designated as Ramsar site in 2022 wherein the
additional 550 hectares were added. It is 4 years & till date the
Environment, Climate Change and Forests department has not completed the due
process of ground truthing, public consultation and notification as
contemplated under the Wetlands (Conservation and Management) Rules.
Industry
representatives have requested the authorities to expedite the process and
,complete scientific survey number demarcation (ground truthing), publish clear
maps, seek public opinion and issue notification by following due procedure as
laid out in the Wetland (Conservation and Management) Rules at the earliest so
that the exact Ramsar extent and boundary is clearly established.
2. The
fixation of the Zone of Influence around the exact extent of land identified as
the wetland
Only once
the exact extent of the wetland is identified, can the zone of influence be
fixed.
As per
the wetlands (conservation and management) rules, "the zone of influence
of a wetland is not a fixed or uniform area but is determined based on-site
specific factors such as local hydrology, topography, drainage patterns, and
adjoining land use. Therefore, the extent of the zone of influence, which
varies from one wetland to another, must be delienated accordingly using
scientific methods including digital elevation models and field-level
verification.
The Care
Earth IMP, quoted in the NGT order, clearly says that though the zone of
influence has been delienated as 1 Km, due to the presence of patta lands and
high urbanization of land surrounding the Pallikarnai marshland, it would be
prudent to delineate the zone of influence based on the inlet and outlet
channels and satellite wetlands foumd in the catchment area that can be managed
and have a significant effect on the marshland.
Hence
applying a uniform 1km zone of influence is not scientific, especially in the
context of a wetland in the midst of a highly urbanized area. A relevant
precedent will be the example of the East Kolkatta wetlands which is also in
the midst of a highly urbanized area and a 0 km zone of influence has been
fixed for the same.
Interestingly
when an RTI was sent to TNSWA, the reply stated that the Care Earth Trust
Integrated Management Plan was still at the draft notification stage, was under
scrutiny by NCSCM, and would be disclosed to the public only after approval by
the Tamil Nadu State Wetland Authority.
Hence
application of a uniform 1 Km Zone of Influence around the Pallikarnai Ramsar
area, which itself is still not clearly identified, is not scientific and is
highly arbitrary.
The
industry noted that the current demarcation could have far-reaching
implications for lakhs of homeowners, businesses, educational institutions,
healthcare facilities and infrastructure projects, in addition to impacting
future investments, employment generation and the overall economic growth of
the region.
Many
ordinary families with valid pattas are unable to build homes, secure housing
loans, redevelop old houses, sell their land or obtain clear answers from banks
and authorities. Homebuyers are also facing loan delays and uncertainty even in
cases where approvals already exist.
Public
infrastructure is also present within the 1 km zone. The CMRL Phase II stations
and 2 existing MRTS locations fall within this area. This shows that the area
is an already urbanised part of Chennai with important public assets. The CMRL
is proposing a major transit hub at Sholingnallur integrating retail and office
spaces. The planning freeze will also affect their plans. The 1 km zone also
includes several government and civic facilities such as VAO offices,
corporation offices, health centres, government hospitals, schools, utilities,
post offices, TNEB facilities, Metro Water facilities, research institutions
and other public services.
Real Estate Industry’s Requests to the
Government:
· Review the Uniform 1 km Development Freeze: Withdraw the blanket 1 km planning freeze until the wetland’s influence area is scientifically delineated, finalised and officially notified.
· Complete Scientific Demarcation:
Undertake comprehensive scientific demarcation through ground-truthing,
hydrological studies, drainage analysis, adjoining land-use assessment and
survey number validation.
· Approve and Notify the Integrated
Management Plan: Complete the statutory process, including public
consultation, stakeholder engagement and the publication of maps and regulatory
guidelines to ensure transparency and clarity.
· Ensure Continuity: Continue
processing existing planning approvals, renewals, No Objection Certificates,
individual plot applications, housing and project loans, and developments in
the highly urbanized 1 Km influence zone, ensuring that citizens, businesses
and ongoing projects are not adversely affected during the transition.
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