The development of Georgia's coastal strip is not governed by a separate "coastal zone" statute — no such standalone law exists in the Georgian legal system. Coastal territories are planned and developed through the general system established by the Spatial Planning, Architectural and Construction Code: state and municipal plans, functional zoning, and the institution of specially regulated territories. For concepts tied to the sea and territorial waters, the Code refers to a separate law — the Law of Georgia on Maritime Space — whose content this page does not examine as its foundation.
Guiding principles of planning
Spatial planning and urban-planning rest on sustainable development principles that harmonize the economic and social preconditions for the use and development of the relevant territory with risk reduction and environmental requirements. Among the principles are creating dignified living conditions for people, developing a polycentric structure of settlements, preserving protected and recreational territories, protecting natural and cultural landscapes, and reducing the negative impact of infrastructure on the environment.
For coastal development, the maritime planning principle is especially significant: when planning the spatial organization of Georgia's territorial sea and exclusive economic zone, the possibility of scientific research, the safety and efficiency of navigable routes, and the sustainable use of the corresponding natural resources must be ensured. This requirement bears directly on how areas connected to ports, navigation routes and resort resources are to be planned. Taking the guiding principles into account is mandatory for the administrative organ holding planning competence.
Plans for the territorial sea and the economic zone
The Spatial Planning Plan of Georgia may include plans for the spatial organization of the territorial sea and the exclusive economic zone. These plans may cover places of extraction and use of living and non-living natural resources, territories designated for the formation of an artificial environment, a special environmental protection regime, aquaculture, tourist development and scientific research.
The concepts of the territorial sea and the exclusive economic zone are defined in accordance with the Law of Georgia on Maritime Space — the Code declares that law the definitional source and does not repeat it. The development and approval of these plans follow the procedure established for the Spatial Planning Plan of Georgia: maritime projects, too, obey the general planning procedures.
Specially regulated territory
By reason of a factor of major public, economic, ecological, humanitarian, defense, resort, sport-recreational, cultural or other importance, a settlement or municipality, or part of its territory, may be granted the status of a specially regulated territory by a legal act of the Government of Georgia. Resort and recreational factors are the most frequent basis for the coastal strip.
For such a territory the government approves the master plan, while the agency approves the development plan or detailed development plan, subject to the requirements established for urban-planning documentation. The government is authorized to establish special regulatory norms — different rules for the regulation of land use and development and for the elaboration of documentation — and a construction permit on such territory is issued in compliance with the requirements laid down by government resolution.
Functional zoning
Functional zoning is the division of a territory into functional zones by urban-planning documentation. Zoning determines construction territories, non-construction territories, and the conditions for their use and development. In the coastal strip this means that which district will be built up, which will remain unbuilt, and which will be devoted to recreation or protection — all of this is fixed by the plan.
Functional zoning must be carried out so as to promote the development of mixed types of use in settled territory. The functional zone of a plot is changed on the basis of an amendment to the same plan, while for a plot not covered by an effective plan the construction function is determined under the corresponding norms of the Code — including through the issuance of construction land-use conditions.
Plan renewal and practical steps
When spatial and urban planning becomes necessary and new circumstances arise, plans must be renewed, and amendments are introduced under the procedure established for the elaboration and approval of new plans. When planning a coastal project, the first step is to verify which plan applies to the specific plot and whether the territory falls within a specially regulated zone.
A further rule disciplines the hierarchy: where a spatial category and a functional zone do not correspond on particular territories, the question must be resolved under the requirements established by the Code. For coastal settlements this matters: the settlement’s spatial category often does not match the seaside functional zone, and the conflict is resolved by renewing the planning documentation, not by administrative accommodation.
Frequently Asked Questions
The most frequent questions about planning coastal development.
Is there a separate coastal zone law in Georgia?
No — coastal territories fall within the general system established by the Spatial Planning, Architectural and Construction Code.
Can maritime areas be planned?
Yes — the Spatial Planning Plan of Georgia may include plans for the territorial sea and the exclusive economic zone, covering resource extraction, aquaculture, tourist development and scientific research.
What does specially regulated status change?
For such a territory the government approves the master plan and the agency the development plan or detailed plan; construction permits are issued in compliance with the requirements laid down by government resolution.
How is a plot’s functional zone changed?
Only by an amendment to the same urban-planning plan; for a plot not covered by a plan, the construction function is determined under the corresponding rules of the Code.
How We Help on Legal.ge
The lawyers of Legal.ge join a coastal project at the planning stage: we identify which plan and regime applies to your plot, assess the consequences of specially regulated status and help prepare the permitting process. Consult us before acquiring the land — an early check of the planning foundation saves time and later correction costs.