1. Land Use Designation Restrictions
Zoning regulations strictly govern how land can be used, and large-scale industrial development is permitted only on land specifically zoned for:
- Industrial use (light, medium, or heavy).
- Special Economic Zones (SEZs) or Industrial Parks.
- Logistics or warehousing corridors.
Attempting development on agricultural, residential, or green belt land without proper rezoning is prohibited. The lack of industrial zoning can stall approvals or result in legal challenges.
2. Floor Area Ratio (FAR) and Building Coverage Limits
FAR (or FSI – Floor Space Index) dictates how much floor space can be built on a given plot of land. Zoning restrictions set limits on:
- Total built-up area relative to plot size.
- Maximum height of structures.
- Minimum open space or green cover.
In industrial zones, FAR may vary by activity type (e.g., manufacturing vs warehousing) and location (urban vs peripheral areas).
3. Setback and Buffer Requirements
Zoning regulations enforce minimum distances between the industrial building and:
- Property boundaries (front, rear, side setbacks).
- Residential areas.
- Public infrastructure like roads, water bodies, and utilities.
Large-scale industries may require wider buffers, especially those involved in:
- Hazardous processing.
- Emission-heavy activities.
- Noise-intensive operations.
Compliance ensures safety, reduces environmental impact, and aligns with planning guidelines.
4. Height and Volume Restrictions
Some zones impose limits on the maximum height or volume of industrial buildings due to:
- Proximity to airports or defense areas.
- Urban skyline and shadow regulations.
- Environmental or historical conservation zones.
Large factories or storage silos may require special permissions to exceed height caps set by zoning rules.
5. Environmental and Pollution Control Restrictions
Industrial zoning is subject to environmental clearance and compliance based on the nature of the industry. Restrictions include:
- Prohibition of red-category industries near water bodies or populated areas.
- Requirement of Environmental Impact Assessments (EIA) for large or hazardous units.
- Mandated waste management, emission control, and effluent treatment systems.
Development must conform to Pollution Control Board (PCB) regulations in addition to zoning laws
6. Infrastructure and Road Access Limitations
Zoning restrictions may limit industrial development in areas lacking:
- Wide access roads for heavy transport.
- Power grid connectivity or industrial substations.
- Water supply, drainage, or solid waste infrastructure.
Development authorities may only allow large-scale industries in designated zones with adequate infrastructure capacity to support high-volume operations.
7. Restrictions Near Sensitive or Prohibited Areas
Zoning maps typically mark zones where industrial development is strictly restricted or prohibited, such as:
- Eco-sensitive zones (ESZ) or forest land.
- Coastal Regulation Zones (CRZ).
- Protected monuments or archaeological areas.
- Residential buffer zones.
Such areas are governed by central or state-level environmental and cultural protection regulations, making industrial activity either banned or heavily regulated.
8. Land Subdivision and Plot Size Limitations
Zoning laws may impose:
- Minimum plot size for large-scale industrial projects.
- Restrictions on subdivision or amalgamation of industrial plots.
- Regulations on road width, plot frontage, and internal layout.
These ensure orderly development, access, and adherence to master plan specifications.
9. Permitted Activities Within Zoning Subcategories
Even within industrial zones, zoning bylaws categorize land as:
- Light industrial
- General industrial
- Heavy or hazardous industrial
- Warehouse and logistics use
Each subcategory has specific restrictions on:
- Type of machinery.
- Number of workers.
- Fire safety and zoning clearance levels.
Large-scale industrial projects must align with the exact subcategory permitted for their intended activity.
