What off-site improvements are required as conditions of land development?

Off-site improvements are infrastructure works required beyond the immediate boundaries of an industrial parcel and are often mandated as conditions of land development approval. These improvements are critical for ensuring that the project integrates with regional infrastructure systems and complies with environmental, safety, and operational standards. They also influence development timelines, holding costs, and overall project feasibility. Below are five key categories of off-site improvements commonly required:

1. Road Widening and Access Connectivity

• Developers may be required to upgrade or widen approach roads, especially if the existing carriageways are inadequate for heavy vehicle traffic.
  
• May include construction of:
  
  • Internal link roads to highways
    
  • Turning lanes, shoulders, and entry/exit ramps
    
  • Pedestrian safety zones and lighting infrastructure
    
• Required to accommodate freight movement, traffic impact, and industrial safety norms.

2. Water Supply and Sewer Link Extensions

• Industrial projects often must extend municipal or industrial water pipelines to the site boundary.
  
• Includes:
  
  • Bulk water supply mainline connections
    
  • Off-site pumping stations or overhead reservoirs (ESRs)
    
  • Sewer line extension to the nearest trunk sewer or common treatment plant
    
• In the absence of existing utilities, capital costs for laying underground pipelines become the developer’s responsibility.

3. Stormwater Drainage and Flood Control Integration

• Developers may be obligated to connect on-site stormwater networks to regional drainage systems.
  
• Off-site requirements often include:
  
  • Peripheral stormwater bunding
    
  • Construction of culverts or outfalls
    
  • Upgrading or clearing of downstream natural drains
    
• Especially important in low-lying or high rainfall zones to avoid regional flood risks.

4. Power Infrastructure and Substation Interfacing

• If a new substation is required or existing capacity is insufficient, developers must fund:
  
  • Transmission line extensions to the nearest grid point
    
  • Land for substations or power switching yards
    
  • Cable routing through utility corridors
    
• Industrial users with high power demand may also need to construct intermediate feeder stations or dedicated lines.

5. Environmental and Social Mitigation Infrastructure

• Mandated under environmental clearances or local development authority norms.
  
• Includes:
  
  • Tree plantation in public zones or green belts
    
  • Rehabilitation of displaced structures or community assets
    
  • Creation of rainwater harvesting pits beyond the project site
    
• Industrial corridors often require developers to fund or co-develop buffer infrastructure between factories and nearby settlements.