What zoning and entitlement frameworks apply to industrial development?

Zoning and entitlement frameworks are essential regulatory mechanisms that define how land can be used for industrial development. These frameworks ensure land use aligns with urban planning, environmental, and infrastructure policies. For industrial projects—particularly in emerging markets like India—they provide the legal foundation for site selection, project design, and construction approval. Below are five key components of zoning and entitlement frameworks that apply to industrial development:

1. Zoning Classification and Master Plan Designation

• Land must be zoned as industrial or permitted for industrial activity under the city’s or state’s master plan.
  
• Zoning categories typically include:
  
  • General Industrial (GI)
    
  • Light/Medium/Heavy Industrial
    
  • Special Economic Zones (SEZs)
    
• The zoning map identifies whether the land falls under:
  
  • Industrial corridors
    
  • Logistics hubs
    
  • Mixed-use or transitional zones
    
• Non-industrial zoning (e.g., agricultural, residential) requires a Change of Land Use (CLU) application before development.
  

2. Change of Land Use (CLU) and Conversion Approvals

• Required when the current land use does not match the proposed industrial function.
  
• CLU applications must be submitted to:
  
  • Directorate of Town and Country Planning (DTCP) or
    
  • Local urban development authorities (e.g., CMDA, HUDA, GIDC)
    
• Approval depends on:
  
  • Proximity to industrial infrastructure
    
  • Environmental compatibility
    
  • Road width and access conditions
    
• CLU is often a prerequisite for layout sanction or industrial incentives.

3. Layout Plan Approval and Plot Subdivision

• Developers must prepare a site layout plan showing roads, drainage, open space, and service areas.
  
• The layout must comply with:
  
  • Minimum frontage and plot size rules
    
  • Setback norms for fire and safety
    
  • Coverage and Floor Area Ratio (FAR) limits
    
• Subdivision approval allows the land to be sold, leased, or mortgaged by plot.

4. Building Permits and Construction Entitlements

• Once zoning and layout are approved, developers must seek:
  
  • Building plan sanction
    
  • Factory layout clearance (if applicable under labour or fire norms)
    
  • Height restrictions and structural safety clearances
    
• Additional NOCs may be required from:
  
  • Fire and safety department
    
  • State Pollution Control Board
    
  • Airport Authority or Defence (for height restrictions)

5. Environmental and Infrastructure Linkage Approvals

• Industrial projects may require:
  
  • Environmental Clearance (EC) under EIA Notification, 2006
    
  • Consent to Establish (CTE) from the Pollution Control Board
    
  • Water, power, and effluent connection approvals
    
• Entitlements may also include:
  
  • Access to internal roads or industrial park utilities
    
  • Compliance with stormwater, noise, and air emission limits