What zoning overlays or master plans govern land use along the corridor?

Zoning overlays and master plans are essential regulatory frameworks that govern land use along industrial corridors, ensuring planned development, infrastructure alignment, and environmental compliance. These documents define what types of activities are permitted in specific zones, set density and design standards, and shape investor expectations by providing visibility on future growth. Below are five key components of how land use is regulated along industrial corridors:

1. Comprehensive Regional Master Plans

• Regional development authorities (e.g., DTCP, UDA, or corridor-specific SPVs) publish master plans that guide:
  
  • Land use zoning (industrial, residential, commercial, institutional, mixed-use)
    
  • Growth nodes, urban extensions, and transport networks
    
  • Floor Area Ratios (FAR) and building height restrictions
    
• These master plans typically cover a 20–30-year horizon and are updated every 5–10 years.
  
• They ensure corridor development aligns with national industrial strategies and freight infrastructure.

2. Zoning Overlays and Use-Specific Classifications

• Zoning overlays introduce special regulations within defined zones, adding a layer over base land use maps.
  
• Common overlay types include:
  
  • Industrial Activity Zones (IAZs)
    
  • Logistics and Warehousing Overlays
    
  • Green and Environmental Buffer Zones
    
  • Airport Influence Zones or Highway Control Lines
    
• These overlays dictate additional restrictions or entitlements, such as:
  
  • Noise and pollution limits
    
  • Building setbacks
    
  • Restrictions on hazardous activities

3. Change of Land Use (CLU) Provisions

• For land not originally zoned for industrial purposes (e.g., agricultural or residential), a CLU approval is required.
  
• CLU procedures vary by state and include:
  
  • Application to the town planning or industrial development authorities
    
  • Impact assessments (e.g., environmental or traffic)
    
  • Payment of conversion charges and compliance with corridor-specific norms
    
• CLU approvals often act as a precondition for land registration or construction approval.

4. Industrial Park and SEZ Development Guidelines

• Lands within government-notified industrial parks, SEZs, or private industrial estates follow separate zoning norms.
  
• These zones may offer:
  
  • Pre-approved land use rights
    
  • Relaxed building codes
    
  • Integrated utility corridors and fire safety layouts
    
• Master plans for such areas are typically approved en bloc and managed under single-window clearance systems.

5. Transit-Oriented and Infrastructure-Linked Planning Overlays

• Areas near freight corridors, metro stations, or multi-modal logistics parks may have:
  
  • Transit-Oriented Development (TOD) zones
    
  • Access control zones for expressways or national highways
    
• These overlays define:
  
  • Parking and loading space requirements
    
  • Maximum permissible density
    
  • Noise, vibration, and setback parameters near transport alignments
    

Ensures safety, accessibility, and infrastructure compatibility.