Industrial Facility Construction: OIZ Plot Selection and Permits

In industrial facility construction, the first step is the plot and its location. Organized industrial zones (OIZ), with ready infrastructure and planned layout, are the first choice for many investors.

In short

When choosing an OIZ plot, assess access, utility capacity, building conditions, ground and room to expand together.
Do the soil survey with the plot decision, before the permit stage.
Plan the permit calendar together with the construction schedule.
Get written confirmation of current requirements from the zone management.

Criteria when choosing an OIZ plot

Access: proximity to ports, highways and suppliers
Infrastructure: electricity, natural gas, water and wastewater capacity
Zoning and building conditions: footprint and height limits
Ground: foundation cost depending on the soil survey
Room to expand: neighboring parcels and additional land

Overview of the permit process

In OIZs, project approval and the building permit are generally handled through the relevant OIZ directorate. The process runs from preparing architectural, structural and MEP projects, through approval and permit, to the start of construction. Always rely on the relevant OIZ directorate and current regulations for up-to-date requirements.

Why an experienced contractor?

Working with one counterpart from design and permits to handover shortens the schedule. DEA Yapı has completed industrial facility projects in many regions, including Gebze, Kocaeli, Eskişehir and Tekirdağ.

First steps after plot allocation

Commission the soil survey (foundation system and cost depend on it)
Obtain written confirmation of building conditions and utility connection points from the zone management
Prepare the preliminary design around the production flow
Complete the construction drawings and permit file
Mobilize the site and start excavation

Why the soil survey comes first

Bearing capacity, groundwater and soil class decide the foundation system. If survey results arrive late, the design changes and the schedule slips. The survey should therefore be done before the architectural design, even to validate the plot decision.

What to have ready in the permit file

Architectural, structural, mechanical and electrical projects
Soil survey report
Fire and environmental documents (varies by facility)
Other undertakings and approval letters required by the authorities

Required documents can vary by OIZ and facility type; always obtain the current list from the zone management.

Investment process in an OIZ: from plot allocation to operation

Plot allocation and parcel conditions

Parcel size, building conditions and payment plan are obtained in writing from the zone management.

Soil survey

Bearing capacity and the foundation solution are determined.

Preliminary design and budget

Building layout, closed area and a rough budget are set around the production flow.

Construction drawings and permit

Architectural, structural and MEP projects are prepared; approval and permit processes run.

Construction

Excavation, foundations, structure, roof and cladding, floor and utility connections are built.

Acceptance, occupancy and start-up

Tests and acceptance bring the facility to production readiness.

Decision table for plot selection

Criterion	Question to ask	Why it matters
Access	How far are ports, highways and suppliers?	Logistics cost and dispatch time
Utility capacity	Are power, gas, water and wastewater sufficient?	Uninterrupted production
Building conditions	What are footprint and height limits?	Building size and expansion
Ground	How do survey results affect foundation cost?	Budget and schedule
Parcel shape	Does it suit the production flow?	Building layout and site traffic
Expansion	Is there a neighboring parcel or extra land?	Future investment option
Surroundings	What are neighboring facilities and environmental conditions?	Permits and operation

Building the permit time into the schedule

Permit and approval times are among the least predictable items in a project schedule. A complete and consistent project file shortens the process; incomplete or conflicting projects lead to returns. The permit calendar should therefore be planned together with the construction schedule, and project packages prepared in the format the zone management requests.

Note

Process and documents vary with the OIZ, the facility type and current legislation. In every investment, obtain the current requirements list from the relevant OIZ directorate.

OIZ experience when choosing a contractor

A contractor who has worked in OIZs knows the zone management’s procedures, utility connection points and site-layout expectations. This experience speeds up permits and site mobilization. DEA Yapı has completed facilities in many industrial zones, notably Gebze, Kocaeli, Eskişehir, Tekirdağ and Balıkesir.

Budget and schedule in an OIZ investment

Plot price, utility participation fees, permit charges and construction cost together make up the investment budget. On schedule, the period between plot allocation and permit is the first big uncertainty. Completing the soil survey and preliminary design during this period allows a fast start after the permit.

Preparing the project package

Consistency between architectural, structural, mechanical and electrical projects sets the speed of the permit process. Handling fire, environmental and utility projects in the same package reduces correspondence with the authorities. When a single contractor coordinates these packages, the number of returns falls.

Risk management in an OIZ investment

Common risks are delayed utility connections, ground conditions different from expected, permit delays and project changes. To reduce them: obtain connection dates in writing from the zone management, do the soil survey early, prepare project packages completely and define change management clearly in the contract.