Industrial Facility Construction: OIZ and Free Zone Guide

Industrial facility construction requires production flow, logistics and infrastructure to be planned together. Organized industrial zones (OIZ) and free zones, with ready infrastructure and planned layouts, are the most common locations for these investments. DEA Yapı builds industrial facilities in these zones on a turnkey basis.

In short

Choosing between an OIZ, a free zone or an outside site drives infrastructure and permits.
Layout runs from production flow to building envelope and site plan.
Environmental and energy topics should be addressed early in design.
Extensions in operating facilities are planned so that production is not disrupted.

What is different in an OIZ or free zone?

Infrastructure is ready: Power, water and wastewater connections are provided by the zone management; connection points should be fixed in the project early.
Building conditions apply: Footprint, height and setbacks vary by zone.
Approvals run through zone management: Project approval and building permits generally go through the relevant OIZ directorate. Always rely on the zone management and current regulations.

Our approach to industrial facility projects

Layout and column-grid planning that follows the production flow
Coordination of ground, drainage, fire protection and utilities
Early assessment of how process equipment affects floor and roof details
Extension works in operating facilities without disrupting production

Utilities planning

A facility’s performance depends on its utilities before its building. Transformer capacity, gas pressure, process water and wastewater treatment needs are calculated by production type, and connection values from the zone management become design inputs. Stormwater drainage, internal roads and truck maneuvering areas should be drawn early.

Building features by production type

Heavy industry and foundries: high floor loads, crane runways and heat-resistant details, as in the Silvan Steel foundry project.
Light manufacturing and assembly: wide spans, daylit roofs and flexible layouts.
Food, hygiene and chemicals: cleanable surfaces, floor falls and separate flow lines.
Logistics-heavy facilities: docks, ramps and maneuvering areas drive the design.

Plot and location selection

Proximity to ports and highways, supplier network, power and gas capacity, soil survey results and room to expand are the main plot criteria. See OIZ plot selection and permits for a detailed checklist.

OIZ, free zone or outside a zone: what changes?

Where an industrial facility is built makes a significant difference to infrastructure, permit process and cost. The table below shows the general picture; each zone has its own procedures.

Location	Infrastructure	Approving body	Point to watch
OIZ	Generally ready	OIZ directorate	Building conditions and parcel rules
Free zone	Provided by the operator	Zone operator	Operator procedures and permits
Outside a zone	Often provided by the investor	Municipality and relevant authorities	Utility connection cost and time

From production flow to building layout

Layout decisions in an industrial facility depend on a well-conceived production flow. The process runs in this order:

Flow analysis

The sequence of inbound materials, production, quality control, packing and dispatch is mapped.

Machine and line layout

Heavy equipment, crane runways and maintenance areas are defined.

Building envelope and column grid

Column spacing and clear height are chosen to suit the line layout.

Site layout

Truck routes, parking, green areas and room to expand are drawn into the site plan.

Cost and schedule drivers

Ground improvement and foundation solution from the soil survey
Built area, clear height and structural system type
Utility connections and internal site roads
Process requirements (special floors, drainage, ventilation)
Fit between permit times and the project schedule

Environment, waste and energy

Wastewater treatment, stormwater management, noise and emission requirements of an industrial facility vary with its type. Addressing them early in design benefits both the permit process and running costs. On the energy side, transformer capacity, gas connection and use of daylight should be planned in advance.

Reminder

Environmental and permit requirements vary with legislation, sector and region. Consult the relevant authority and zone management for the current position.

Handover, operation and maintenance

At handover, testing of the building, utility lines and systems, delivery of technical documents and warranty certificates and briefing of the operating team are important. A periodic maintenance programme for roof, floor and cladding extends the life of the facility.

Completed industrial facilities

The Korozo Çorlu Free Zone factory was completed on a turnkey basis with 58,170 m² of closed area. The Betek Balıkesir rockwool factory, the Eczacıbaşı Hygiene production facility (about 20,000 m² of closed area in Gebze OIZ) and the Rekor Rubber Eskişehir facility are other references in industrial zones across Türkiye. We have also worked in Dubai and Romania.

Security and access planning in an industrial facility

Site safety, separation of vehicles and pedestrians, emergency access and maneuvering areas for fire trucks are integral parts of the design of an industrial facility. Entrance gates, gatehouses, weighbridge and parking should be placed so that they do not disturb the production flow. If lighting, camera infrastructure and perimeter security are included in the project from the start, the cost of later additions is avoided.