This is a pretty typical growth pattern. Industrial zone establishes and city is set far away in a safe area. City expands and resident need cheap housing. The cheap housing is built near the industrial zone as that is how economic forces work. People then see this and say they built industrial next to the poor people when the opposite occurred. Now the industry is giving cancer to poor people and needs to be punishe…
In general this can be solved with an extension of property rights, the industrial zone/airport/music venue etc can own the rights to "pollute" the neighboring areas, much like buying air rights in a city. Then it's clear when you purchase / rent / what level of noise / pollution you can expect.
This allows market forces to work, if after a certain time the city is bigger and that land is more valuable for quality housing then they can buy the rights from the polluter and shut it down.