Dholera Land Use Classification: DSIRDA Zoning Color Codes Explained

1. Core Land Use Zones and Color Coding Key

DSIRDA utilizes a standardized color hierarchy to map the developable zones across the 422 square kilometer planned area of Dholera:

• Residential Zones (Yellow): Demarcates housing sectors. Light Yellow indicates low-density housing (plotted developments), while Dark Yellow designates high-density residential apartments.
• Commercial Zones (Red): Includes commercial markets, corporate offices, and mixed-use retail corridors.
• High Access Corridors (HAC – Pink/Striped Red): High-density vertical commercial bands located along the 55m and 70m roads, allowing mixed-use high-rises with FSI buy-up limits up to 5.0.
• Industrial Zones (Violet/Purple): Reserved for manufacturing plants. Light Violet indicates clean industries (such as electronics and semiconductor fabs), while Dark Purple is reserved for general engineering and heavy manufacturing.
• Logistics Zones (Orange/Brown): Designated for transport terminals, Class-A warehouses, and the Container Corporation of India (CONCOR) logistics park.
• Green & Recreational Zones (Light Green): Buffer belts, public parks, and environmental zones along water channels where concrete construction is prohibited.

2. Land Use Classifications and Permitted Developments

Developers must match their project profiles to the official zoning class of the plot:

• Residential Zone (Class-R): Permits housing, schools, clinics, and local convenience shops. Heavy manufacturing is prohibited.
• Industrial Zone (Class-I): Permits manufacturing units, assembly lines, research laboratories, and warehouses. Residential housing is restricted to staff hostels or worker co-living blocks.
• Public/Semi-Public Zone (Class-P): Reserved for government administration (ABCD Building), hospitals, universities, and water/electrical treatment plants.

The table below lists the zoning specifications on the DSIRDA map:

3. Zoning Verification for Property Buyers

Before signing a land purchase agreement, investors should perform a zoning verification checklist:

• Zoning Certificate (NOC): Request the zoning certificate from the DSIRDA portal to verify that the plot’s color matches the developer’s project plans.
• Road Width Clearance: Confirm the plot has access to a road of adequate width (typically minimum 12m to 18m) required to consume the maximum FSI allocated to that zone.
• Buffer Belt Proximity: Ensure the plot does not fall inside a green buffer or Sabarmati riverfront setback zone, where building is prohibited.

Frequently Asked Questions (FAQ)

#### What do the colors mean on the Dholera SIR map?

The colors define the land use classification: Yellow represents residential zones, Red represents commercial sectors, Violet/Purple represents industrial blocks, Orange is for logistics/warehousing, and Green is for public parks and buffers.

#### Can I build an apartment block in an industrial zone?

No. Industrial zones are reserved for manufacturing and assembly operations. You are only permitted to construct employee hostels, worker co-living beds, or security quarters within industrial layouts.

#### What is the High Access Corridor (HAC) zone?

The HAC is a premium mixed-use zone running along major avenues (55m and 70m roads). It is colored pink/striped red on the map and permits high FSI values up to 5.0 for vertical high-rises.