Breakdown of Dholera SIR Town Planning Schemes (TP1 to TP6)
The table below summarizes the key planning metrics, land uses, and infrastructure timelines for each of the six TP schemes under the DSIRDA Draft General Development Control Regulations (DGDCR):
| TP Scheme | Total Area | Primary Zoning Focus | Permissible FSI Range | Current Development Phase | Key Infrastructure Assets |
|---|---|---|---|---|---|
| TP 1 (Activation Area) | 22.5 sq km | High-Tech Industrial & Mixed-Use | 1.5 – 2.5 | Phase 1 (100% Operational) | ABCD Command Center, Water Treatment Plant |
| TP 2 (Expressway Corridor) | 102 sq km | Commercial, Residential & IT Hub | 2.0 – 5.0 | Phase 1 (Roads & Utilities ready) | Ahmedabad-Dholera Expressway Exit Points |
| TP 3 (Airport Zone) | 68 sq km | Logistics, Hospitality & Tourism | 1.0 – 2.5 | Phase 2 (Reconstitution complete) | Dholera International Airport, Cargo Hub |
| TP 4 (Zoning Expansion) | 60 sq km | Residential & Neighbourhood Centers | 1.0 – 2.0 | Phase 2 (Land allotment in progress) | High Access Corridor (HAC) buffer roads |
| TP 5 (Heavy Industry) | 74 sq km | Heavy & Engineering Megaprojects | 1.2 – 1.8 | Phase 3 (Surveying & leveling) | Tsingshan EV battery hub, steel yards |
| TP 6 (Sanand-Dholera link) | 82 sq km | Agro-processing & Logistics | 1.0 – 1.5 | Phase 3 (Planning stage) | Multi-modal rail corridor terminal |
Detailed Zoning & Land Reconstitution Rules
The town planning process in Dholera SIR uses a unique land reconstitution model. This ensures that every plot purchased is legally clear and ready for building:
- Deduction Formula: Original agricultural plots undergo a standard 50% deduction for public infrastructure (roads, utility ducts, parks, and common plots). The remaining 50% is returned to the landowner as a reshaped, fully serviced Final Plot (FP).
- Infrastructure Ready: Every Final Plot has direct physical access to a minimum 12m wide road and is connected to the smart utility network (underground electricity, fiber optics, water, and sewage).
- FSI Compliance: Under GDCR Rule 10.2, the allowed FSI depends on the road width. For example, residential plots on roads wider than 55m can build up to G+5 (18m height) with an FSI of 2.0.
Investment Strategy: Where to Buy in 2026?
- For Immediate Construction (TP1): The Activation Area is fully serviced. If you are setting up an industrial ancillary or worker housing unit, TP1 is the only zone currently offering immediate building permissions.
- For Commercial Appreciation (TP2): TP2 sits along the Ahmedabad-Dholera Expressway. Plots near the exit junctions are prime targets for commercial complexes and business hotels, benefiting from high transit volume.
- For Logistics and Industrial Warehousing (TP3 & TP5): TP3 (near the cargo airport) and TP5 (heavy industry zone) are ideal for large-scale storage yards, cold chain facilities, and heavy fabrication plants.
Frequently Asked Questions
1. Has the land reconstitution process been completed for all TP schemes?
Reconstitution is 100% complete for TP1 and TP2. For TP3 and TP4, the draft schemes are sanctioned and Final Plots are being demarcated on the ground. TP5 and TP6 are currently in the surveying and planning phase.
2. What is the difference between a Town Planning (TP) scheme and a zoning map?
A zoning map designates the permitted land use (residential, commercial, industrial). A Town Planning (TP) scheme is the legal mechanism that executes this zoning by consolidating land, deducting space for public amenities, and redistributing reconstituted Final Plots (FPs) to owners.
Disclaimer: This article is published by the editorial team at Dholera Acres for informational purposes only. It does not constitute formal financial, legal, or investment advice. While every effort has been made to verify the TP schemes, zoning laws, and infrastructure timelines with official DSIRDA publications, land investments are subject to market risks. Readers are strongly advised to perform independent legal due diligence and consult certified property advisors before making any transaction in Dholera SIR.
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