01
A planning-level land-use category
A zone in the Development Plan. It says what kind of activity the plan envisages for an area. It is a planning designation applied at area level.
Dholera Discovery
What the plan allocates
The Development Plan divides Dholera SIR into eighteen broad land-use zones. This page gives the published area for each, and is equally careful about what a land-use category does not tell you.
The schedule
Eighteen zones, with their published areas
Every zone in the plan’s land use budget, with the area and the percentages as printed in Table 3-2 of the Development Plan.
91,970 ha
Total site area
56,739 ha
Developable area — 61.7% of the site
35,231 ha
Under Coastal Regulation Zone I — 38.3%
| No. | Zone | Area (ha) | % of developable | % of site |
|---|---|---|---|---|
| Group A URBAN Ten zones · subtotal 33,846 ha | ||||
| 1 | Residential | 9,780.26 | 17% | 10.6% |
| 2 | High Access Corridor | 2,465.11 | 4% | 2.7% |
| 3 | City Centre | 679.08 | 1% | 0.7% |
| 4 | Industrial | 11,457.36 | 20% | 12.5% |
| 5 | Logistics | 203.64 | 0% | 0.2% |
| 6 | Knowledge and IT | 1,229.97 | 2% | 1.3% |
| 7 | Recreation, Sports and Entertainment | 4,500.29 | 8% | 4.9% |
| 8 | Roads | 2,644.51 | 5% | 2.9% |
| 9 | Strategic Infrastructure | 323.33 | 1% | 0.4% |
| 10 | Public Facility Zone | 562.11 | 1% | 0.6% |
| A | Subtotal — Urban | 33,846 | 60% | 37% |
| Group B NON-URBAN Six zones · subtotal 22,893 ha | ||||
| 11 | Tourism – Resorts (CRZ III) | 3,888.83 | 7% | 4.2% |
| 12 | Green spaces | 1,960.12 | 3% | 2.1% |
| 13 | Village Buffer | 1,325.37 | 2% | 1.4% |
| 14 | Existing Village Settlements | 446.92 | 1% | 0.5% |
| 15 | Agriculture | 12,804.15 | 23% | 13.9% |
| 16 | Rivers, Canals and Other Water bodies | 2,467.71 | 4% | 2.7% |
| C | DEVELOPABLE AREA (A + B) | 56,739 | 100% | 61.7% |
| Group D LAND UNDER CRZ I Two zones · subtotal 35,231 ha | ||||
| 17 | Solar Energy Park | 1,345.92 | — | 1.5% |
| 18 | Land under CRZ I | 33,885.23 | — | 36.8% |
| E | TOTAL SITE AREA | 91,970 | — | 100% |
Before you rely on a zone
- These are the published allocations of a plan sanctioned on 10 September 2012 and varied on 3 June 2023.
- They describe what the plan allocates, not what exists on the ground and not what is available to any party.
- The Development Plan's land use budget lists eighteen broad zones. The GDCR, Report 2 of the same plan, states that the plan comprises fifteen land-use zones and defines fourteen zone sections.
Development controls
What the rules allow on a plot
A land-use zone says what kind of activity is expected. The GDCR says what may be built — and it says it by the width of the road the plot fronts, not by one regional number.
The street hierarchy Table 11-1, Street Right-of-Way Standards, printed page 102 (PDF page 116)
A proposed street right-of-way must be of sufficient width for the required cross section, and in no case less than these standards unless the Regional Development Authority engineer certifies that special circumstances make it unnecessary or impractical.
- Access controlled expressway 250 m
- Industry Priority Arterial 70 m
- Arterial Roads 55 m
- Sub Arterial Roads 40 m
- Collector Roads 30 m
- Truck Corridor 25 m
- Local Roads 20 m
- Narrow Streets 15 or 12 m
Residential Zone Table 10-1, printed page 68 (PDF page 82)
| Road the plot fronts | Max FAR | Max ground coverage | Max height | Setbacks |
|---|---|---|---|---|
| 55 m and above | 2 | 60% | G+5 or 18 m, whichever is less | 5-6-6-6 m |
| 25 m to below 55 m | 1.5 | 60% | G+3 or 15 m, whichever is less | 5-5-5-5 m |
| Below 25 m | 1 | 50% | G+2 or 10 m, whichever is less | 3-3-3-3 m |
High Access Corridor Zone Table 10-2, printed page 72 (PDF page 86)
| Road the plot fronts | Minimum plot | Max FAR | Max ground coverage | Max height | Setbacks |
|---|---|---|---|---|---|
| 55 m and above | 5000 sqm | 5 | 0-10% | 150 m | 10-8-6-6 m |
| 55 m and above | 5000 sqm | 4 | above 10-20% | 126 m | 9-7-6-6 m |
| 55 m and above | 5000 sqm | 3 | above 20-30% | 32 m | 8-6-6-6 m |
| 25 m and below 55 m | 1500 sqm | 2.5 | 40% | 20 m | 8-6-6-6 m |
In this table the maximum FAR column and the maximum ground coverage column appear to be transposed against one another. The values are reproduced exactly as printed and the inconsistency is recorded, not corrected.
Source DSIRDA, 'Final Report - 2: General Development Control Regulations (GDCR)', Gandhinagar. Sanctioned 2012-09-10.
- These are zone-level development controls, not a statement about any individual plot. Whether a plot may be built on, and to what standard, depends on the scheme that covers it and the conditions in that scheme's schedule.
- FAR is set by the width of the road the plot fronts, not by a single regional number.
- DSIRDA may grant special permission in height, FAR and ground coverage for special buildings such as star hotels and hospitals.
The important distinction
Four things that are not the same
A land-use category is the one thing everyone can read from a plan. It is the one thing that proves the least about any individual piece of land. Keeping them apart is the whole point of this page.
02
An individual plot’s legal title
Who owns a particular parcel, and with what encumbrances. Title is established by the land records and by a lawyer’s search. This page does neither and cannot.
03
A plot’s actual development permission
Whether a specific plot may be built on, and to what standard, depends on the Town Planning Scheme that covers it, the GDCR, and the conditions in that scheme’s schedule.
04
A current availability claim
Whether a plot can be bought or leased today is a question about a particular owner and a particular transaction. Top Dholera does not hold land and publishes no availability.
Top Dholera’s educational content is not a title search, not a legal opinion, and not a plot approval verification. We source and coordinate resources for construction work. We do not verify land, and we will not pretend a map can.
Your requirement
Tell us the kind of area you are working in
Selecting a zone adds it to your enquiry message so we can start from the right place. It is entirely optional, and it does not imply that land in that zone is available.
If you know what kind of area your project is in, select it and it will be added to your enquiry. If you do not, leave it — we will ask.
Discuss a land requirement
What are you looking for?
Send the plot size, the land use you have in mind and the location. We will come back with what we can actually support — and tell you plainly when a question needs a lawyer rather than a brochure.
Only the essentials are needed to start. Everything is optional — you can send what you have and we will ask for the rest.