Understanding Town Planning Zones in Dholera Smart City: Phase-Wise Development Explained

Dholera Smart City is often in the news for its headline projects semiconductor plants, the Ahmedabad-Dholera Expressway, the upcoming Dholera International Airport, and large-scale industrial developments. While these projects draw attention, the underlying framework of the city is defined by its TP (Town Planning) zones. These zones serve as the backbone of urban and industrial planning, dictating land use, infrastructure layout, and long-term growth across the city.

For investors, developers, and businesses, understanding TP zones is crucial to making informed decisions, whether for industrial projects, residential development, or long-term urban investments.

What Are TP (Town Planning) Zones in Dholera SIR?

TP zones, or Town Planning zones, divide Dholera Smart City into clearly demarcated areas for specific purposes industrial, residential, commercial, and public facilities. The goal is to ensure orderly development rather than random urban sprawl.

Each zone has a defined role: some support industrial growth, others focus on housing and commercial expansion, while some areas are reserved for future infrastructure like airports, expressways, or renewable energy projects. This planning ensures connectivity, plug-and-play infrastructure, and predictable investment returns.

Phase-Wise Development Model (TP1 to TP6 Overview)

Dholera Smart City development follows a phased approach, divided into three main phases:

• Phase 1: TP1 & TP2 – Core activation and industrial base
• Phase 2: TP3 & TP4 – Residential, mixed-use, and public infrastructure growth
• Phase 3: TP5 & TP6 – Heavy industrial zones and long-term expansion

This phased approach allows for systematic infrastructure deployment, gradual population settlement, and industrial expansion.

Phase 1: TP1 & TP2 - Core Activation & Industrial Base

TP1 – Industrial & Knowledge Hub

TP1 is the early industrial and knowledge-based zone of Dholera. It hosts IT and knowledge-based industries, forming the city’s industrial grid. While TP1 does not yet have headline mega projects, it lays the groundwork for the city’s industrial ecosystem. The upcoming Dholera International Airport, located outside TP1, will enhance connectivity, indirectly benefiting this zone.

TP2 – Activation Area & Industrial Growth

TP2 is the most active zone in Dholera Smart City. It includes the Activation Area, with ready infrastructure such as internal roads, utilities, and plug-and-play facilities. The Tata Semiconductor Fab is located here, making TP2 the hub for industrial activity. The zone also includes parts of the Dholera Riverfront, Renew Solar Park, and other industrial clusters, establishing TP2 as the fastest-moving area in the city.

Phase 2 & Phase 3: TP3, TP4, TP5 & TP6 - Expansion & Long-Term Growth

TP3 -Residential & Lifestyle Expansion

TP3 is primarily focused on housing and supporting facilities. It is ideal for workforce accommodation, future malls, shops, and lifestyle complexes. The zone benefits indirectly from TP2’s industrial growth while establishing a residential ecosystem.

TP4 - Mixed-Use & Public Infrastructure

TP4 is a mixed-use zone supporting residential, commercial, and public facility development. It is adjacent to the Dholera Solar Park, integrating renewable energy initiatives with urban planning. Over time, TP4 will balance commercial and residential demand, offering a sustainable living environment.

TP5 - Hebatpur Industrial Zone

TP5 hosts the Hebatpur heavy industrial area, with approximately 90% of the zone allocated for large-scale industry. High-access corridors and portions of public facility zones make it attractive for long-term industrial investment. Entry costs are currently lower than TP2, offering potential appreciation as development progresses.

TP6 - Long-Term Growth Corridor

TP6 represents the city’s future expansion zone, primarily earmarked for residential development. It will benefit from the Dholera International Airport and other connectivity projects, positioning it for long-term urban growth.

Dholera Mega Projects, Connectivity & Infrastructure Influence

Infrastructure and mega projects play a crucial role in TP zone development:

• Tata Semiconductor Fab (TP2): Drives industrial growth and attracts supporting businesses.
• Dholera International Airport (TP6 vicinity): Improves domestic and global access, boosting residential and commercial interest in nearby zones.
• Ahmedabad–Dholera Expressway: Enhances connectivity between Ahmedabad and Dholera, favoring zones along the corridor.
• DMIC Dholera Integration: Ensures long-term industrial-residential synergy.

Other projects like the Dholera Riverfront Development and Renew Solar Park further increase the investment appeal of nearby TP zones.

Which TP Zones Are Developing Fastest?

Currently, TP2 is the most developed and active zone due to:

• Presence of the Activation Area
• Ready infrastructure (roads, utilities, plug-and-play facilities)
• Industrial anchor projects like Tata Semiconductor
• Access to renewable energy projects like Renew Solar Park

TP1 is developing steadily but at a slower pace, while TP3 and TP4 are growing primarily in response to residential and mixed-use demand. TP5 and TP6 are more long-term, awaiting industrial or residential expansion triggered by connectivity projects.

Investment Perspective: Early vs Developed TP Zones

• Early Zones (TP1, TP5, TP6): Offer lower entry costs and long-term appreciation potential. Ideal for investors looking at industrial setups or future residential growth.
• Developed Zones (TP2, TP3, TP4): Provide immediate infrastructure, industrial anchors, and lifestyle amenities. Suitable for investors seeking quicker returns, plug-and-play facilities, or residential/commercial development.

Understanding TP-specific characteristics helps investors align their strategy with infrastructure readiness, connectivity, and potential growth.

Future Outlook - How TP Zones Will Shape Dholera’s Growth

TP zones will continue to guide the city’s evolution:

• Industrial clusters in TP1, TP2, and TP5 will attract businesses, creating employment and supporting residential demand.
• Residential and mixed-use growth in TP3, TP4, and TP6 will provide housing, commercial spaces, and lifestyle amenities.
• Connectivity projects like the Ahmedabad–Dholera Expressway and Dholera International Airport will integrate these zones, driving city-wide economic development.

In essence, TP zones create a systematic growth model that balances industrial, residential, and commercial priorities, ensuring Dholera Smart City develops as a well-planned urban hub.

Conclusion - Choosing the Right TP Zone Based on Objective

Investors and developers can align their objectives with the most suitable TP zone:

• TP1: Early industrial/knowledge base
• TP2: Activation area, Tata Semiconductor, ready infrastructure
• TP3: Residential expansion
• TP4: Mixed-use, solar park, public facilities
• TP5: Hebatpur industrial, large-scale, lower entry cost
• TP6: Long-term residential growth

Understanding TP phases, infrastructure, and connectivity ensures smarter investment decisions in Dholera Smart City.