Dholera Smart City Town Planning Explained: Development Phases & Growth Areas

Dholera Smart City has emerged as one of India’s most ambitious planned urban hubs. While big-ticket projects like the Tata Semiconductor Fab, Ahmedabad-Dholera Expressway, and Dholera International Airport (located outside TP1) dominate headlines, the real framework of the city is defined by its TP (Town Planning) zones-TP1 through TP6. These TP zones form the backbone of urban, residential, and industrial planning. Each zone is strategically designed for specific purposes-industrial hubs, residential areas, mixed-use developments, or long-term expansion-ensuring structured growth and maximizing the potential of Dholera SIR.

Understanding the TP (Town Planning) Framework in Dholera SIR

TP zones are a critical aspect of the Dholera Special Investment Region (SIR) framework. They are essentially a master plan for land use, infrastructure, and urban growth. By dividing the city into phases, authorities ensure:

• Proper allocation for residential, commercial, and industrial purposes
• Efficient deployment of utilities, roads, and public facilities
• Balanced long-term development without congestion or planning bottlenecks

Investors, developers, and businesses benefit from this structured approach, as it provides clarity on land potential, connectivity, and growth prospects.

Phase-Wise Development Overview: TP1 to TP6

Dholera’s TP zones are developed in three phases to maintain organized expansion:

Phase 1 - TP1 & TP2 (Core Activation Phase)

• TP1: Focuses on industrial and knowledge-based development, including IT and research facilities. While it does not host major mega projects yet, it forms the core industrial grid. Its proximity to the Dholera International Airport, located just outside TP1, adds future connectivity benefits.
• TP2: The most active zone and home to the Activation Area, TP2 has ready infrastructure such as internal roads, utilities, and plug-and-play facilities. Major industrial anchors like the Tata Semiconductor Fab and initiatives like Renew Solar Park make it the fastest-developing area in the city. TP2 also encompasses parts of the Dholera Riverfront Development, integrating industrial and lifestyle components.

Phase 2 - TP3 & TP4 (Residential & Mixed-Use Growth)

• TP3: Primarily a residential zone, TP3 supports housing, lifestyle amenities, and workforce accommodation. It benefits indirectly from TP2’s industrial activity while offering spaces for malls, shops, and community complexes.
• TP4: A mixed-use area combining residential, commercial, and public facility zones. It lies adjacent to the Dholera Solar Park, promoting sustainable development and renewable energy integration. TP4’s design balances residential growth with commercial and public infrastructure, ensuring long-term viability.

Phase 3 - TP5 & TP6 (Industrial Scale & Future Expansion)

• TP5: Hebatpur Industrial Zone dominates TP5, with nearly 90% allocated for heavy industry. It includes high-access corridors and portions of public facilities, offering opportunities for large-scale industrial investment. Current land prices are lower compared to TP2, making it attractive for long-term industrial growth.
• TP6: Envisioned as a long-term expansion corridor, TP6 will primarily host residential development. Its proximity to the Dholera International Airport and other connectivity projects makes it a strategic location for future urban growth.

TP1 to TP6: Zone-Wise Growth Analysis

Understanding the characteristics of each TP zone is key for investors and developers:

• TP1: Early-stage industrial/knowledge hub; smaller-scale growth; indirect airport connectivity.
• TP2: Core industrial and activation area; ready infrastructure; anchor projects; fastest moving.
• TP3: Residential expansion; lifestyle amenities; supports workforce housing.
• TP4: Mixed-use; solar park; public facilities; balanced development.
• TP5: Heavy industrial; large-scale manufacturing; lower entry cost; long-term appreciation.
• TP6: Future residential and urban expansion,long-term growth.

This analysis allows strategic decisions based on whether the focus is industrial investment, residential development, or mixed-use projects.

Mega Projects & Infrastructure Driving TP Growth

Several infrastructure and mega projects are shaping the pace of development across TP zones:

• Tata Semiconductor Fab (TP2): Anchors industrial growth and attracts supporting services.
• Dholera International Airport (outside TP 1): Improves domestic and global access, driving residential and commercial interest.
• Ahmedabad–Dholera Expressway: Enhances connectivity between Ahmedabad and Dholera, benefiting zones along the corridor.
• DMIC Dholera Integration: Provides long-term industrial-residential synergy.
• Dholera Riverfront Development & Renew Solar Park: Adds lifestyle and sustainable energy components, particularly near TP2 and TP4.

These projects ensure that each TP zone develops in alignment with the city’s master plan while supporting investor confidence.

Which Growth Areas Are Moving Faster in Dholera?

Currently, TP2 leads in activity due to:

• Activation Area infrastructure
• Industrial anchors like Tata Semiconductor
• Renewable energy integration via Renew Solar Park
• Riverfront development

TP1 is progressing steadily as an industrial hub. TP3 and TP4 are growing in response to residential and mixed-use demand. TP5 and TP6 are more long-term zones, awaiting industrial or residential expansion fueled by connectivity projects.

Investment & Land Positioning Strategy Across TP Zones

Investment strategy in Dholera Smart City depends on TP zone characteristics:

• Early-stage zones (TP1, TP5, TP6): Lower entry cost, long-term appreciation, ideal for industrial or residential projects that mature over time.
• Developed zones (TP2, TP3, TP4): Ready infrastructure, anchor industries, and lifestyle amenities; suitable for immediate returns or plug-and-play development.

Land buyers and investors can align strategies with the TP zone’s development phase, infrastructure readiness, and growth trajectory.

Future Outlook - How TP1 to TP6 Will Shape Dholera’s Urban Map

TP zones provide a structured roadmap for Dholera’s future:

• Industrial clusters in TP1, TP2, and TP5 attract businesses and create employment.
• Residential zones in TP3, TP4, and TP6 provide housing and lifestyle amenities.
• Connectivity projects like the Ahmedabad–Dholera Expressway and Dholera International Airport integrate all zones, ensuring balanced urban expansion.

By coordinating industrial, residential, and commercial planning, TP zones allow Dholera Smart City to grow as a sustainable, fully planned urban hub.

Conclusion - Choosing the Right Growth Area in Dholera Smart City

Investors, developers, and businesses can select TP zones based on their objectives:

• TP1: Industrial/knowledge base; early growth potential
• TP2: Activation hub; industrial and commercial stability
• TP3: Residential expansion; lifestyle amenities
• TP4: Mixed-use; solar park; public facilities
• TP5: Heavy industry; lower cost; long-term industrial growth
• TP6: Future residential expansion; airport access

Understanding TP zones ensures smarter investments, better infrastructure planning, and a clearer path to growth in Dholera Smart City.