Anirudh Singh

The master plan of Dholera Smart City is a long term development plan to build a new industrial and residential city from scratch with proper roads, drainage, power, and job zones. It is designed to grow in phases, not all at once, and focuses first on a planned area called the Activation Area. 1. Basic Vision of the Project When I first studied the layout documents, what stood out was the clarity. Unlike many cities that grow randomly, this one is being planned on paper before buildings come up. 2. Total Area and Phases This phased approach is important. Many investors think the entire 920 square kilometers will develop quickly. That is not realistic. It will take many years. Maybe decades. 3. Land Use Planning The master plan divides land into clear zones. I have seen many layout maps. What makes Dholera different is the wide road grid. The city is designed in blocks. Roads are wide. Utilities are underground. That reduces future digging and chaos. 4. Infrastructure Planning The city is planned with modern infrastructure from day one. There is also a planned 6 lane expressway connecting Ahmedabad to Dholera. The upcoming international airport nearby is expected to boost connectivity. Infrastructure is the backbone. Without roads and drainage, no smart city works. The planners seem to understand this clearly. 5. Industrial Focus Dholera is not only a residential township. From my analysis, job creation is the core idea. Residential growth will follow jobs. Not the other way around. 6. Transit Oriented Development The aim is to reduce future traffic problems that cities like Mumbai and Delhi face today. 7. Flood Management and Environmental Planning Dholera is near coastal land. So flood control is very important. This part is often ignored in marketing brochures, but it matters a lot.

If your traffThe long term vision of Dholera Smart City is to build a large industrial and economic hub that can create jobs, attract global companies, and reduce pressure on big cities like Ahmedabad. It is planned as a future ready city with strong infrastructure, not just a real estate project. Let me explain this step by step in simple words. 1. A New Industrial Powerhouse • Dholera is part of the Delhi Mumbai Industrial Corridor• Planned and managed by Dholera Industrial City Development Limited• Designed to attract manufacturing, semiconductor, and heavy industries• Aim is to boost India’s export and industrial capacity The idea is simple. Instead of industries crowding in old cities, build a brand new industrial city from zero. From what I have studied, the planners want Dholera to compete with global industrial hubs. That is a very big ambition. 2. Reduce Pressure on Existing Cities • Cities like Ahmedabad are already crowded• Traffic, pollution, and housing pressure are increasing• New industrial zones need space Dholera offers a fresh start. When I drove from Ahmedabad towards Dholera, I noticed how open the land is. That openness is part of the long term planning. There is room to expand without chaos. The vision is to prevent future congestion problems. 3. Smart Infrastructure from Day One • Underground utility corridors• Reliable power grid• Water treatment systems• Digital fiber network Most Indian cities were not planned this way from the beginning. Here, the goal is to build infrastructure first. Population later. This reverse approach is important. Build the skeleton. Then grow the body. 4. Employment and Economic Growth • Attract large scale industries• Create lakhs of direct and indirect jobs• Increase local income levels• Boost Gujarat’s economic position In simple terms. More factories mean more jobs.More jobs mean more families move in.More families mean schools, hospitals, markets grow. That is the chain reaction planners are expecting. 5. Global Investment Attraction • International level industrial planning• Policy support from central and state governments• Long term stability under government structure Because it is government backed, the vision is not short term profit. It is long term economic development. Still, global investors will only come if business conditions are stable. That is the real test. 6. Sustainable Development Goals • Solar power generation in the region• Planned green belts• Proper drainage and flood management systems• Smart city management systems Environmental planning is part of the blueprint. Whether execution remains fully aligned with sustainability goals will depend on monitoring over time. 7. My Honest View After studying documents and visiting the Activation Area, I feel the vision is very big. Almost bold. But big vision always takes time. It may take 20 to 30 years to see full results. Maybe more. The land is ready. Infrastructure is started. The real question is speed of industrial growth.

Yes, Dholera Smart City is primarily government owned and government controlled, especially in the planning and infrastructure stage. It is being developed by government agencies, not by a private builder. Let me explain this clearly in simple words. 1. Who Owns and Manages Dholera • The project is handled by Dholera Industrial City Development Limited• This company is promoted by the Government of Gujarat• It works under the larger framework of the Delhi Mumbai Industrial Corridor• The corridor itself is supported by the Government of India This means both the central government and the Gujarat state government are directly involved. It is not like a normal private township where a builder buys land and sells plots. Here, the government created a special purpose company to plan and execute the project. 2. Is the Land Government Owned • Large portion of land is managed through land pooling mechanism• Farmers became stakeholders in development• Government controls planning and zoning• Infrastructure land is fully under government authority This part is important. The government did not simply purchase everything forcefully. In many areas, land pooling was done. Landowners get a portion of developed land back. From my study of the master plan and discussions with local brokers, government control over zoning and infrastructure is very strong. So in planning terms, yes, it is government led. 3. Is It a Private Project No. • It is not owned by a single private developer• No private builder controls the entire city• Core infrastructure funding comes from government Private companies will only buy industrial plots or build projects later. They do not own the city. This is very different from private mega townships in India. 4. Role of Government Agencies • Policy approval by Government of India• State level execution by Government of Gujarat• Project implementation by Dholera Industrial City Development Limited• Strategic support under Delhi Mumbai Industrial Corridor Because of this structure, decisions move through official channels. That is both a strength and sometimes a delay factor. Government backing gives stability. But government processes take time. 5. My Personal Observation When I visited Dholera, I noticed something clear. The infrastructure quality feels like a government mega project. Wide roads. Underground utility tunnels. Massive planning scale. It does not feel like a marketing driven private project. At the same time, residential development is still limited because private developers wait for population growth. That is normal in government industrial cities.

In Dholera, major core infrastructure inside the Activation Area has already been completed, including wide roads, underground utilities, power systems, water supply, and drainage networks. However, full city level development is still in progress and will take many years. Let me explain clearly and simply. 1. Road Network • 4 lane and 6 lane internal roads are built• Road markings and dividers are completed• Street lights are installed• Service lanes are developed• Storm water drainage runs along the roads When I visited the Activation Area, the first thing that surprised me was the width of the roads. They are much wider than many city roads in Ahmedabad. And very clean. But at the same time, traffic is very low. You can stand in the middle and barely see vehicles. It feels prepared for future growth. 2. Underground Utility Corridor • Common utility duct system built below roads• Space for electricity cables• Space for water pipelines• Space for telecom fiber This is something many old cities do not have. Instead of digging roads again and again, all utilities run inside planned tunnels. This shows long term planning under Dholera Industrial City Development Limited. From a real estate perspective, this is a strong positive sign. 3. Power Infrastructure • 220 KV substation is operational• Underground power cabling installed• Industrial grade electricity supply ready Industries need stable power. Especially manufacturing and semiconductor units. Without electricity, no factory can run. So this part was prioritized. Power infrastructure is not just promised. It is physically there. 4. Water Supply and Treatment • Water treatment plant constructed• Underground water distribution network• Sewage treatment plant completed• Storm water management system ready Water pipelines are laid below ground. Drainage is properly planned. This reduces flooding risk. I have seen many developing townships where drainage is ignored. Here it is clearly structured from day one. 5. ICT and Smart Systems • Fiber optic network installed• Command and control center framework prepared• Smart city digital backbone created This connects the city digitally. Though honestly, most smart systems will become fully active only when population increases. Infrastructure is ready. Usage will grow later. 6. Industrial Plot Readiness • Industrial land parcels are demarcated• Basic site leveling completed• Internal access roads connected Companies can technically start construction on allotted plots. This is important because infrastructure without industrial activity has limited value. 7. External Connectivity • Connectivity to Ahmedabad via expressway improving• Proximity to upcoming international airport at Dholera• Part of Delhi Mumbai Industrial Corridor transport framework Connectivity is improving, but full transport ecosystem is still evolving.

The Activation Area is the first fully developed part of Dholera Smart City where core infrastructure like roads, power, water, and drainage has already been built. It is designed to attract the first industries and start real activity on the ground. Now let me explain this in very simple words. 1. Basic Meaning of Activation Area • It is the starting zone of Dholera• Around 22.5 square kilometers in size• Developed first before the rest of the 920 sq km city• Planned and executed by Dholera Industrial City Development Limited Think of it like this. If you are building a huge house, you first complete one room properly. Then you slowly build the rest. The Activation Area is that first completed room. 2. Why It Is Called Activation The word activation means starting something. • This area is ready for industries to move in• Infrastructure is already installed• Plots are prepared for factories and companies• Utilities are connected and functional Without activation, the city is just a plan on paper. Once industries start working here, jobs are created. Once jobs come, people come. Once people come, housing and shops follow. That is the idea. 3. What Is Already Built There From my personal visit and study of official documents under the Delhi Mumbai Industrial Corridor, here is what is included. • Wide internal roads• Underground utility tunnels• 220 KV power substation• Water treatment plant• Sewage treatment plant• Storm water drainage system• ICT fiber network When I walked through the area, it felt strange and impressive at the same time. Perfect roads. Clean layout. Street lights working. But very few buildings yet. It feels ready, but waiting. 4. Size and Importance • Total city area is about 920 sq km• Activation Area is only about 22.5 sq km• It is the most advanced part of the project Many people misunderstand this. They think the entire Dholera is already developed. That is not correct. Only this Activation Area has complete infrastructure right now. The rest of the city will be developed in future phases. 5. Role in Investment Decisions For investors, this area is important because: • It reduces development risk• Infrastructure is visible• Government spending is already done• It shows seriousness of execution In real estate, ground reality matters more than brochures. I have seen many projects in India where plans are big but nothing is built. In Dholera, at least this portion is physically ready. That gives some confidence. But still, industry movement is the real test.

Phase 1 of Dholera Smart City mainly includes the Activation Area where core infrastructure like roads, water, drainage, power, and ICT systems are already developed. This phase is designed to attract the first industries and create a working base for the city. Let me explain clearly and simply. 1. Activation Area Development • Around 22.5 square kilometers is covered in Phase 1• It is called the Activation Area• Developed under Dholera Industrial City Development Limited• Part of the larger Delhi Mumbai Industrial Corridor program This area is like the starting engine of the city. When I visited this zone, I was honestly surprised. The roads are very wide. Proper markings. Service lanes. It did not feel like a random land parcel. It felt planned. But yes, still empty in many places. 2. Road Infrastructure • 6 lane and 4 lane internal roads• Underground utility corridors below roads• Proper storm water drainage system• Street lighting installed The underground utility tunnel system is important. Instead of digging roads again and again, cables and pipelines run through planned corridors. This shows long term planning. I have seen many Indian cities where roads get broken every few months. Here they are trying to avoid that mistake. 3. Water and Sewage Systems • Water treatment plant• Underground water supply network• Sewage treatment plant• Storm water management system These things are not visible in photos, but they are the backbone of any city. Without water and drainage, no industry will come. From my understanding, this part gives confidence to investors because it shows seriousness. 4. Power Infrastructure • 220 KV substation• Reliable electricity network• Underground cabling• Smart grid features Industries need uninterrupted power. Especially semiconductor and manufacturing companies. Phase 1 ensures this base level of energy security. This is not a small village level supply. It is industrial grade planning. 5. ICT and Smart Systems • Fiber optic network• Command and control systems• Smart city management features The idea is to create a digitally managed industrial city. Though honestly, at this stage, most of the smart features are infrastructure ready rather than fully active. It is more like preparing the platform. 6. Industrial Plots and Investment Zones • Industrial land parcels ready for allotment• Special zones for manufacturing• Support infrastructure for logistics The main goal of Phase 1 is to bring anchor industries. Once industries start operating, residential demand naturally follows. That is how industrial cities grow.

Dholera Smart City is planned in multiple phases, mainly divided into three broad development stages, with Phase 1 already under execution. The full city will take around 20 to 30 years to complete. Let me explain this in very simple terms. 1. Overall Phasing Structure • The entire 920 sq km area is not built at once• Development is divided into stages• Main structure includes Phase 1, Phase 2, and Phase 3• Each phase expands infrastructure and population capacity This phased approach is common in large industrial cities under the Delhi Mumbai Industrial Corridor framework. When I studied the official master plan by Dholera Industrial City Development Limited, I noticed something important. The planners clearly mention gradual expansion based on demand. That means growth depends on how industries and people actually move in. 2. Phase 1 • Phase 1 focuses on the Activation Area• Around 22.5 sq km is being developed first• Core infrastructure like roads, water, drainage, and power is built here• Target is to attract early industries This is the only phase where visible infrastructure is already ready. I have personally visited the Activation Area. The roads are wide. Street lights are installed. Underground utilities are laid. It feels empty but structured. Like a new notebook with lines drawn, waiting for writing to begin. Phase 1 is about creating confidence. 3. Phase 2 • Expansion of industrial zones• More residential and commercial development• Increased population settlement• Strengthening transport and logistics networks Phase 2 depends on how successful Phase 1 becomes. If industries start operations and employment rises, Phase 2 moves faster. Large infrastructure projects never move at fixed speed. They move according to economic demand. 4. Phase 3 • Full scale city expansion• Higher population density• Advanced social infrastructure like schools, hospitals, business districts• Long term urban growth This phase is more about turning the industrial base into a living city. Right now, this phase exists more on paper than on ground. And that is normal. No city builds everything at once. 5. Important Reality Many investors think all phases have fixed deadlines. That is not fully correct. • Phases are flexible• Development timeline can shift• Economic cycles affect progress• Policy support plays a role From my experience studying real estate corridors in India, I can say one thing clearly. Master plans are vision documents. Execution depends on many moving parts. Dholera is not a quick township project. It is a long term industrial city plan.

Dholera Smart City is planned over about 920 square kilometers. It is one of the largest greenfield smart city projects in India, and honestly, its size is hard to imagine until you compare it with something familiar. 1. Total Area Size • Total planned area is around 920 sq km• It is part of the larger Delhi Mumbai Industrial Corridor project• It is being developed by Dholera Industrial City Development Limited To make it simple. 920 square kilometers means 920 million square meters.That is huge. When I first studied the master plan maps, I had to double check the number. It did not feel real. Most township projects in India are 5 to 20 sq km. Even large cities expand slowly over time. But Dholera is being planned at this scale from the beginning. 2. How Big Is That Compared To Other Cities Let me explain in very simple terms. • It is bigger than many Indian cities.• It is larger than cities like Chandigarh in total area.• It is almost equal to a small district. When I visited the site area near the Activation Zone, I noticed something interesting. You drive for long stretches and still see open land. That is when you understand how much land 920 sq km really is. It does not feel like a small project. It feels like a region. 3. Planned Development Structure The full 920 sq km will not be built at once. • Development is divided into phases• First focus is on Activation Area of around 22.5 sq km• Core industrial zones are prioritized• Residential and commercial zones will expand gradually This is important. Many people hear 920 sq km and imagine that the entire area is already developed. That is not true. Only a small part has infrastructure ready today. The rest will be developed over 20 to 30 years. Large projects move step by step. 4. Why So Much Land The size is big because the vision is big. Dholera is planned to include: • Heavy industries• Semiconductor manufacturing• Logistics hubs• Residential townships• Commercial districts• Solar power parks• Airport zone It is designed as a full industrial city, not just a housing project. That is why land requirement is so large. From my experience studying industrial corridors, land size matters. Industries need wide roads, buffer zones, utility corridors, and environmental planning space. That cannot fit inside a small township. 5. Practical Understanding When investors ask me about Dholera, I always explain this. Big size does not mean fast growth.It means long term potential. 920 sq km gives flexibility for future expansion. But it also means development will take decades. Some people expect the whole city to look like Ahmedabad in five years. That expectation is not realistic.

The total planned investment in Dholera Smart City is estimated to be around 90,000 crore to 1 lakh crore rupees over the full development period. This includes government spending on infrastructure and future private industrial investment. That number sounds very big. But when you understand what is being built, it starts to make sense. 1. Overall Estimated Investment • The project is part of the larger Delhi Mumbai Industrial Corridor program.• Dholera is planned as the largest node under this corridor.• Total projected investment over multiple phases is close to 100,000 crore rupees. This is not money spent in one year.It is planned over 20 to 30 years. When I first read this figure, I honestly thought it was just marketing. But after studying official reports and visiting the Activation Area, I realized infrastructure scale is massive. Wide roads. Underground utilities. Water treatment systems. It is not small work. 2. Phase 1 Investment • The first phase is called the Activation Area.• Around 3,000 acres are being developed initially.• Government infrastructure spending in this phase is roughly 4,000 to 5,000 crore rupees. This includes: • Roads• Drainage• Power grid• ICT systems• Water supply• Sewage treatment I have personally seen the 250 meter wide expressway connectivity and the internal roads. They are already functional. So Phase 1 money is real and visible. 3. Government Contribution Major funding in early years comes from: • Government of India• Government of Gujarat• Agencies like Dholera Industrial City Development Limited• Support under Delhi Mumbai Industrial Corridor framework Government money mainly builds the base infrastructure. Without this, private investors will not enter. This part is very important to understand. The government does not build houses or factories. It builds the foundation. 4. Private and Industrial Investment The biggest portion of the total 1 lakh crore estimate will come from private companies. • Manufacturing units• Semiconductor plants• Warehousing companies• Renewable energy projects• Real estate developers For example, large semiconductor investments have already been announced in the region. These single projects alone run into thousands of crores. Private investment usually comes slowly at first. Then it increases once confidence builds. That is how industrial cities grow. 5. Long Term Development Vision Dholera is planned over 920 square kilometers. That is almost like building a new city from scratch. When you plan: • Residential zones• Commercial zones• Industrial parks• Logistics hubs• Solar parks• Airport infrastructure The investment automatically becomes very large. People sometimes compare it to small township projects. That is not correct. This is city scale planning.

Dholera Smart City is mainly funded by the Government of India and the Government of Gujarat, with support from Japanese financial institutions and planned private investment. It is not funded by one single company. It is a mix of public money and future private participation. 1. Government of India The biggest support comes from the Central Government. • The project is part of the Delhi Mumbai Industrial Corridor which is one of India’s largest infrastructure programs.• Under this corridor, Dholera is being developed as a major industrial hub.• Funds are released through agencies like DMICDC Limited which manages planning and execution. From what I have studied, the central government is mainly funding trunk infrastructure. This includes roads, drainage, water supply, power systems, and ICT networks. These are basic things required before industries and people can move in. Without this funding, the project would just remain a plan on paper. 2. Government of Gujarat The Government of Gujarat is equally important in funding and land support. • The project is managed locally by the Dholera Industrial City Development Limited which is a special purpose vehicle.• Land pooling and land development are handled at the state level.• Gujarat government provides administrative support and partial financial support. In simple words, Delhi provides big policy support and funds. Gujarat makes it happen on the ground. I have visited the region personally and spoken to local brokers. They always say the state government’s involvement is the reason why infrastructure is actually visible today. Roads are already built in Activation Area. Street lights are installed. This is not just a brochure project. 3. Japanese Support Japan is also involved financially. • Funding support has come through Japanese agencies under the larger DMIC framework.• The Japan International Cooperation Agency has supported infrastructure under the industrial corridor concept. Japan’s role is mostly in long term infrastructure development support. This includes planning level expertise and financial assistance at the corridor level. This international backing increases credibility. It sends a signal that the project is not random or temporary. 4. Future Private Investment Right now, core infrastructure is government funded. But in the long term, private companies will invest heavily. • Industrial units will buy land and build factories.• Real estate developers will build residential and commercial projects.• Data centers and manufacturing companies will bring capital. This is how smart cities usually work. Government builds the base structure. Private players build on top of it. Many people misunderstand this part. They think private builders are funding the entire city. That is not correct. The base development is government funded. 5. Is it PPP Model Yes, partially. The structure can be understood as a Public Private Partnership model, but with strong government control in the beginning phase. In early stages, private money is limited because risk is high. Once industries start operations, private funding increases naturally.