Dholera

The city layout of Dholera was designed by an international planning firm called Halcrow, which later became part of CH2M Hill, along with guidance from the Gujarat government and DMIC authorities. It was not designed by one single person, but by a team of global urban planners and engineers working together. Here is a simple breakdown so you understand clearly. 1. Main planning consultant • The master planning work was done by Halcrow Group Limited, a UK based infrastructure consulting firm.• Halcrow later became part of CH2M Hill, which is now under Jacobs Engineering Group.• They were appointed as the master planning consultant for the Dholera Special Investment Region.• Their job was to design the overall city structure from zero because this is a greenfield city. When I first read the planning report years ago, I was surprised. It was not a small local architect. It was a global infrastructure company that has worked on airports, highways and smart cities worldwide. 2. Under which authority • The project comes under Dholera Special Investment Region Development Authority.• It is also part of the larger Delhi Mumbai Industrial Corridor project.• The Special Purpose Vehicle managing development is Dholera Industrial City Development Limited. These government bodies gave direction. But the physical layout design and planning models were created by the consultant team. 3. What exactly they designed • Road grid pattern• Industrial zones• Residential sectors• Commercial business districts• Underground utility corridors• Water management and drainage system• Smart ICT infrastructure plan One thing I personally found impressive was the underground utility tunnel concept. Instead of digging roads again and again, they planned common utility ducts from the beginning. That shows long term thinking. 4. Planning concept • The city follows a grid based structure.• It is divided into town planning schemes.• Activation Area was designed first so development can start in phases.• Transit oriented planning was included from early stages. The layout is very structured. Almost like drawing boxes on paper and organizing everything inside those boxes. Some people think Dholera just randomly grew. That is not true. It was carefully mapped before any road was built. 5. Why international planners were hired • This was India’s first major greenfield industrial smart city under DMIC.• Government wanted global standards.• Infrastructure scale is very large.• Investment target is in billions of dollars. From a real estate perspective, hiring Halcrow gave the project credibility. Investors feel more confident when international planners are involved. I have studied many township projects across Gujarat. Most are designed by local consultants. Dholera is different because it was planned like a global industrial city, not just a housing colony. Still, design on paper and execution on ground are two different things. Layout looks world class. Implementation takes time.

The Dholera Smart City project officially started in 2009, when it was notified as India’s first Greenfield Smart City under the Delhi Mumbai Industrial Corridor. Later, major on ground development picked up after 2013 with the formation of the Special Purpose Vehicle. Here is a simple breakdown so you clearly understand the timeline. 1. The idea stage • The project is part of the Delhi Mumbai Industrial Corridor, which was announced in 2007 by the Government of India.• Dholera was selected as one of the main investment regions under this corridor.• In 2009, Dholera Special Investment Region was officially notified by the Government of Gujarat under the SIR Act.• That notification is considered the formal starting point. At that time, it was mostly planning. No big machines on the ground. Just vision, land planning, mapping and legal framework. 2. Legal and planning foundation • The Gujarat government passed the SIR Act before that, to allow creation of large planned industrial cities.• Dholera became the first and biggest region under this Act.• Detailed town planning schemes were prepared.• Land pooling model was introduced so farmers became partners instead of being forced out. I personally studied the early DPR reports, and honestly, on paper it looked very ambitious. Many people thought it would remain only on paper. 3. Formation of development authority • The Dholera Special Investment Region Development Authority was created to manage planning and regulation.• Later, Dholera Industrial City Development Limited was formed as the Special Purpose Vehicle.• This SPV included both Government of India and Government of Gujarat participation. This phase made the project more serious. It was no longer just a state level idea. It became a national level infrastructure mission. 4. Actual infrastructure work • Around 2013 to 2015, trunk infrastructure contracts were awarded.• Road grids, water lines, underground utilities, ICT systems were planned for Activation Area.• In 2016, Prime Minister Narendra Modi laid the foundation stone for the Activation Area infrastructure. From a real estate point of view, I consider 2013 onward as the real beginning of visible progress. Before that, investors were confused. After that, machinery, boundary marking, and road development slowly became visible. 5. Smart City Mission context • In 2015, India launched the Smart Cities Mission.• Dholera was already planned before that, so technically it is not part of the 100 Smart Cities list.• But it is often called India’s first Greenfield Smart City because it was built from scratch. This is important. Many people mix this up. 6. What most people misunderstand • Some people say Dholera started in 2007. That is wrong.• Some say it started in 2016. That is also incomplete.• Official notification happened in 2009.• Serious physical development momentum began around 2013. So if someone asks me professionally, I say: The project officially started in 2009.The physical transformation started after 2013. As someone who has tracked Gujarat real estate for years, I have seen many announcements that never move forward. Dholera moved slowly, but it did move. That is the difference. Even today, development is phased. It is not a fully built city yet. But it is not just a brochure either. If you are studying it for investment or academic reasons, always separate announcement date from execution date. That gives you clarity.

There is no fixed final deadline when the entire Dholera city will be fully completed. The development is planned in phases and may take 20 to 30 years to fully mature. I have been studying Dholera for quite some time now. I have read reports from Dholera Special Investment Region and followed updates under the Delhi Mumbai Industrial Corridor. I have also spoken to a few local brokers and visited the activation area myself. Let me explain in very simple points so anyone can understand. 1. Dholera Is a Long Term Project • Dholera is not a normal housing project. It is a planned smart industrial city. • The total planned area is about 920 square kilometers. • Cities of this size do not get completed in 5 or 10 years. • Even big cities like Gurgaon and Navi Mumbai took decades to develop properly. When people ask for a final completion date, they are thinking like it is one building. It is not one building. It is a full city. 2. Phase Wise Development Plan • The first phase is called the Activation Area. • This covers around 22.5 square kilometers. • Infrastructure work in this area is already moving. • Government plans aim for strong development in this zone before 2030. This means early visible growth may happen by the end of this decade. But that is only Phase 1. 3. Airport Timeline • The Dholera International Airport is under development. • Initial operations are expected in the coming years, depending on construction progress. Airports usually act as growth engines. But even after an airport opens, full city growth takes time. 4. Industrial Growth Timeline • Dholera is part of the Delhi Mumbai Industrial Corridor vision. • The focus is on manufacturing and industrial investment. • Large industries usually plan in 5 to 10 year cycles. Industries first come. Then workers come. Then housing, schools, hospitals follow. It is a chain reaction. That chain takes time. 5. Realistic Full Completion Estimate • Most experts believe major development could stretch till 2040 or even beyond. • Full population settlement may take 20 to 30 years. • Some parts may develop faster, some slower. From my personal observation, infrastructure is real on ground in the activation area. Roads are built. Utility ducts are laid. But large scale residential life is not there yet. And that is normal. 6. Why No Exact Final Date? • Funding is released phase by phase. • Industrial response affects speed. • Government policies can change timelines. • Economic conditions matter a lot. If the economy grows strongly, development may speed up. If there is slowdown, it may move slower. Cities grow like children. Slowly. Step by step.

The project has crossed some important ground-level milestones, but it is still in the development phase. The base infrastructure is taking shape, and that is the biggest achievement so far. I have been tracking this project closely for the last few years. I have visited the site area, spoken to a few brokers, and followed updates from official portals like Dholera Special Investment Region and government releases. Let me explain in very simple points. 1. Legal and Planning Approvals • The project was officially declared as a Special Investment Region under the Dholera Special Investment Region Act. • A Development Plan was approved. This is like a big master drawing of how the city will grow. • Town Planning Schemes were finalized for the first activation area. • Environmental clearances were granted for Phase 1. This is very important. Without approvals, nothing can start. Many projects in India get stuck here. This one crossed that stage. 2. Creation of the Activation Area • Around 22.5 square kilometers was selected as the first phase, called the Activation Area. • Land pooling and reconstitution were completed in this zone. • Roads inside this area have been constructed. When I visited the region, I could see wide roads already built. It did not feel like empty land. It felt planned. 3. Trunk Infrastructure Development • Underground utility ducts were constructed. • Water supply pipelines were laid. • Sewage and storm water drainage systems were developed. • Power infrastructure planning was completed with underground cabling. This is not visible like buildings. But this is the backbone of any city. Without this, buildings cannot function. 4. Road and Expressway Connectivity • The Ahmedabad Dholera Expressway is under development. • Internal roads in the Activation Area are operational. • Connectivity to major highways has improved. This improves investor confidence. Connectivity is everything in real estate. If roads are strong, future growth becomes easier. 5. International Airport Development • Land has been allocated for the Dholera International Airport. • Construction activities have started in phases. Airports take time. But once operational, it can change the perception of the entire region. In my experience, airport driven development creates long term value. 6. Power and Renewable Energy Planning • A large solar park is being developed near the region. • Power grid connectivity is planned. • Smart grid concepts are included in the design. This shows long term thinking. Energy security is crucial for industries. 7. Government Backing and Institutional Setup • A Special Purpose Vehicle was formed to manage development. • Central and state government funding has been allocated. • Project monitoring is being done at high administrative levels. Government backing reduces risk. In real estate, policy support matters a lot. 8. Industrial Interest and Early Allotments • Some industrial plots have been allotted. • Discussions with manufacturing companies are ongoing. • The project is part of the Delhi Mumbai Industrial Corridor vision. Actual large scale industrial operations are still limited. But early movement has started.

Yes, Dholera is designed for much more than 1 million people. In fact, the full master plan allows population capacity of around 20 lakh people in the long term. I have studied the planning documents of Dholera Special Investment Region many times, and this is very clear from the land use map itself. What the master plan actually shows If you look at the official planning under Delhi Mumbai Industrial Corridor, Dholera is not planned like a small town. • Total planned area is about 920 square kilometers• Large part is industrial zone• Big residential zones are clearly marked• Commercial, schools, hospitals, parks are included The planning authority, known as DSIR, has divided development into phases. • Activation Area for first phase• Later phases for expansion• Final build out planned for around 2040 When you calculate residential density, the number goes far beyond 10 lakh people. So yes, 1 million people is included inside the design. But the real capacity is much bigger. Why people think it is only 1 million I understand this confusion. When people visit Dholera today, they see wide empty roads and open land. It does not look like a city for even 1 lakh people. Last year I went there with two clients from Ahmedabad. One of them asked me, where are the people? That is when I explained. Right now, it is infrastructure stage. Population comes later. • Underground drainage installed• Water supply lines laid• Power grid ready• Road network prepared These things are made first so that future population can come without chaos. Designed capacity vs current reality This is very important to understand. • Designed capacity is about 20 lakh• Current population is very small• First phase target is around 3 to 5 lakh So yes, Dholera can easily handle 1 million people because the blueprint already supports much more. But capacity does not mean immediate population. A city grows when jobs grow. What will bring people there Population depends on employment. Dholera is planned as an industrial smart city. • Electronics manufacturing• Defense production• Engineering industries• Warehousing and logistics It is part of the larger vision of Delhi Mumbai Industrial Corridor. If industries start operations at scale, workers will move. Then families move. Then schools and hospitals expand. That is how cities grow. Without jobs, even the best planned city will remain empty. My honest opinion after studying it closely As someone who has followed Dholera for years, here is my simple view. • The city is absolutely designed for more than 1 million people• The infrastructure blueprint supports even 20 lakh• But growth will be slow and step by step• It is a long term project I always tell investors not to focus only on big numbers. Focus on execution. Dholera has strong planning on paper. The road layout, zoning system, and utility planning are impressive. It feels like a future city model. But real success depends on factories starting production and people actually choosing to live there.

The expected population of Dholera is around 20 lakh people by 2040, as per official master planning documents. In the long term, planners believe it can grow even beyond that if industries and jobs expand as planned. 1. What official plans say If you study the master plan of Dholera Special Investment Region under the Delhi Mumbai Industrial Corridor, the city is designed for a very large future population. • Phase 1 planning talks about around 3 to 5 lakh people in the early development stage• Full development target goes up to around 20 lakh people• Some projections even mention the possibility of 25 lakh if all industrial zones become active This is not a small town plan. It is built like a completely new city from scratch. The authority behind this planning is the Dholera Special Investment Region Development Authority, often referred to as DSIR. Their land use map clearly shows residential zones, commercial zones, and industrial clusters designed to handle millions of people. 2. Why such a big number Many people ask me this when I meet investors in Ahmedabad. They say, right now Dholera looks empty. So how can 20 lakh people live there? The answer is simple. The population depends on jobs. • Large industrial area planned• Electronics manufacturing zone• Defense and aerospace companies expected• Nearby international airport• Expressway connectivity If industries come, workers will come. If workers come, families come. Then schools, hospitals, malls follow. Population growth does not happen first. Jobs happen first. 3. Current reality on ground Let me be honest. Right now, Dholera does not have lakhs of people living there. It is still developing. Infrastructure like roads, underground drainage, water pipelines, and power systems are being built in the Activation Area. When I visited the site last year, I saw wide roads but very limited residential activity. It felt more like a future city blueprint than a living city. So when someone says 20 lakh population, understand that this is a long term projection, not today’s number. 4. Timeline matters Population growth will likely happen in stages. • 2025 to 2030 early industrial workers• 2030 to 2035 mid level expansion• 2035 to 2040 major growth phase If the industrial corridor under Delhi Mumbai Industrial Corridor grows strongly, Dholera’s population target becomes realistic. If industrial demand slows down, growth will be slower. 5. My practical view as a real estate analyst After studying the project for years, here is my honest opinion. • 20 lakh population is possible• But it is not guaranteed• It depends fully on economic activity• It will take patience I have seen similar examples in Gujarat where industrial towns grew fast once factories started. But I have also seen planned townships struggle when jobs did not arrive. Dholera is a long term story. Not a quick flip project.

The total planned budget for Dholera Smart City till 2030 is estimated to be over ₹1 lakh crore. This includes government funding, trunk infrastructure investment, and expected private industrial investments over phases. Now let me explain this in very simple words. I have studied this project for years. I follow updates from Dholera Special Investment Region Development Authority and government announcements. Many people think one single budget number was announced. That is not true. The budget is spread across different phases and departments. 1. Basic Government Allocation for Phase 1 The activation area is around 22.5 square kilometers. It is like building the backbone first. 2. Central Government Contribution This was important because without this, private companies would not invest. 3. Overall Estimated Investment Till 2030 Now this is where people get confused. For example, Tata Electronics semiconductor plant alone is a massive private investment. And this is just one company. When you add future industrial investments, residential development, airport, metro planning, utilities, the number becomes very big. 4. Dholera International Airport Budget Airports always increase surrounding land value. I have personally seen this happen near other cities. 5. State Level Infrastructure Expansion Many people forget to include these when calculating total budget. 6. Why Budget Looks So Big Let me explain simply. If you build a normal town, maybe ₹5,000 crore is enough. But Dholera is planned as a 900 square kilometer smart industrial city. That is bigger than many small cities in India. So naturally, total long term investment crosses ₹1 lakh crore easily. My Personal View After Studying This Project

Yes, Dholera is planned to be largely powered by renewable energy, especially solar power. The region is connected to one of India’s biggest solar park developments, which is a major part of its long term energy plan. I have followed Dholera for years and visited the area more than once. When people hear the word smart city, they imagine glass buildings and electric cars. But power supply is the real backbone. Without stable and clean electricity, nothing works. So let me explain this in very simple words. The Big Solar Plan Near Dholera Very close to the city area, the government is developing: Dholera Solar Park This solar park is planned to be one of the largest in India. The idea is simple. Sunlight is free. Gujarat gets strong sunlight almost the whole year. So instead of depending only on coal or thermal power, Dholera wants to use solar energy. How It Connects to the Smart City Dholera Special Investment Region is being developed under the industrial corridor vision. It is part of: Delhi Mumbai Industrial Corridor The corridor focuses on modern infrastructure and sustainable growth. Power planning includes: Solar energy from nearby parks can feed into the grid and supply industries and residential areas. Is It 100 Percent Renewable Right Now? No. Let us be realistic. Renewable integration is a goal. It is part of the design. But complete dependence on renewable energy takes time. When I visited the activation area, I saw substations and transmission lines already built. Infrastructure is ready. Solar capacity is expanding gradually. So it is moving in that direction. Why Renewable Energy Matters for Dholera There are strong reasons: If Dholera wants to attract global manufacturers, clean energy gives it an advantage. Many multinational companies now ask one question first. Is the power clean? Solar Potential of Gujarat Gujarat is already a leader in solar energy. Strong sunlight. Open land. Supportive policies. Dholera benefits from this environment. Large scale solar generation near the city reduces dependency on distant coal plants. That improves reliability. My Honest Observation On ground today, you will not see a fully green city running only on solar power. What you see is preparation. The solar park development is real. It is not just marketing talk. But like everything in Dholera, full impact will take time.

Dholera is planning to use advanced smart technologies like underground utility tunnels, smart grids, ICT based monitoring systems, and automated water and waste management. The goal is to build a city that runs using data and technology instead of old manual systems. I have followed this project closely for years. I have visited the activation area and spoken to local coordinators. On the ground, you do not see flashy robots. But you do see strong infrastructure that is built to support smart systems in the future. Let me explain this in very simple words. Integrated Command and Control Center One major smart feature planned is a central monitoring system. This type of system works like the brain of the city. The development is handled by Dholera Industrial City Development Limited. Dholera Industrial City Development Limited is the special company managing implementation. Through this system, officials can monitor problems quickly and respond faster. Underground Utility Tunnel System This is one of the most important smart features. Instead of digging roads again and again, all utilities run through a common tunnel. When I first saw this concept in documents, I was impressed. In most Indian cities, roads are dug every few months. Here the idea is to avoid that problem from the start. Smart Power Grid Dholera plans to use: The city is also close to large solar parks in Gujarat. Dholera Special Investment Region is expected to connect with renewable energy sources for cleaner electricity. Smart meters help track usage in real time. This reduces power theft and improves billing accuracy. ICT Based Infrastructure ICT means Information and Communication Technology. In simple words: The city is part of the larger vision under Delhi Mumbai Industrial Corridor. Delhi Mumbai Industrial Corridor promotes industrial smart cities with modern tech systems. Fast internet and digital systems attract industries and global companies. Smart Water Management Water systems are designed with: This reduces water loss and prevents flooding. Water treatment plants are planned to recycle wastewater for industrial use. That saves fresh water. Smart Waste Management Plans include: Instead of random dumping, waste will be processed properly. Intelligent Transport Planning Future plans include: Right now, transport systems are still basic because population is low. But infrastructure is designed for future growth. My Honest View On paper, Dholera includes many smart technologies. On ground today, you mainly see: The smart systems will become visible when population and industries increase. Technology alone does not make a city smart. Usage does.