Dholera Logistics Zone

The Logistics Zone covers about 204 hectares — the smallest land use in the Dholera plan, and roughly 0.2% of the total site (DSIRDA Draft Development Plan, Table 3-2). Its stated purpose is specific: one integrated, state-of-the-art logistics facility, centrally located relative to all the industrial areas, with direct access to the broad-gauge rail line. About 80% of the zone is allocated to industry-type uses (Table 3-3). The build rules are short. Roads must be 18 metres ROW or wider. FAR is 1, ground coverage is capped at 30%, height at 25 metres, and setbacks are 6 metres from all four sides. Table 10-7 states no minimum plot size at all — unusual, since most Dholera zones specify one. The combination of FAR 1 and 30% coverage is worth pausing on, because it shapes what actually gets built here. To use the full FAR you would need built-up area equal to the plot, on a footprint covering under a third of it — roughly three floors. A conventional single-storey warehouse stops at the coverage limit instead, which is an effective FAR of about 0.3. For comparison, the Industrial Zone allows 50% coverage with FAR between 1.2 and 1.8. If your operation is a tall racked facility, the numbers here work. If it’s a flat shed, you will hit the coverage cap long before the FAR. There’s one more rule that costs real area. Where a logistics plot sits next to non-industrial land, a 10-metre planted buffer must be maintained along every shared edge, with trees of at least 6-inch calliper at one tree per 6 sqm of buffer. On a modest plot bordering non-industrial uses on two sides, that is a meaningful slice of what you paid for. Approvals here are lighter than in the campus-based zones. There’s no Campus Master Plan requirement — but every development permission must come with a site plan and related traffic and circulation studies. As elsewhere, this table applies to plots of 3 hectares or smaller; larger parcels go through the Subdivision Guidelines in Chapter 11.