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DSIRDA is the authority that plans and regulates development in Dholera SIR. Town Planning (TP) schemes organise the land into plots, roads and public spaces under Gujarat's Town Planning and Urban Development Act, 1976. GujRERA registration can be checked on the official portal using the project name, promoter or registration number. NA (non-agricultural) conversion is the Collector's permission under Section 65 of the Gujarat Land Revenue Code, 1879, needed before agricultural land is used for residential, commercial or industrial purposes, unless the land falls under a statutory exemption such as an approved development permission.

Why these four topics belong together

When buyers search for a plot in Dholera SMart City, they usually run into four terms in the first week: DSIRDA, TP scheme, RERA and NA. Each describes a different layer of the same question: is this land legally and practically ready to be used for what I plan? DSIRDA answers who governs the area. The TP scheme answers how the land is organised. RERA answers whether the project is registered with the real estate regulator. NA status answers whether the land is permitted for non-agricultural use. Understanding the four together prevents expensive mistakes.

1. What does DSIRDA do?

The Dholera Special Investment Region Development Authority (DSIRDA) was established in 2010 under the Gujarat Special Investment Region Act, 2009. It is the regional development authority for Dholera SIR, and it is responsible for planning and developing the region and administering government land within it. Its functions include execution of Town Planning schemes, framing general development control regulations and approving development plans.

DSIRDA does not work alone. The Gujarat Infrastructure Development Board (GIDB) is the apex authority for SIRs in Gujarat and sanctions development plans, Town Planning schemes and general development control regulations prepared by regional development authorities. Dholera Industrial City Development Limited (DICDL), a special purpose vehicle with 51% equity from the Government of Gujarat and 49% from the Central Government through NICDIT, is the implementation agency for core infrastructure such as roads and utilities.

What this means for a buyer: if a plot is inside the SIR, ask for the zoning and development control position that DSIRDA applies. If the seller cannot explain it, treat that as a warning sign. If a plot is outside the SIR boundary, DSIRDA's development controls do not apply in the same way, and the ordinary Gujarat land and planning rules matter more.

2. How do Town Planning (TP) schemes work?

Town Planning schemes in Gujarat are prepared under the Gujarat Town Planning and Urban Development Act, 1976. Dholera's developable area is divided into six TP schemes, and the draft schemes have been sanctioned. TP Schemes 1 and 2 cover the first phase of development.

A TP scheme works through land pooling and reconstitution. Landowners contribute a share of their land, the authority uses the pooled land to build roads, utilities, parks and public facilities, and then returns reconstituted, regular, serviced plots to the owners. In simple terms, owners hold smaller but better-shaped and serviced plots instead of scattered farmland. Plots carry a scheme identity, such as TP-4 B2 or TP-3A, and an original and final plot number.

Practical points for buyers:

  • Ask which TP scheme the plot is in and obtain the sanctioned scheme map.
  • Confirm the final plot number, because reconstitution can change boundaries and numbering.
  • Check the land-use zone (industrial, logistics, residential, commercial, mixed-use) and the permitted development under the regulations.
  • Understand that schemes are at different stages. Activation-area schemes tend to receive infrastructure earlier.

For a zone-by-zone comparison written for residential buyers, see the TP zone guide on the microsite: TP Zones Explained on dholeraresidentialplot.com.

3. How to verify RERA registration in Gujarat

RERA stands for the Real Estate (Regulation and Development) Act, 2016, which in Gujarat is administered by the Gujarat Real Estate Regulatory Authority (GujRERA). Projects above the notified threshold, commonly cited as land exceeding 500 square metres or more than eight units or apartments, need to be registered before they are advertised or sold, and plotted developments above the threshold are generally within scope. Please confirm the current rules and thresholds on the official portal, because regulations are updated from time to time.

Step-by-step verification:

  1. Open the official portal at gujrera.gujarat.gov.in.
  2. Use the project search and enter the project name, the promoter's name, the district or the registration number.
  3. Open the project page and note the registration number, promoter name, project address, validity period and project status.
  4. Compare the details with what the seller has told you, including the plot area and location.
  5. Review the approved layout plan, land title details and quarterly updates that are displayed for registered projects.
  6. If you cannot find the project, ask the seller for the registration certificate and check whether the project falls below the threshold or is under a different name.
  7. For brokers and agents, ask for the agent registration number, since agents dealing in registered projects need to be registered too.
  8. If anything does not match, pause the payment and take advice. Complaints can be filed through the portal.

Important: RERA registration is a protection, not a substitute for title verification. Check the 7/12 extract, title report and zoning as well.

For a broader document checklist, read our due diligence guide (Blog 6 in this pack) and the registration and stamp duty explainer on the microsite: Dholera Plot Registration Process 2026.

4. NA land conversion in Gujarat

In Gujarat, agricultural land cannot be used for residential, commercial or industrial purposes without prior permission of the District Collector under Section 65 of the Gujarat Land Revenue Code, 1879. This permission is commonly called NA (non-agricultural) permission. The Collector may impose conditions and charge a non-agricultural assessment and premium, which is linked to the state's Jantri (guideline) rates.

How the process generally works:

  1. The landowner applies online through the state's revenue application system, in the form prescribed for Section 65 permission.
  2. The application is supported by documents such as the 7/12 extract, 8A record, title documents, a layout or plan, and no-objection certificates from relevant departments.
  3. Authorities examine zoning, land records, access and any restrictions.
  4. If approved, the owner pays the premium and assessment, and the NA order is issued.
  5. The land record is updated to reflect the NA status.

Gujarat law also distinguishes residential and industrial NA categories in practice, and different provisions can apply to special categories of land. Applications are often rejected for reasons such as incomplete documents, zoning conflicts or pending disputes, so the process is not a formality.

Related rules buyers should know:

  • Restriction on non-agriculturists. Under the Bombay Tenancy and Agricultural Lands Act, 1948 (Section 63), transfers of agricultural land to non-agriculturists need prior permission. This is why buyers should insist on NA status or confirmed TP scheme position before purchase.
  • Development permission and Section 117. Under the Gujarat Town Planning and Urban Development Act, 1976, where development permission has been granted under the relevant provision, a separate Section 65 permission is not required.
  • Deemed NA. The Gujarat government has announced deemed-NA protocols for land within approved Town Planning schemes. Revenue processes and premiums may still apply. Ask for the latest notification and written confirmation of the position for your specific plot rather than relying on a verbal summary.
  • Zoning still matters. An NA order does not override the zoning in the development plan.

For buyers outside the SIR: NA-cleared or NA-converted status is the heart of the matter. Omana's residential plots near Dholera SIR, such as Dholera Estates 1 in Kasindra Village and Dholera Estates 2 in Valinda Village, are described as NA-cleared or NA-converted. Request the NA order details for the specific survey number and verify them with your lawyer. You can explore the Valinda project at dholeraestate2.com.

DSIRDA

  • What it is: Regional development authority for Dholera SIR.
  • Who is responsible: Government of Gujarat under the SIR Act, 2009.
  • What you should ask for: Zoning and development-control position.

TP Scheme

  • What it is: Land-pooling and land-reconstitution planning framework.
  • Who is responsible: The planning authority, with schemes sanctioned through the applicable state-level process.
  • What you should ask for: TP scheme map, Final Plot (FP) number and applicable land use.

NA Permission

  • What it is: Permission/order relating to conversion of agricultural land to non-agricultural use, where applicable.
  • Who is responsible: The landowner or developer applies to the relevant authority.
  • What you should ask for: NA order or written confirmation of the applicable TP/deemed-NA position, as relevant to the property

Checklist before you sign

  • Plot lies inside a notified TP scheme, or has a valid NA order
  • Zone and permitted use confirmed in writing
  • Final plot number matches the sanctioned scheme map
  • GujRERA registration number verified on the official portal
  • 7/12, 8A and title search reviewed by your lawyer
  • Encumbrance and litigation checks completed
  • Payment terms and refund conditions reviewed

Frequently asked questions

What is DSIRDA? DSIRDA is the Dholera Special Investment Region Development Authority, established under the Gujarat SIR Act, 2009 to plan, develop and regulate Dholera SIR.

What is a TP scheme in simple words? It is a planning method in which land is pooled, roads and utilities are built, and regular serviced plots are returned to owners.

How can I check if a project is RERA registered in Gujarat? Search the project name, promoter name or registration number on the official GujRERA portal and verify the details.

Is NA permission needed for plots inside a TP scheme? The position depends on the specific scheme and current notifications. Ask for written confirmation and verify with a lawyer.

Which Omana website should I visit for Dholera SIR plots? Start with dholeraresidentialplot.com for SCO, mixed-use and residential plots in TP-4 B2, Bhangadh, or call +91 92171 04219.

Disclaimer: This article is for general information and is not legal advice. Laws, thresholds and procedures change; please verify the current position with the relevant authority and a qualified advocate before buying.

Talk to Omana Projects

Call +91 92171 04219, write to customercare@omanaprojects.com or register your interest at omanaprojects.com/contact.

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