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“Dong Nai Approves Adjustment to 1/5000 Planning for Sub-area C4: A Boon for Nam Long, Novaland, and DonaCoop”

31 May, 2025

The People’s Committee of Dong Nai Province has adjusted the population scale of sub-area C4 to approximately 140,000 people. In terms of technical indicators, the land allocation for urban residential areas is 45-55m2/person, urban public service land is 6-10m2/person, urban green space and parks are 8-12m2/person, and urban transportation land is 8-15m2/person.

Regarding functional planning, the Waterfront urban area developed by Nam Long Investment Joint Stock Company (HOSE: NLG) has undergone adjustments to the width of the planning for the riverside green space corridor; technical infrastructure land; commercial service land, public park land; residential land, technical infrastructure land; and a swap of positions for public utility land within the residential unit; land for healthcare facilities, commercial services, education, and culture; public works land; and high-rise residential land has been converted to low-rise residential land.

At the Aqua City urban area, developed by No Va Real Estate Investment Group Joint Stock Company (Novaland, HOSE: NVL), the project’s planning has been adjusted to modify the width of the planning for the riverside green space corridor; commercial and service residential land; and green space, residential, and technical infrastructure land. This includes exchanging the positions of public utility and green space land within the residential unit; land for healthcare facilities, commercial services, education, and culture; residential public park land; public works land; and high-rise residential land, which has been converted to low-rise residential land.

The remaining two projects included in this planning adjustment are the Long Hung residential area and the Cu Lao Phuoc Hung urban and commercial area, both developed by the Dong Nai Union of Agricultural Services Cooperatives (DonaCoop). In the Long Hung residential area, the building height in plots A-OCT-12, 13, and 14 has been adjusted from 15 stories to 25 stories, and technical infrastructure land has been modified. For the Cu Lao Phuoc Hung urban area, adjustments have been made to the width of the planning for the riverside green space corridor; residential, public utility, commercial, and park land; exchanging the positions of public utility and park land within the residential unit; landscaping and regulating lake; technical infrastructure land; and high-rise residential land, which has been converted to low-rise residential land. Two positions for high-rise social housing have also been added, and the direction of the bridge to Cu Lao Phuoc Hung has been adjusted.

Statistical table of land use in the entire C4 sub-area after local adjustment

Source: People’s Committee of Dong Nai Province

Regarding building height adjustments, the maximum construction height is 110m; high-rise residential areas range from 15-25 stories, and low-rise residential areas range from 2-6 stories. For underground construction space, projects (including those of this type placed within functional areas) belonging to the service-public system; mixed-use projects; residential projects (excluding individual houses); defense and security projects; and public parks can have a maximum of 3 basement levels. Technical infrastructure and transportation projects can have a maximum of 1 basement level, while individual houses can have a maximum of 2 basement levels.

Implementation and management will continue to adhere to the planning and regulations specified in the C4 – Long Hung and Tam Phuoc Ward detailed planning project at a scale of 1/5000, which was issued along with Decision No. 2916/QD-UBND dated September 12, 2016, and locally adjusted in this planning project at a scale of 1/5000. It will also comply with current laws and regulations, as well as Vietnamese construction standards and norms.

The People’s Committees of Bien Hoa City, Long Hung Commune, and Tam Phuoc Ward are responsible for publicly announcing the adjusted planning content and ensuring strict compliance with the approved planning. They are also tasked with monitoring and updating the next phases of planning implementation in the area.

The Departments of Finance, Agriculture and Rural Development, and Construction, along with the People’s Committee of Bien Hoa City, will review and determine the responsibilities of investors regarding financial obligations related to the adjustment of the detailed planning at a scale of 1/500, which has already been approved. This adjustment may lead to necessary changes in decisions on land allocation and land lease.

Any issues arising from the local adjustment of the sub-area planning will be further studied and reviewed to ensure compliance with laws and regulations on construction, investment, land, finance, housing, and real estate business. This includes scrutinizing legal provisions on identifying investors, ensuring that related organizations fulfill their financial obligations, preventing state budget losses and state property misappropriation, and adhering to current regulations.

Projects and works that are being inspected, handled, or subject to decisions on punishment, handling of violations, conclusions of inspection, examination, audit, etc., can only be implemented upon approval by competent authorities and in compliance with current regulations.

Prior to approving the local adjustment of the 1/5000 planning for sub-area C4, on November 19, 2024, the People’s Committee of Dong Nai Province issued a decision on approving the local adjustment of the general planning at a scale of 1/10,000 for Bien Hoa City, Dong Nai Province, until 2030, with a vision toward 2050.

The scope of this adjustment covers a portion of the urban area west of the Bien Hoa – Vung Tau expressway. The total population of the urban area west has been adjusted from 420,000 people to 434,000 people, with the population of sub-area C4 increasing from 126,000 to 140,000 people.

The adjusted land use indicators are as follows: urban residential land is set at 45-55m2/person, urban public service land at 4-5m2/person, urban green space and parks at 8-10m2/person, and urban transportation land at 17-20m2/person.

NVL considers the approval of the 1/10,000 planning as a crucial legal step that paves the way for the completion of the C4 sub-area planning adjustment and the detailed planning at a scale of 1/500 for the Aqua City project, which is expected to be finalized by early 2025.

DonaCoop transfers nearly 17ha of Aqua Dona Township land to NVL

Dong Nai removes legal obstacles for Aqua City project

Ha Le

– 14:25 30/05/2025