Relocation of Bien Hoa 1 IP: When directives turned into action ahead of Dong Nai’s transition to city status

Bien Hoa 1 Industrial Park (IP), formerly known as Bien Hoa Industrial Zone, was established in 1963. As one of the country’s earliest industrial estates, its infrastructure was built under outdated technology standards and lacked a synchronized wastewater treatment system, despite undergoing multiple upgrades over the years. It is also the first concentrated industrial park in Vietnam and, to this day, the oldest of its kind nationwide.

The Bien Hoa Industrial Zone sign still stands as a reminder of the pioneering era of concentrated industrial parks in Dong Nai and across the country. Photo: Cong Nghia

More than two decades ago, the Dong Nai Provincial Party Committee (PPC) adopted a policy to relocate and repurpose Bien Hoa 1 IP - a 335-hectare site situated along National Highway 1 and the Dong Nai River - in an effort to support urban renewal and safeguard the river’s environment.

A major legal milestone came on January 28, 2021, when the Prime Minister approved the removal of Bien Hoa 1 IP from Vietnam’s IP development plan. This decision provided the legal basis for Dong Nai to proceed with enterprise relocation procedures and formally terminate the operations of the country’s longest-standing IP.

However, relocating an entire IP was unprecedented not only for Dong Nai but also for Vietnam as a whole. As a result, the process encountered immense challenges and, at times, reached a deadlock.

The decisive breakthrough only came in early 2025, when the Dong Nai PPC issued firm directives to the Provincial People’s Committee and all relevant agencies: the relocation of enterprises and residents from the industrial park had to be completed without delay, while site clearance and handover of vacant land were to be finalized as swiftly as possible to pave the way for subsequent development stages.

A view of Bien Hoa 1 IP more than two years ago, dotted with aging and outdated factories. Photo: Cong Nghia

The action-oriented principle of “matching words with deeds, and ensuring results” set by the PPC for the Provincial People’s Committee and related departments was soon translated into concrete outcomes.

Factories and households gradually moved out of Bien Hoa 1 IP following a series of meetings, dialogues and effective public engagement efforts carried out by the PPC’s Commission for Information, Education and Mass Mobilization, together with authorities at all levels. Today, what was once a bustling industrial zone has become a vast expanse of cleared land. Only traces of obsolete factories remain, most of which have ceased operations and are being dismantled at an accelerated pace.

Ho Van Nam, member of the Provincial Party Standing Committee, Party Secretary and Chairman of the People’s Council of Tran Bien ward, said: “Thanks to the resolute leadership of the PPC’s Standing members, as well as valuable experience gained from completing land clearance for the Bien Hoa – Vung Tau Expressway section passing through Phuoc Tan ward, local authorities worked closely with departments and relevant units to stay on track with the timeline assigned by the PPC and the Provincial People’s Committee. The successful relocation of Bien Hoa 1 IP demonstrates the province’s leadership principle: no matter how difficult or unprecedented a task may be, with genuine determination, innovative thinking, decisive action and accountability for Dong Nai’s common development, it can be accomplished.”

He further noted: “Once relocation and clearance of Bien Hoa 1 IP are fully completed, this area will become the new administrative center of Dong Nai City, alongside internationally oriented commercial, financial and innovation hubs, creating an entirely new urban identity for the city. In that process, Tran Bien ward is proud to contribute to this shared development vision.”

In May 2025, following directives from the PPC, factories began accelerating their relocation from Bien Hoa 1 IP. Photo: Cong Nghia

Nguyen Van Phuong, a resident of Nhi Hoa Quarter in Tran Bien ward, expressed optimism: “When Bien Hoa 1 IP was still operating, those of us living nearby often worried about water quality, dust and chemical odors. The policy to relocate the IP had been in place for years, but only in the past year did it truly become reality. This reflects the spirit of reform and the commitment to turning words into action by the PPC. I strongly hope this area will soon develop into a modern administrative, commercial and service center worthy of Dong Nai City.”

The old Bien Hoa Steel Plant stands in contrast to the modern Sonadezi building within the former IP. Photo: Cong Nghia

Large cleared land areas have emerged in Bien Hoa 1 IP after the relocation of old factories. Photo: Cong Nghia

Workers and heavy equipment from service companies dismantle structures at Bien Hoa 1 IP. Photo: Cong Nghia

A scrap collection site after the dismantling of old factories in Bien Hoa 1 IP. Photo: Cong Nghia

Excavators dig deep into the foundations of old factories to recover steel materials. Photo: Cong Nghia

The old Bien Hoa Steel Plant is the final structure in Bien Hoa 1 IP currently being dismantled. Photo: Cong Nghia

Bien Hoa 1 IP is gradually transforming into a new development space for Dong Nai City. Photo: Cong Nghia

An overview of Bien Hoa 1 IP after the province’s decisive relocation directives are issued. Photo: Cong Nghia

The first modern agencies and institutions have already been built and put into operation on the site of the former IP. Photo: Cong Nghia

The relocation of Bien Hoa 1 IP not only creates opportunities for modern urban renewal in Dong Nai but also contributes to protecting the Dong Nai River’s water source for millions of residents. Photo: Cong Nghia

By C.Nghia – Translated by M.Nguyet, Thu Ha