DEVELOPMENT PLAN MANIKARAN SPECIAL AREA- 2035
Department of Town & Country Planning Govt. of Himachal Pradesh
Manikaran Special Area, Development Plan- 2035
DEVELOPMENT PLAN MANIKARN SPECIAL AREA KULLU DISTRICT, HIMACHAL PRADESH
Prepared By: Town and Country Planning Department Government of Himachal Pradesh
Mission Statement : “Shaping Tomorrow”
i Town and Country Planning Department, Himachal Pradesh
Development Plan for Manikaran Special Area
TABLE OF CONTENTS
Chapter 1. Introduction ...... 1
Chapter 2. MANIKARAN SPECIAL AREA ...... 2
2.1 Administrative Boundaries of Manikaran Special Area ...... 3 2.1.1 Area and Extent of Manikaran Special Area ...... 4 2.2 Background and Evolution of Manikaran ...... 6 2.3 Geographical Setting ...... 7 2.4 Slope Analysis ...... 8 2.5 Geology and Mineral Resources ...... 10 2.6 Connectivity...... 11 2.7 Climate and Rainfall ...... 14 Chapter 3. DEMOGRAPHIC PROFILE ...... 16
3.1 Demographic Profile ...... 16 3.2 Population Density ...... 18 3.3 Socio-economic Profile ...... 18 3.3.1 Sex ratio ...... 18 3.3.2 Literacy Rate ...... 19 3.3.3 Household Size ...... 19 3.3.4 Age Sex Cohort ...... 20 3.3.5 Economic Characteristic ...... 20 3.4 Population Projection ...... 21 3.4.1 Tourist Arrival Data Analysis ...... 21 3.4.2 Commercial Use Percentage Analysis ...... 21 Chapter 4. ECONOMIC PROFILE ...... 23
4.1 Workforce Participation ...... 23 4.2 Occupational Structure ...... 24 4.3 Work force Projections for Special Area ...... 25 Chapter 5. HOUSING PROFILE ...... 26
5.1 Introduction ...... 26 5.2 Overview of Housing Scenario ...... 26
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5.3 Primary Survey Findings ...... 27 5.3.1 Type of Residential Properties ...... 27 5.3.2 Number of Bedrooms in Residential Properties ...... 27 5.3.3 Presence of Store in Residential Properties ...... 27 5.3.4 Number of floors in Residential Properties ...... 28 5.3.5 Type of Structure of Residential Properties ...... 28 5.3.6 Material used for Walls of Residential Properties ...... 28 5.3.7 Material used for Roof of Residential Properties ...... 29 5.3.8 Problems Faced by Households ...... 29 5.4 Census Data on Housing of Manikaran ...... 30 5.4.1 Condition of Census Houses ...... 30 5.4.2 Type of Structure ...... 30 5.4.3 Material of Roof ...... 31 5.4.4 Material of Wall ...... 31 5.4.5 Material of Wall ...... 31 5.4.6 Number of Dwelling Rooms ...... 32 5.4.7 Toilet Facility ...... 32 5.4.8 Sewerage Disposal System ...... 32 5.4.9 Bathing Facility within the Premises ...... 33 5.4.10 Waste Water outlet Connection ...... 33 5.4.11 Kitchen Facility ...... 33 5.5 Household Projections ...... 34 Chapter 6. PHYSICAL AND SOCIAL INFRASTRUCTURE ...... 35
6.1 Physical Infrastructure Existing Scenario ...... 35 6.1.1 Water Supply ...... 35 6.1.2 Sewerage ...... 37 6.1.3 Drainage ...... 37 6.1.4 Solid Waste Management ...... 37 6.1.5 Electricity ...... 38 6.1.6 Recreational ...... 39 6.2 Physical Infrastructure Proposals ...... 39 6.2.1 Water Supply ...... 39
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6.2.2 Sewerage ...... 40 6.2.3 Drainage ...... 40 6.2.4 Solid Waste Management ...... 40 6.2.5 Power ...... 44 6.3 Social Infrastructure Existing Scenario ...... 44 6.3.1 Existing Education Facilities ...... 44 6.3.2 Existing Health Facilities ...... 45 6.3.3 Commercial ...... 45 6.3.4 Socio Cultural Facilities ...... 46 6.3.5 Miscellaneous Facilities ...... 46 6.4 Social Infrastructure Proposals ...... 46 6.4.1 Education and Health Facility ...... 47 6.4.2 Socio Cultural Facility ...... 47 6.4.3 Recreational Facility ...... 47 6.4.4 Communication Facility ...... 47 6.4.5 Fire Station ...... 47 Chapter 7. Traffic and Transportation ...... 50
7.1 Road Network ...... 50 7.2 Transportation ...... 51 7.3 Parking Facilities ...... 51 7.4 Traffic Volume ...... 53 8.1.1 Traffic Volume Survey ...... 53 8.1.2 Existing volume ...... 53 8.1.3 Capacity of main road ...... 59 7.5 Parking ...... 60 7.6 Origin – Destination Survey ...... 61 7.7 Issues related to Transportation ...... 63 7.8 Traffic Volume Projection ...... 63 7.9 Proposals ...... 64 8.1.4 Geometric Treatments and Capacity Augmentation ...... 65 8.1.5 Traffic Management Techniques ...... 65 8.1.6 Other suggested measures and policies...... 66
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Chapter 8. Tourism ...... 68
8.1 Tourist Places in Manikaran Special Area ...... 69 8.2 Tourist Foot-fall ...... 72 8.3 Proposals for Tourism Development ...... 75 8.3.1 Establishment of tourist information centre ...... 75 8.3.2 Forest Based Recreation...... 75 8.3.3 Protection of monuments and environment in Special Area ...... 75 8.3.4 Village Tourism ...... 75 8.3.5 Formulation of Volunteer Network for Identified Sites ...... 75 8.3.6 Tourism Branding and Promotion ...... 76 8.3.7 Improvement in infrastructure ...... 76 8.3.8 River side Protection and Beautification ...... 76 Chapter 9. ENVIRONMENT & Disaster Management ...... 77
9.1 Introduction ...... 77 9.2 Environment ...... 77 9.2.1 Geology and hydrogeology of the study area ...... 77 9.2.2 Soil ...... 80 9.2.3 Forest ...... 81 9.2.4 Hydro-electricity ...... 81 9.2.5 Ground water resources...... 81 9.3 Disaster Risk ...... 82 9.3.1 Earthquake ...... 82 9.3.2 Landslide ...... 84 9.3.3 Flash Floods ...... 85 9.3.4 Cloud Burst ...... 85 9.3.5 Snow Avalanches ...... 86 9.3.6 Wind Storm ...... 86 9.3.7 Conclusion ...... 86 9.4 Environmental and Disaster Management Proposals ...... 87 9.4.1 Proposals ...... 87 Chapter 10. LAND USE ...... 88
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10.1 Introduction ...... 88 10.2 Existing Land Use in Manikaran Special Area - 2016 ...... 88 10.2.1 Residential Use ...... 89 10.2.2 Commercial use ...... 89 10.2.3 Mixed use ...... 89 10.2.4 Transport and Communication ...... 89 10.2.5 Public and Semi-Public Use ...... 90 10.2.6 Agriculture and Open Space ...... 90 10.2.7 Ecologically Sensitive Area ...... 90 10.3 Growth Direction ...... 90 10.4 Spatial Planning Concept ...... 90 10.5 Proposed Land Use- 2035 ...... 91 10.5.1 Land Requirement...... 91 10.5.2 Residential ...... 93 10.5.3 Commercial Use ...... 93 10.5.4 Mixed Use ...... 93 10.5.5 Public and Semi Public Areas ...... 93 10.5.6 Green and Recreation Spaces ...... 94 10.5.7 Traffic and Transportation ...... 94 10.5.8 Undeveloped Area ...... 94 Chapter 11. ZONING AND SUB-DIVISION REGULATIONS ...... 95
11.1 Introduction ...... 95 11.2 Use Zones Designated ...... 95 11.3 Development Control Regulations (DCR) ...... 101 11.4 Applicability of Regulations ...... 102 11.4.1 Part Construction ...... 102 11.4.2 Re-construction...... 102 11.4.3 Existing approved buildings ...... 102 11.5 Development Permission ...... 102 11.6 Building Permission ...... 103 11.6.1 Building Permission ...... 103 11.7 Grant, Refusal and Deemed to be Sanctioned ...... 104
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11.8 Already permitted buildings ...... 104 11.9 Procedure for Obtaining Permission ...... 105 11.9.1 Application and Fee ...... 105 11.9.2 Documents Required...... 105 11.10 General Regulations ...... 107 11.11 Sub-Division of Land Regulations...... 117 11.12 Regulations for Each Land Use Zone ...... 120 11.12.1 RESIDENTIAL ZONE ...... 120 11.12.2 Commercial Zone ...... 121 The Hotels/Guest Houses shall be permitted provided following regulations:- ...... 122
11.12.3 Public and Semi Public Zone ...... 123 The maximum coverage, setbacks and FAR shall be as under:- ...... 123
11.12.4 Traffic and Transportation ...... 125 11.13 Risk Based Classification of Buildings ...... 125 11.14 Regulations for Solar Passive Building Design ...... 126 11.15 Fire and Life safety ...... 126 11.16 Relaxations ...... 127 11.17 Parks and Open Spaces ...... 127 11.18 Agriculture ...... 127 11.19 Conservation Areas ...... 127 11.20 Urban and Regional Development Plans Formulation and Implementation (URDPFI) Guidelines...... 128
INDEX OF TABLES:
Table 2-1 Details of Manikaran Special Area as per Census of India ...... 3 Table 3-1 Population of Manikaran and Sosan Revenue Village ...... 16 Table 3-2 Population and Growth Rate of Manikaran and Sosan Revenue Village ...... 16 Table 3-3 SC/ ST Population of Manikaran and Sosan Revenue Village, 2011 .... 17 Table 3-4 Average Household (HH) Size in Manikaran and Sosan Revenue Village, year 1991, 2001 & 2011...... 19
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Table 3-5 Projected Population for Manikaran Special Area ...... 21 Table 3-6 Projected Floating Population ...... 22 Table 4-1 Workers in Manikaran and Sosan Revenue Villages in the year 2011, 2001 & 1991 ...... 23 Table 4-2 Main and Marginal Workers in Manikaran and Sosan Revenue Villages, year 1991, 2001 & 2011 ...... 24 Table 4-3 Sector wise Workers Engaged in Manikaran and Sosan Revenue Villages, Year 1991, 2001 and 2011 ...... 24 Table 5-1 Household Projection in Special Area ...... 34 Table 6-1 Primary Source of Water in Manikaran Special Area ...... 35 Table 6-2 Existing Solid Waste Generation per Day ...... 38 Table 6-3 Number of Connections in Manikaran Special Area ...... 38 Table 6-4 Projected Water Demand ...... 39 Table 6-5 Projected Waste Water Generation ...... 40 Table 6-6 Projected Solid Waste Generation ...... 41 Table 6-7 Education Facilities in Manikaran and Sosan Revenue Villages ...... 44 Table 6-8 Details of Health Facilities in Manikaran Special Area ...... 45 Table 7-1 Peak hour traffic volume at different locations ...... 58 Table 7-2 Traffic Volume and Capacity for Main Road, Manikaran ...... 59 Table 7-3 Parking characteristics for designated parking locations, Manikaran 60 Table 7-4 Traffic Projections ...... 64 Table 7-5 Projected v/c ratio in 'Do Nothing' scenario ...... 64 Table 8-1 Hotels, Homestays, Guest houses, Restaurants, Agencies and Guides in Kullu District ...... 73 Table 8-2 Hotels, Homestays, Guest houses in Kullu District ...... 73 Table 8-3 Indian and Foreigner Tourist Arrival in kullu District ...... 74 Table 9-1 District Level Ranking of Individual (Earthquake, Wind and Climatic) Hazards ...... 82 Table 9-2 Earthquake Vulnerability Matrix: Kullu ...... 82 Table 9-3 Landslide Vulnerability Area: Kullu (Area in sq. km) ...... 84 Table 9-4 Avalanche Accidents in Kullu District ...... 86 Table 10-1 Existing Land use – Manikaran Special Area, 2016 (After LU Validation) ...... 88 viii Town and Country Planning Department, Himachal Pradesh
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Table 10-2 Land use structure for Heritage/ Religious/ Tourism City...... 91 Table 10-3 Land use structure for Hill Towns ...... 92 Table 10-4 Proposed Land use Distribution- Master Plan Area 2035 ...... 92 Table 11-1: Land Use categories divided into Use Zones ...... 95 Table 11-2 Zoning Matrix ...... 97
INDEX OF FIGURES
Figure 2-1 Location of Manikaran Special Area ...... 2 Figure 2-2 (a) Parbati River and (b) Bridge near Brahma Ganga on Parbati river 4 Figure 2-3 Satellite Image of Manikaran Special Area ...... 7 Figure 2-4 Topography of Manikaran Special Area ...... 7 Figure 2-5 Connectivity Map and Transport Infrastructure...... 12 Figure 2-6 Average temperature and rainfall in Manikaran ...... 15 Figure 3-1 Population in Manikaran and Sosan Revenue Village, 2011 ...... 17 Figure 3-2 Schedule Caste And Schedule Tribe Population in Manikaran Special Area, 2011 ...... 17 Figure 3-3 Sex Ratio of Manikaran and Sosan Revenue Village, 2011 ...... 18 Figure 3-4 Child Sex Ratio (0-6 Year) of Manikaran and Sosan Revenue Village, 2011 ...... 19 Figure 3-5 Literacy Rate of Manikaran and Sosan Revenue Village, 2011 ...... 19 Figure 3-6 Percentage of Male and Female Population ...... 20 Figure 3-7 Average Monthly Income of Persons Surveyed ...... 20 Figure 4-1 Workforce Participation in Special Area as per Primary Sample Survey ...... 24 Figure 5-1: Type of Residential Properties ...... 27 Figure 5-2: Number of Bedrooms in HHs ...... 27 Figure 5-3: Presence of Storeroom in HHs ...... 27 Figure 5-4: Number of floors ...... 28 Figure 5-5: Type of Structure ...... 28 Figure 5-6: Material of Wall...... 28 Figure 5-7: Material of Roof ...... 29 Figure 5-8: Problem faced by households ...... 29
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Figure 5-9: Condition of Census Houses ...... 30 Figure 5-10: Type of Structure ...... 30 Figure 5-11: Material of Roof ...... 31 Figure 5-12: Material of Wall ...... 31 Figure 5-13: Material of Floor ...... 31 Figure 5-14: Number of Dwelling Rooms ...... 32 Figure 5-15: Toilet Facility ...... 32 Figure 5-16: Sewerage Disposal System ...... 32 Figure 5-17: Bathing Facility within the Premises ...... 33 Figure 5-18: Waste Water outlet Connection...... 33 Figure 5-19: Kitchen Facility ...... 33 Figure 5-20 Household Projection ...... 34 Figure 6-1 Location of Storage Tank in Manikaran ...... 36 Figure 6-2 Water Source in Kasol ...... 36 Figure 6-3 Present Solid Waste Disposal Practice in Special Area ...... 38 Figure 7-1 Regional linkage of Manikaran town...... 50 Figure 7-2 Characteristics of traffic in inner cordon point 1 (Direction 1: Manikaran to Barsheni) ...... 53 Figure 7-3 Characteristics of traffic in inner cordon point 1 (Direction 2: Barsheni to Manikaran) ...... 54 Figure 7-4 Characteristics of traffic in inner cordon point 2 (Direction 1: Manikaran to Bhuntar) ...... 55 Figure 7-5 Characteristics of traffic in inner cordon point 2 (Direction 2: Bhuntar to Manikaran) ...... 56 Figure 7-6 Hourly Traffic Volume at both Cordon Points in PCU ...... 57 Figure 7-7 Modal composition of traffic in Manikaran ...... 58 Figure 7-8 V/C ratio at different location ...... 59 Figure 7-9 Parking Accumulation at designated Parking Spots ...... 60 Figure 7-10 Passenger Trips by Distance ...... 61 Figure 7-11 Passenger Trips by Mode ...... 61 Figure 7-12 Passenger Trips by Distance and Mode ...... 62 Figure 7-13 Vehicle Trips by Distance...... 62 Figure 7-14 Vehicle Trips by Mode ...... 62 x Town and Country Planning Department, Himachal Pradesh
Development Plan for Manikaran Special Area
Figure 7-15 Vehicle Trips by Distance and Mode ...... 63 Figure 8-1 Manikaran Special Area in Beas Circuit ...... 68 Figure 8-2 Tourist Places in Manikaran ...... 72 Figure 8-3 Treks in and around Manikaran Special Area ...... 73 Figure 9-1 Geology of Kullu District ...... 78 Figure 9-2 Hydrogeology of Kullu District ...... 80 Figure 9-3 Earthquake vulnerability of Kullu District ...... 83 Figure 9-4 Landslide hazard zonation ...... 84 Figure 9-5 Flood Risk Map, Himachal Pradesh ...... 85
INDEX OF MAPS
Map 2-1 Notified Manikaran Special Area ...... 5 Map 2-2 Slope in Special Area ...... 9 Map 2-3 Geology of Kullu District ...... 10 Map 2-4 Major Road Connecting Manikaran Special Area ...... 13 Map 2-5 Regional Connectivity of Manikaran Special Area ...... 14 Map 6-1 Drainage in Manikaran Special Area ...... 37 Map 6-2 Existing Facilities in Special Areas ...... 48 Map 6-3 Proposed Facilities in Special Area ...... 49 Map 7-1 Existing Transport Facilities in Manikaran Special Area ...... 52 Map 7-2 Proposed Transport Facilities in Special Areas ...... 67 Map 8-1 Tourist Destinations in Manikaran Special Area ...... 71 Map 8-2 Tourist Places near to Manikaran Special Area ...... 73
INDEX OF ANNEXURE
Annexure 1 No Objection Certificate From Himachal Pradesh Public Works Department ...... 129 Annexure 2 No Objection Certificate From Himachal Pradesh Electricity Board ...... 129 Annexure 3 List of Registered Hotels and home Stays in Special Area ...... 130 Annexure 4 Existing Land use of Manikaran Special Area, 2016 ...... 132
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Annexure 5 Existing Land use of Manikaran Special Area, 2016 Superimposed on Sajra ...... 133 Annexure 6 Proposed Land use of Manikaran Special Area, 2016 ...... 134 Annexure 7 Proposed Land use of Manikaran Special Area, 2016 Superimposed on Sajra ...... 135
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CHAPTER 1. INTRODUCTION
Himachal Pradesh is slowly getting urbanised; urbanisation level increasing from 6.99 per cent in 1971 to 10 per cent in 2011. Being a hilly state, Himachal Pradesh is endowed with natural beauty and rich landscape including scenic views of snow capped mountains, hills, green forests, and deep valleys with beautiful lakes, rivers, springs and water falls which attract a large number of tourists from all over the world. Lately there is a spurt in tourists’ arrivals in the State, perhaps due to disturbed conditions in Kashmir Valley, which earlier used to be the most preferred tourist destination of India. As a result many urban settlements (and also villages) in the State with tourism potential are experiencing rapid population growth. The unplanned and haphazard growth of these settlements is contributing to environmental degradation and loss of quality of life.
Government of Himachal Pradesh, in order to preempt continuing negative impact of urbanization and ensure planned development of not only its towns but also rural areas with potential for tourism have under the provision of sub-section (3) of Section-1 of Himachal Pradesh Town and Country Planning Act- 1977 constituted 35 Planning Areas and 35 Special Areas. The Government decided to get development plans prepared for each to ensure their planned development. Manikarn is one Special Area designated as such under the Act.
Therefore, the Development Plan for Manikaran Special Area has been prepared in accordance with Himachal Pradesh Town and Country Planning Act, 1977, as amended till date.
While implementing the Plan, concerned Departments have to ensure that development of urban area is carried out as per the approved Development Plan. To prepare the Development Plan of Manikaran Special Area, Town and Country Planning Department has appointed the Rudrabhishek Enterprises Private Limited (REPL), Noida as consultant.
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Development Plan for Manikaran Special Area
CHAPTER 2. MANIKARAN SPECIAL AREA
Manikaran Special Area falls in Kullu District of Himachal Pradesh. Special Area is located in the Parbati Valley along river Parbati and in north east of Bhuntar town in Kullu District of Himachal Pradesh. It is situated at an altitude of 1760 m and at a distance of about 45 km from district head quarter, Kullu. Considering the trend of development and sensitivity of the area, Government of Himachal Pradesh, vide Notification No. TCP-F(5)-9/2002 dated 17-08-2002, in the Official Gazette, extended the Himachal Pradesh Town and Country Planning Act, 1977 (Act No. 12 of 1977) to Manikaran Area of Kullu district.
Figure 2-1 Location of Manikaran Special Area
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Development Plan for Manikaran Special Area
Special Area
Source: Maps of India
2.1 Administrative Boundaries of Manikaran Special Area
Out of the 6 Tehsils of Kullu District, Maikaran falls under Kullu Tehsil. Manikaran Special Area falls in 2 revenue villages, namely Manikaran and Sosan.
Table 2-1 Details of Manikaran Special Area as per Census of India Particulars Hadbast No. Area (ha) 1991 2001 2011 Persons HHs Persons HHs Persons HHs Manikaran 40/101 821 3483 645 4976 1021 6136 1295 Sosan 40/102 397 1517 285 1840 345 2724 562 Total Revenue 1218 5000 930 6816 1366 8860 1857 Village Area Source: Census of India, 1991, 2001 & 2011
Note: Area given in RFP for Manikaran Special Area is 313.92 ha whereas the area of villages as per census of India is 1218 ha.
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2.1.1 Area and Extent of Manikaran Special Area North- Bounded by Northern boundary of abadi Phatti Manikaran from Braham Ganga in the east, up to the old bridge in the west and then along river Parbati up to the confluence of Rasol Nallah.
East- Starting from the Abadi Phatti Manikaran towards confluence of Braham Ganga with Parbati and continued further up to 500 m in Sosan Phatti.
South – Starting from the end of the eastern boundary up to 500 m south wards of Manikaran. Bhuntar road up to a point of 500 meters boundary confluence of Rasol Nallah.
West- Starting from the end of southern boundary up to 500 m northwards of Manikaran – Bhuntar road and further up to the confluence of Rasol Nallah.
Two physical boundaries i.e. Brahma Ganga and Parbati River are shown in figure 2-2.
Figure 2-2 (a) Parbati River and (b) Bridge near Brahma Ganga on Parbati river
a b Source: REPL Reconnaissance Survey
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Manikaran Special Area, Development Plan- 2035
Map 2-1 Notified Manikaran Special Area
Source: Divisional Town and Country Planning Office Kullu
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Manikaran Special Area, Development Plan- 2035
2.2 Background and Evolution of Manikaran
Hindu Mythological Background While wandering in the forests of the Himalayan ranges, Lord Shiva and Goddess Parbati came to a place now called Manikaran. The mountain, the lush green patches of grasslands and the forests charmed them and they decided to stay there for some time. For a long period of eleven hundred years they remained at this place. It is said that, once, while the Lord was relaxing with the Goddess in the serene waters of a stream running nearby, a 'Mani' (Jewel) in the ear-ring of the goddess dropped somewhere and was lost. Parbati felt distressed at the loss. A thorough search was carried out to recover the jewel but all efforts failed. The Lord then ordered his attendants, to trace the jewel and retrieve it, wherever it may be. That effort was also unsuccessful. Lord Shiva got enraged due to which his third eye opened. With the opening of the third eye of the Lord Siva, a very ominous event, there was a great commotion all over the universe. The entire universe was faced with a great calamity. After that many precious jewels came out from the land and the area was named as Manikaran meaning ‘Precious Jewels’. Sikh Historical Background According to the Sikhs, during third Udasi, the founder of Sikhism Guru Nanak came to this place in 15 Asu 1574 Bikrami with his disciple Bhai Mardana. Mardana felt hungry and they had no food. Guru Nanak sent Mardana to collect food for the langar (the Community Kitchen). Many people donated atta (flour) to make Roti (bread). The one problem was that there was no fire to cook the food. Guru Nanak asked Mardana to lift a stone and he complied and a hot spring appeared. As directed by Guru Nanak, Mardana put the rolled chapatis in the spring to his despair the chapatis sank.Guru Nanak then told him to pray to God saying that if his chapatis float back then he would donate one chapati in His name. When he prayed all the chapatis started floating duly baked.Guru Nanak said that anyone who donates in the name of God, his drowned items float back.
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2.3 Geographical Setting
Geographically, Manikaran Special Area is positioned at 32°02’: 77°25’. The slope of the town varies from 2150 meter to 1525 meter above Mean sea Level. It has a panoramic view and scenic beauty all around. The Special Area is blessed with beautiful Parbati river all along the area at Northern side and forest land patches at the Southern side of Special Area boundary. Figure 2-3 Satellite Image of Manikaran Special Area
MANIKARAN
KASOL
Figure 2-4 Topography of Manikaran Special Area
MANIKARAN
KASOL
Source: http://en-us.topographic-map.com/places/Manikaran-4399915/
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2.4 Slope Analysis
According to the slope analysis, slope is from south to north in the entire Special Area except in Manikaran where river Parbati is bisecting the town. Slope in Manikaran is towards the river from south as well as from north. Most of the area is having slope between 31°- 45°. As per the norms for development in hilly region, areas having slope up to 30° are generally stable for development, areas having slope between 30° - 45° can be developed using appropriate technology whereas, areas having slope more than 45° are unsuitable for construction. Map below showing the slopes in Special Area. Most of the areas near Manikaran are having slopes more than 30° and 45°, therefore, very less scope for development is in Manikaran. Comparatively, area near to Kasol is suitable for development due to favorable slopes.
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Map 2-2 Slope in Special Area
Source: REPL Analysis
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Manikaran Special Area, Development Plan- 2035
2.5 Geology and Mineral Resources
Manikaran Formation comprises quartzarenite/ quartzite with occasional bands of metabasic rocks.
At Manikaran (32°02’: 77°25’) there are as many as fourteen springs. Tempeature of water varies from 71.4°C to 94.4°C (boiling point at this elevation). Discharge of water is exceedingly copious. Sulphuretted hydrogen is emitted, but the water is clear and palatable, containing 3.2 parts of saline matter in 10,000. It has deposited large quantities of ferruginous travertine. Manikaran falls in Kullu group as shown in map 2-3.
Map 2-3 Geology of Kullu District
MANIKARAN SPECIAL AREA
Source: http://www.cgwb.gov.in/District_Profile/HP/Kullu.pdf
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2.6 Connectivity
Being located close to major tourist destinations like Manali and Kullu, there is no dearth of options to commute to Manikaran. However, there are very few direct buses to Manikaran. All buses going to Manali pass through Kullu and frequent buses are available from Kullu to Manikaran. It takes about an hour to reach Manikaran from Kullu. By road, Manikaran is 45 km from Kullu via Bhunter and 85 km from Manali. The road bifurcates at Bhunter 10 km short from Kullu via Jari and Kasol. The airport at Bhunter (Kullu) is at a distance of 35 km.
Joginder Nagar (narrow gauge) is the nearest rail head which is connected to Pathankot, a broad gauge railway station. Kangra valley Railway runs daily passenger trains between Pathankot and Joginder Nagar. However, it takes approximately 7 hours to cover the distance of 150 km. After Joginder Nagar the nearest rail head from Manikaran is Chandigarh which is approximately 300 km away.
The sub district headquarter is situated at Kullu at a distance of 45 km. The nearest statutory town is Bhuntar at a distance of 35km. Also, there is airport located in Bhunter.
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Figure 2-5 Connectivity Map and Transport Infrastructure
Source: REPL Reconnaissance Survey
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Development Plan for Manikaran Special Area
Map 2-4 Major Road Connecting Manikaran Special Area
MDR 30
Source: REPL Analysis
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Map 2-5 Regional Connectivity of Manikaran Special Area
2.7 Climate and Rainfall
Climate is warm and temperate in Manikaran. The average temperature in the region is 15.5°C. Warmest month is June whereas January is the coldest. December and January during winter observe lowest temperatures ranging from 4˚C to 20˚C with some snowfall.
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Annual highest temperature in summer ranges between 25˚C and 37˚C during May to August.
Climate of the district is cool and dry and the year unfolds three broad seasons viz. cold season from October to February, hot season from March to June and rainy season from July to September. Snowfall generally occurs in December and January at higher elevations and most of the areas are cut off from the district headquarter since the mountain passes are closed. The average annual rainfall is 1831 mm.
Figure 2-6 Average temperature and rainfall in Manikaran
Source: https://en.climate-data.org/location/50961/
As shown in figure above, November is the driest month and July is the wettest month. The warmest month of the year is June, with an average temperature of 22.8 °C. January has the lowest average temperature of the year. It is 6.1 °C.
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Development Plan for Manikaran Special Area
Chapter 3. DEMOGRAPHIC PROFILE
3.1 Demographic Profile
Population growth and change has a major impact on the urban fabric of a region. To guide the physical, social and economic development of a region, study of existing demographic indicators, such as population distribution, growth trends, and density pattern along with population projection for the horizon year of 2035, is an essential step.
Manikaran Special Area falls within jurisdiction of 2 revenue villages namely Manikaran and Sosan. Although, Manikaran Special Area has two major rural settlements namely Manikaran and Kasol in its jurisdiction. The census record do not have data specifically for Manikaran and Kasol towns therefore, for the analysis purpose and understanding the growth trends in past decades, Manikaran and Sosan revenue village census data of the year 2011 has been used. As per 2011 census, Manikaran and Sosan revenue villages had a population of 8,860 and 1,857 households. Sex ratio of area was observed to be 903. Of the total population, 13.19% were under six years of age. Total literacy rate was 65.79%; male literacy rate being 72.92% and female literacy rate of 57.90%. Table 3-2 shows the increase in population of Special Area over the last two decade (1991-2011) and the growth rate.
Table 3-1 Population of Manikaran and Sosan Revenue Village Particulars Total Population % Population Under % of Population Under 6 Literates Literacy 6 years of Age years of Age Rate Persons 8860 100 1169 13.19 5829 65.79 Males 4656 53 600 12.89 3395 72.92 Females 4204 47 569 13.53 2434 57.90 Source: Census of India, 2011
Table 3-2 Population and Growth Rate of Manikaran and Sosan Revenue Village Year Special Area Growth Rate 1991 5000 2001 6816 26.64 2011 8860 23.07 Source: Census of India 1991, 2001 and 2011; REPL Analysis
From the above table 3-2, it is observed that the growth rate was decreased from 1991- 2001 to 2001 -2011. This is may be due to migration of people to nearby cities for better employment opportunities or better infrastructure services etc.
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Figure 3-1 Population in Manikaran and Sosan Revenue Village, 2011
Source: Census of India 2011; REPL Analysis
Schedule caste and schedule tribe population is increasing over the decades whereas ST population decreased in 2001 as compared to 1991 but it again increased in 2011 (table 3- 3).
Table 3-3 SC/ ST Population of Manikaran and Sosan Revenue Village, 2011 Scheduled Castes Scheduled Tribes Total Population Male Population Female Population Total Population Male Population Female Population 1991 1100 (22.00%) 583 (21.66%) 517 (22.39%) 42 (0.84%) 22 (0.82%) 20 (0.87%) 2001 1324 (19.42%) 696 (8.38%) 628 (20.73%) 13 (0.19%) 10 0.26%) 3 (0.10%) 2011 1685 (19.02%) 853 (18.32%) 832 (19.79%) 104 (1.17%) 51 (1.10%) 53 (1.26%) Source: Census of India, 1991, 2001 and 2011
Figure 3-2 Schedule Caste And Schedule Tribe Population in Manikaran Special Area, 2011
Source: Census of India 2011; REPL Analysis
Special Area is having two settlements only namely Manikaran and Kasol, therefore population of Manikaran and Kasol was collected from Gram Panchayat office for the year 2015 to project the population of Special Area for the perspective year 2035. According to
17 Town and Country Planning Department, Himachal Pradesh
Development Plan for Manikaran Special Area the data collected Manikaran has a population of around 773 persons and Kasol has a population of 459 persons.
3.2 Population Density
The Special Area stretches over an area of 346.86 ha with a total population of approximately 12321 in 2015, which give rise to a population density of 43.23 persons/ hectare which near to the norms prescribed for small hill towns in URDPFI guidelines (45-75 persons per ha).
3.3 Socio-economic Profile
3.3.1 Sex ratio Sex ratio is an important indicator for assessment of social profile in a given area. It gives an overall distribution and ratio of male and female population. As per 2011 census data, the average sex ratio of Manikaran and Sosan revenue village is 903 which is lower than the state figure of 972. Sex ratio of Manikaran is 893 whereas of Sosan village is 925.
Figure 3-3 Sex Ratio of Manikaran and Sosan Revenue Village, 2011
Source: Census of India 2011; REPL Analysis
Child Sex Ratio in Sosan revenue village is 1000 as per census 2011, which is very good where as in Manikaran, child sex ratio is 926. Overall average child sex ratio in Special Area is 948 which is better than the average child sex ratio of state (909).
1 Population of Manikaran is 773 in 2015 as per the records of Manikaran Gram Panchayat and 459 persons in Kasol in 2015 as per the records of Kasol Gram Panchayat. 18 Town and Country Planning Department, Himachal Pradesh
Development Plan for Manikaran Special Area
Figure 3-4 Child Sex Ratio (0-6 Year) of Manikaran and Sosan Revenue Village, 2011
Source: Census of India 2011; REPL Analysis
3.3.2 Literacy Rate The literacy rate of Special Area is 65.79%. In Manikaran, literacy rate was 65.89% in 2011 whereas in Sosan it was 65.57%. It indicates that literacy level is lower in the Special Area as compared to the State where it is 82.80%.
Figure 3-5 Literacy Rate of Manikaran and Sosan Revenue Village, 2011
Source: Census of India 2011; REPL Analysis
3.3.3 Household Size According to the Census 2011, there are 1857 households with the average household size of 4.77 which is more than the Kullu District and State average HH size of 4.00. From the table 3-4, it can be seen that the household size is decreasing over the decades.
Table 3-4 Average Household (HH) Size in Manikaran and Sosan Revenue Village, year 1991, 2001 & 2011 Year Total Population Total Household Average HH Size 1991 5000 930 5.38 2001 6816 1366 4.99 2011 8860 1857 4.77 Source: Census of India, 1991, 2001 & 2011
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Development Plan for Manikaran Special Area
3.3.4 Age Sex Cohort As per the 5% sample socio- economic survey conducted by REPL, 93% constituted male population and 7% constituted female population. The entire surveyed population belongs to working age group category of 16-60 years.
Figure 3-6 Percentage of Male and Female Population
Source: REPL Primary Survey
3.3.5 Economic Characteristic Average monthly income of people varies from Rs. 10,000 – 40,000 as per the 5% sample survey done by REPL. Out of the total number of people surveyed, 72% of the people earn approximately upto Rs. 20,000 whereas 27% people earn from Rs. 20,000- 40,000 and only 1% people earn more than Rs. 30,000.
Figure 3-7 Average Monthly Income of Persons Surveyed
Source: REPL Primary Survey
Average monthly income of all the surveyed people are below Rs. 10,000 which shows living cost is not very high in area.
20 Town and Country Planning Department, Himachal Pradesh
Development Plan for Manikaran Special Area
3.4 Population Projection
Population projection is a scientific attempt to predict future population scenario, based on certain assumptions and using data from past trends so as to provide base for other proposals. Different methods such as Linear method, Exponential Curve Method and Average of the three mathematical methods are used for population projection.
The projected population for Special Area is shown in table below:
Table 3-5 Projected Population for Manikaran Special Area Year Projected Population 2015 1232* 2021 1892 2025 2119 2031 2501 2035 2790 Source: REPL Estimation
* Population figure taken from Manikaran and Kasol Gram Panchayat for the year 2015.
Manikaran attracts large number of tourists every year which need to be considered while proposing physical and social infrastructure facilities so that whenever tourists come, there will be no shortage of amenities. Floating population has been calculated after studying the tourist arrival data available for Kullu District as well as the area occupied by commercial use in present land use.
3.4.1 Tourist Arrival Data Analysis As per the tourist arrival data approximately 33 lakh tourists visited the district in a year. During peak season maximum tourist arrival was accounted in the month of July, when approximately 4,53,753 tourists visited the district i.e., about 15,125 tourists per day. It is assumed that out of the above, about 30% tourists i.e. 4,500 persons visit the Special Area per day. However, the assumption of 30% being rather arbitrary, another method was used to arrive at the floating population in an analytical manner.
3.4.2 Commercial Use Percentage Analysis At present, 3.88 hectare land is under commercial use in Special Area, which is around 13.61% of the total developed land. As per the URDPFI Guidelines, 2-3% of the total developed land is reserved for commercial use in small hilly towns and 5-6% in tourism
21 Town and Country Planning Department, Himachal Pradesh
Development Plan for Manikaran Special Area towns. As the Planning Area is experiencing major expansion in tourism related activities. Expenditure by tourists spurts commercial activities. Normally towns have about 5% of land for local commercial use whereas at present, 13.84% land is under commercial use which is serving the floating population. Based on this assumption, floating population is projected in the table below:
Table 3-6 Projected Floating Population Existing Population 1,232 Existing area under commercial use Assuming local commercial use at 5% of total developed area (28.04 ha) required for 1.40 ha Commercial Use by Present Residential Population (1,232) Remaining commercial area (3.88 ha – 1.40 ha = 2.48 ha) presumed serving floating 3.01 ha population and 30% of mixed use area of 1.75ha =0.53 ha. i.e. 2.48 ha + 0.53 ha presumed serving floating population Per person commercial space used in ha. (1.40/1232) 0.001138 Floating population calculated based on Extra 3.01 ha commercial area assumed to 2,639 be used by them (3.01/0.001138) Percentage of floating population to total existing population (2639*100/1232) 214.19% Percentage of floating population to existing population Projected floating population at the rate of 227.53% of projected population for the 5,976 year 2035 i.e. 2,750 persons Total Population (resident + floating) = 2,750 + 5,976 8,766
Year wise projected population is shown in table below:
Year Projected Population Floating Population Total Population 2021 1892 4052 5944 2031 2501 5357 7858 2035 2790 5976 8766 Source: REPL Estimation
Total population considered for calculating physical infrastructure requirements is 9,000 persons, including 2,790 persons as resident population projected for 2035 and 5,976 as floating population.
On the basis of enabling average Household size of 4.5, approximately 620 familes shall be residing in Special Area. It is estimated that 42.78 hectares of land will be needed for accommodating and fulfilling the requirement of projected population of 2,790 persons by year 2035, giving a population density of 65 persons per hectares which is between the permissible limit of density prescribed for small sized hill towns as per URDPFI guidelines.
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Development Plan for Manikaran Special Area
CHAPTER 4. ECONOMIC PROFILE
The important feature of economy in the Special Area is its pilgrimage and leisure tourism. Pilgrimage tourism in Manikaran is due to the presence of important Hindu and Sikh religious places and leisure tourism in Kasol is due to presence of adventure sports activities and other activities for tourism. In Kasol and Manikaran, market selling goods like winter wear and accessories is there. In Manikaran market exist along the street leading to Gurudwara and in Kasol market exist along the main road connecting Kullu and Manikaran. The major occupation of the people in Special Area is related to tourism. The number of tourists has increased over the last decade, due to better connectivity and facilities available in the area. The town is at a location where it can be easily accessed by any part of Himachal Pradesh, Delhi and Punjab.
4.1 Workforce Participation
Workforce Participation Rate refers to the number of persons employed as percent of total population The total workers population in Manikaran and Sosan revenue villages as per census 2011 is 5,538 that corresponds to a workforce participation rate of 62.51% which is much higher than the state’s average WFPR of 51.85%.
Table 4-1 Workers in Manikaran and Sosan Revenue Villages in the year 2011, 2001 & 1991 Total Population Total Male Total Female Total Worker Total Male Total Female Worker Worker 2011 8860 4656 4204 5538 3068 2470 2001 6816 3787 3029 4631 2677 1954 1991 5000 2691 2309 2328 1454 874 Source: Census of India, 1991, 2001 & 2011
As per the 5% sample survey conducted by REPL, 69% of the surveyed population is working whereas only 31% population is non- working.
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Development Plan for Manikaran Special Area
Figure 4-1 Workforce Participation in Special Area as per Primary Sample Survey
Source: REPL Primary Survey
4.2 Occupational Structure
As per 2011 census, there are 3,346 main workers who constitute 37.77% of the total population. The marginal workers and non-workers constitute 24.74% and 37.49% of the population of Manikaran and Sosan Revenue Villages. There is a decrease in the number of main workers and increase in the number of marginal workers during the past decade which may be due to less opportunity for work in Manikaran and Sosan Revenue Villages and consequent outmigration of workers or some main workers forced to become marginal workers.
Table 4-2 Main and Marginal Workers in Manikaran and Sosan Revenue Villages, year 1991, 2001 & 2011 Year Main Worker Marginal Worker Non- Worker Total % to total Total % to total Total % to total population population population 1991 2163 43.26 165 3.3 2672 53.44 2001 3429 50.31 1202 17.63 2185 32.06 2011 3346 37.77 2192 24.74 3322 37.49 Source: Census of India, 1991, 2001 & 2011
Table 4-3 Sector wise Workers Engaged in Manikaran and Sosan Revenue Villages, Year 1991, 2001 and 2011 Year Total Workers Primary Secondary Tertiary Main Marginal Main Marginal Main Marginal Main Marginal 1991 1863 - 1563 - 74 - 226 - Percentage to 100.00 83.90 - 3.97 - 12.13 - Total Workers 2001 3429 1202 2371 1104 37 48 1021 50 Percentage to 100.00 51.20 23.84 0.80 1.04 22.05 1.08 Total Workers 2011 3346 2192 1831 2019 9 3 1506 170 Percentage to 100.00 33.06 36.46 0.16 0.05 27.19 3.07 Total Workers Source: Census of India, 1991, 2001 & 2011
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Development Plan for Manikaran Special Area
From the table 4-3, it is observed that most of the workers are engaged in primary sector, followed by tertiary and secondary sector. However, it has been noticed that the percentage of primary workers decreased during past decades from 1991- 2011 whereas, the percentage of tertiary sector increased in Manikaran and Sosan. This trend is may be due to the increased tourism based services in Special Area.
4.3 Work force Projections for Special Area
Taking into account the projected population and trend of growth rate of workforce, 57% of the population is assumed to be workers. At present the work force participation rate in Manikaran and Sosan revenue village is around 63%. Estimating the total population of 2,790 and work force participation rate of around 57%, the total work force available by 2035 is estimated to be around 1,590 persons.
Year Primary Percentage Secondary Percentage Tertiary Percentage Total Work Workers Workers Workers Force 2001* 3475 75.04 85 1.84 1071 23.13 4631 2011* 3850 69.52 12 0.22 1676 30.26 5538 2021 738 65.00 11 1.00 386 34.00 1135 2031 943 65.00 15 1.00 493 34.00 1451 2035 1034 65.00 16 1.00 541 34.00 1590 Source: *Census of India-2001 and 2011, REPL Analysis
Tertiary sector will increase in terms of absolute number but shall remain established in terms of percentage. Workers in secondary sector will be lowest in terms of percentage of participation of workers due to less scope in this sector. But, local handicrafts and pollution free household industries will be encouraged in Special Area to generate economic opportunities. Production of vegetables, dairy and poultry, farming, horticulture, bee- keeping, sericulture etc. can be encouraged in Special Area.
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Development Plan for Manikaran Special Area
CHAPTER 5. HOUSING PROFILE
5.1 Introduction
Housing is a basic need of man and ranks third after food and clothing. The importance of housing was universally accepted from the dawn of history. The World Health Organisation (WHO) defines housing as “an enclosed environment in which man finds protection and feels safe and secured from hostile forces and can function with comfort and satisfaction as regards privacy to the individual and his family. The environment must include all necessity services, facilities needed for physical and social well-being of the family.”
Housing has been termed as the “Engine of growth for the economy” and has a direct impact on employment and income generation opportunities for a large variety of skilled and unskilled workforce. Creation of new housing stock is also an essential feature of the development strategy for any area to achieve a sustainable growth. In this context, the existing housing situation of the master plan area has been analyses for framing strategies in housing sector.
5.2 Overview of Housing Scenario
In order to access the housing condition in the Special Area Plan area housing survey was also conducted as a part of the socio-economic survey. The main parameters of housing survey is to access the existing housing situation with respect to number of houses, qualitative status of housing, residential property typology, availability of sanitary facility etc. A housing study is carried out with a sample size of 5% of the total HHs that was considered for the socio-economic survey, covering only residential properties. Some of the key findings of the primary survey are outlined below.
26 Town and Country Planning Department, Himachal Pradesh
Development Plan for Manikaran Special Area
Figure 5-1: Type of Residential Properties 5.3 Primary Survey Findings
5.3.1 Type of Residential Properties According to the housing survey, it is observed that the Special Area has no group housing units. All households surveyed are plotted properties with 22% comprising of semi-detached type and 78% as detached.
Source: (REPL, Socio-economic Survey, 2016) Figure 5-2: Number of Bedrooms in HHs
5.3.2 Number of Bedrooms in Residential Properties As clear from the chart, majority of the HHs have 2-3 bedrooms comprising of 35 and 38% of the total survey sample. 25% have 4 bedrooms and only 2% have single bedroom.
Source: (REPL, Socio-economic Survey, 2016)
Figure 5-3: Presence of Storeroom in HHs
5.3.3 Presence of Store in Residential Properties Only 20% of the sample HHs have store room in their dwelling unit and majority of 80% did not have a store in their dwelling unit.
Source: (REPL, Socio-economic Survey, 2016)
27 Town and Country Planning Department, Himachal Pradesh
Development Plan for Manikaran Special Area
5.3.4 Number of floors in Residential Properties Figure 5-4: Number of floors About 28% structures have construction only on ground floor. Majority structures are G+1 i.e., about 41% and 31% have G+2 structures. Thus the maximum height of the HHs seen in the sample survey is about 12.5 m.
5.3.5 Type of Structure of Residential Properties Out of 99 households, majority of the households (95%) have either katcha or semi-pucca structure as shown in Figure. Katcha structure, i.e.,
Figure 5-5: Type of Structure only 5% of total dwelling units is vulnerable to environmental aspects. This means the material used for construction of roof is relatively structurally in their construction is structurally unsound like mud, thatch, wood, slate, etc. Majority of 58% of the households have pucca structure i.e. material used for roof is sound and safe for habitation.
Figure 5-6: Material of Wall
Source: (REPL, Socio-economic Survey, 2016)
5.3.6 Material used for Walls of Residential Properties Majority HHs being pucca in nature have walls made of bricks (about 65%). 30% have walls made of mud.
Source: (REPL, Socio-economic Survey, 2016)
28 Town and Country Planning Department, Himachal Pradesh
Development Plan for Manikaran Special Area
5.3.7 Material used for Roof of Residential Figure 5-7: Material of Roof Properties Majority HHs being pucca in nature have roof made of tiles (about 54%) and asbestos sheet (about 29%). Remaining 17% have roof made of materials like, tampoline, wood, cement, slab and others.
Source: (REPL, Socio-economic Survey, 2016)
5.3.8 Problems Faced by Households Majority HHs i.e., 88% have parking problem. 43% have no proper access to road. 23% do not have access to proper education. Only 10% have problems with commercialization, 15% with safety and security and only 2% have problems with mix-use development coming up in Manikaran Special Area.
Figure 5-8: Problem faced by households
Source: (REPL, Socio-economic Survey, 2016)
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Development Plan for Manikaran Special Area
5.4 Census Data on Housing of Manikaran Figure 5-9: Condition of Census Houses
5.4.1 Condition of Census Houses Out of the total census houses available in Census 2011 total 63% HHs are in good condition. 35% are livable i.e., they are in condition that is livable and only 2% HHs are dilapidated.
The condition of houses used only for residential purpose is same as the total condition of houses in the area.
The condition of the residence-cum-other use is fairly good with 54% houses in good and 46% houses in livable condition.
Source: (Census 2011)
5.4.2 Type of Structure
The condition of the census houses is majorly good. Figure 5-10: Type of Structure As seen from the chart only 1% houses have kutcha structure i.e., temporary in nature and 99% have either pucca or semi-pucca structures which are structurally safe for human habitation.
Source: (Census 2011)
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Development Plan for Manikaran Special Area
Figure 5-11: Material of Roof 5.4.3 Material of Roof Majority HHs being pucca in nature have roof made of slate or stone tiles (about 56%) and G.I./ metal/ asbestos sheet (about 23%). Remaining have roof made of materials like, tampoline, wood, cement, slab and others.
Figure 5-12: Material of Wall
Source: (Census 2011)
5.4.4 Material of Wall Majority HHs being pucca in nature have walls made of bricks, stone (about 85%).
Source: (Census 2011)
Figure 5-13: Material of Floor 5.4.5 Material of Wall Out of the total census houses present in the area about 52% have walls made of wood/ bamboo. About 38% have cemented walls and 8% have mud walls.
Source: (Census 2011)
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Development Plan for Manikaran Special Area
5.4.6 Number of Dwelling Rooms Figure 5-14: Number of Dwelling Rooms
Majority 34% census houses have one room dwelling unit. 29% have two rooms; 12% have three rooms; 13% have four rooms and 8% have more than 6 rooms in the dwelling unit.
Source: (Census 2011)
Figure 5-15: Toilet Facility
5.4.7 Toilet Facility Majority 34% census houses have one room dwelling unit. 29% have two rooms; 12% have three rooms; 13% have four rooms and 8% have more than 6 rooms in the dwelling unit.
Source: (Census 2011)
Figure 5-16: Sewerage Disposal System 5.4.8 Sewerage Disposal System
Sewerage system is majorly missing as can be seen from the chart that 43% census houses have no drains and the sewerage is not disposed off properly.
Only 12% have septic tanks and 15% have piped sewer system.
Source: (Census 2011)
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Development Plan for Manikaran Special Area
5.4.9 Bathing Facility within the Figure 5-17: Bathing Facility within the Premises Premises About 44% census houses have proper bathing facility, 16% have an enclosed space without roof and about 40% do not have bathing facility within the premise.
Source: (Census 2011) Figure 5-18: Waste Water outlet Connection
5.4.10 Waste Water outlet Connection About 21% census houses closed drains, 28% have an open drains and about 51% have no drains within the premise.
Source: (Census 2011)
Figure 5-19: Kitchen Facility
5.4.11 Kitchen Facility Majority of 96% census houses cooking area inside the house.
Source: (Census 2011)
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Development Plan for Manikaran Special Area
5.5 Household Projections
The factors taken into consideration for projecting the household numbers are as follows:
The population projections given in the earlier chapter
The projected average household size
Considering factors responsible for the population growth trend.
Table 5-1 Household Projection in Special Area Year Population Households Av. HH Size 2013 1,143 241 4.7 2014 1,180 243 4.9 2015 1,232 258 4.8 2020 1,838 448 4.7 2025 2119 493 4.6 2030 2434 541 4.5 2035 2790 620 4.5
Source: Gram Panchayat Kasol and Manikaran and REPL Analysis
Figure 5-20 Household Projection
Source: REPL Analysis
Thus, the projected household numbers for the year 2035 in Special Area are 620.
Housing can be provided through Central Government scheme for rural areas i.e. Pradhan Mantri Awas Yojana (Gramin) and other Central and State Government schemes.
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Development Plan for Manikaran Special Area
Chapter 6. PHYSICAL AND SOCIAL INFRASTRUCTURE
6.1 Physical Infrastructure Existing Scenario
Access to basic infrastructure like water supply, sewerage, drainage, solid waste management and power influences the quality of life in any settlement. To have sustainable development in the area, existing infrastructure needs to be augmented and demands for future population has to be assessed and proposed for.
6.1.1 Water Supply In Manikaran Special Area, water supply is through tap water, and hand pumps. In addition, storage tank for water supply system in the Special Area is filled through spring sources. The tapped water supply network in the Kasol area is very old and needs to be augmented.
Table 6-1 Primary Source of Water in Manikaran Special Area Tap Water-Treated Tap Water Untreated Hand Pump Tube Wells/ Spring River/ Functioning All-round Functioning All-round Functioning All- Borehole Canal the year the year round the year A NA A NA A NA Source: Census of India, 2011
A- Available NA- Not Available At present, water is supplied at the rate of 40 litre per capita per day (lpcd) in Kasol and at the rate of 70 lpcd in Manikaran as per the data collected from Irrigarion and Public Health Department Shamshi. Per capita water supply is sufficient in Manikaran as per the norms prescribed for the towns without having sewerage network (70 lpcd) whereas, the supply of water in Kasol is less as compared to the norms. Apart from the residential population, water is required for the floating population also as, both the towns of Kasol and Manikaran is famous tourist destination.
In Kasol, water is supplied through the water tapped from Grahan Nalla and in Manikaran water is tapped through nalla near Brahma Ganga. Total 91 and 20 house connections are there in Kasol and Manikaran respectively. There are four functional scheme i.e. one piped water supply and three hand pumps in Manikaran and 6 delivery points in Manikaran. There
35 Town and Country Planning Department, Himachal Pradesh
Development Plan for Manikaran Special Area are four functional scheme i.e. one piped water supply and three hand pumps in Kasol and 3 delivery points in Kasol.
Figure 6-1 Location of Storage Tank in Manikaran
Source: Google Earth Imagery
Figure 6-2 Water Source in Kasol
Source: Google Earth Imagery
36 Town and Country Planning Department, Himachal Pradesh
Development Plan for Manikaran Special Area
6.1.2 Sewerage Both the villages are covered under total sanitation campaign. There are no community toilets in Kasol. In Manikaran, community toilet/ public toilets are available in Gurudwara Sahib, Ram Mandir, and bus stand but are not maintained properly. One community toilet is in front of Naina Devi Mandir. There is no sewerage network in the Special Area. Almost every house, hotels and other buildings are having their own septic tank. In most areas, liquid waste is discharged into the drains and ultimately into the river Parbati.
Sewerage plan was prepared by the IPH division for the area but it was not implemented and now it is outdated. New plan is under preparation by the department which will resolve the issues related to sewerage and improve the quality of water in the drains and the river Parbati.
6.1.3 Drainage There are many natural drains present in the Special Area. Slope is from north to south. All the drains are connected to river Parbati which is a tributary of Beas River.
Map 6-1 Drainage in Manikaran Special Area
Source: AEGISAC and REPL Analysis
6.1.4 Solid Waste Management Solid waste disposal is the major problem in the area, there is no proper solid waste disposal system. Waste is dumped along the river side or drains. Water in the river is getting polluted due to waste disposal. There is no designated site for solid waste disposal which is a major
37 Town and Country Planning Department, Himachal Pradesh
Development Plan for Manikaran Special Area issue that needs to be dealt with. Amount of waste generated per day is not available with the concerned department, hence, as per the solid waste management rules, waste generated per day has been calculated. Considering the permanent and floating population in Special Area, approximately 1.54 MT waste is generated per day at the rate of 350 gm per person per day.
Table 6-2 Existing Solid Waste Generation per Day Year Projected Floating Total Population in grams in kg in MT Population Population Considered 2015 1232 3182 4414 1544900.00 1544.90 1.54
Figure 6-3 Present Solid Waste Disposal Practice in Special Area
6.1.5 Electricity In the Special Area, power is available for 24 hrs for all uses like domestic, agriculture and commercial uses. Electricity is supplied through 3.15 x 2 MVA power station located at Jari. Power is sufficient and enough to meet the requirements for the next few years. There are 9 Distribution Transformers (DTR) in the Special Area. Out of 9 DTRs, 5 are in Kasol and 4 in Manikaran. There are a total of 624 residential connections, 472 commercial and 65 other connections.
Table 6-3 Number of Connections in Manikaran Special Area Area Number of Connections Residential Commercial Non Domestic, Temporary Industry Bulk Street Non Commercial Supply Light Manikaran 333 270 37 3 2 2 1 Kasol 291 202 8 10 2 Total Special 624 472 45 13 4 2 1 Area
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Development Plan for Manikaran Special Area
6.1.6 Recreational The two villages in the Special Area i.e. Manikaran and Sosan have Sports fields. There are no proper parks in the area but some existing green areas can be developed into public parks.
6.2 Physical Infrastructure Proposals
Physical infrastructure is an essential component for development in the area. As per the vision for development in Manikaran, one of the focus areas is the augmentation of existing infrastructure, so as to cater to the existing as well as the projected population efficiently. Being a tourist destination, Special Area attracts population from different areas. Thus, the area should be prepared to provide better infrastructure services to the incoming population in addition to improved quality of infrastructure to its own population.
6.2.1 Water Supply For provision of adequate amount of water for drinking and other activities, demand assessment for water supply has been done on the standard of 135 LPCD for residential population and at 180 LPCD for floating population which will stay in the Special Area. An unaccountable flow of water is assumed as 15%, which is lost during transportation and other reasons such as leakages, etc. The table 6-4 shows the Water demand till 2035.
Demand for water supply is presented incorporating the demand for floating population and losses due to unaccountable flow of water. Total water demand comes out to be 1.72 MLD by the year 2035.
Table 6-4 Projected Water Demand Year Projected Floating Total Population Projected mld UFW (15%) mld Population Population for Water water Demand demand 2021 1892 4052 5944 984865.46 0.985 147729.82 1.13 2031 2501 5357 7858 1301875.54 1.302 195281.33 1.50 2035 2790 5976 9000 1494450.00 1.494 224167.50 1.72 Source: URDPFI Guidelines and REPL Analysis
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Development Plan for Manikaran Special Area
6.2.2 Sewerage It is estimated that 80% of water supplied shall be released sewage from the households. Taking this into consideration, it is projected that around 1.37 MLD of sewage shall be generated in 2035. The table below shows the projected generation of sewage.
The table below shows the generation of waste water till 2035.
Table 6-5 Projected Waste Water Generation Year Population Floating Total Population Sewage Generation Population (MLD) 2021 1892 4052 5944 0.91 2031 2501 5357 7858 1.20 2035 2790 5976 9000 1.37 Source: URDPFI Guidelines and REPL Analysis
Being a tourist destination, community toilet will be constructed in Kasol. As per URDPFI guidelines, public toilets will be provided on roads and for open areas at every 1 km including in parks, car parks, and fuel stations. Toilets shall be disabled‐friendly and in 50‐50 ratio (M/F).
6.2.3 Drainage Special Area is having many natural drains which needs to be maintained and strict provisions should be made so that solid waste and untreated waste water will not be allowed to enter the natural drains. Separate drainage network shall be proposed in the Special Area along the road network. Secondary drains along the local roads will connect to primary drains along the major roads which will follow the natural topography. Primary drain will discharge into the natural drains and streams. Regular cleaning of drains and proper solid waste collection practices must be followed in the area, so as to reduce the amount of pollution entering the streams.
6.2.4 Solid Waste Management A. Solid Waste Generation
Per capita waste generation in any settlement increases with increase in population. Also, the constitution of waste becomes more complex with growth of the settlement.
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Development Plan for Manikaran Special Area
Generation of solid waste in Special Area is projected to be in the order of 3.15 MT per day at the rate of 350 gm per person per day by 2035. Projected Solid waste generation is shown in table below.
Table 6-6 Projected Solid Waste Generation Year Projected Floating Total Solid Waste Generation @ 350 gm/ Population Population Population person in grams in kg in MT 2021 1892 4052 5944 2080566.18 2080.57 2.08 2031 2501 5357 7858 2750262.17 2750.26 2.75 2035 2790 5976 9000 3150000.00 3150.00 3.15 Source: URDPFI Guidelines and REPL Analysis
B. Proposed Intervention
Level of Solid Waste Management in any area defines the level of hygiene. It is thus proposed that a comprehensive solid waste management system shall be designed for the Special Area.
Manikaran and Kasol are famous for its natural scenic beauty and attract large of tourist every year. Therefore, special care needs to be taken to maintain the character of the area. For this, a decentralized system of collection and management of waste method needs to be adopted in Special Area. Once the method will be successful then it will be used as a model for the entire district. Some of the methods which can be used to resolve the problem of waste are:
Segregation of Waste at household level- This can be done by organizing awareness camps at community/ village level.
Collection of waste- Segregated waste will be collected from door to door and also commercial waste should be collected category wise. Waste should not be mixed even during collection.
Solid Liquid Waste Management (SLWM) centre- These centres will be opened at every 2-3 km radius so that transportation cost will be minimized and waste can be handled in small area.
Composting or vermi composting can be done and most precious quality of manure can be generated from the kitchen/ wet waste. 41 Town and Country Planning Department, Himachal Pradesh
Development Plan for Manikaran Special Area
Bio gas plants can be set up at village/ community level which can be used for various purposes.
Usage of Plastic Waste
A Government order in November 2015 has made it mandatory for all road developers in the country to use waste plastic, along with bituminous mixes, for road construction. This is to help overcome the growing problem of plastic waste disposal in India. The technology for this was developed by Prof Rajagopalan Vasudevan, Professor of Chemistry at Thiagarajar College of Engineering, Madurai - also popularly known as the ‘Plastic Man’ of India.
Since Special Area is affected by rain and snow, therefore, roads using plastic will be more durable and requires less maintenance.
C. Disposal of Waste
Waste after treatment must be disposed in a manner that does not create any instance of environmental pollution and public nuisance. The MSW Rule 2000 defines waste disposal as an activity, which involves “final disposal of municipal solid wastes in terms of the specified measures to prevent contamination of ground‐water, surface water and ambient air quality”.
The landfill design shall be aimed to minimize the following:
The ingress of water into the landfill,
The production of leachate, its subsequent outflow and uncontrolled dispersions into surrounding aquatic environment.
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Development Plan for Manikaran Special Area
TRANSFER OF SOLID WASTE AT DUMPING SITE
SOLID WASTE MANAGEMENT AT SITE
The above process shall take care of domestic and commercial waste which is in general, non-hazardous. To dispose 3.15 MT of waste by 2035, existing dumping site shall be upgraded to treat the waste generated in future.
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Development Plan for Manikaran Special Area
6.2.5 Power There will an escalation in demand for the consumption in power for the year 2035 for the Special Area. As per the data received from electricity board office, Jari, power supply is sufficient for the existing demand as well as for the future demand.
6.3 Social Infrastructure Existing Scenario
Educational and health services and other socio- cultural facilities constitute the social infrastructure that forms the foundation for economic and human development. While education provides the vital input for increasing the supply of trained and motivated manpower, health services enables optimum utilisation of human resources. Education and health are also identified as major challenges in the Millennium Development Goals (MDG) and are important components of the Human Development Index (HDI).
The provision of these requirements should cater to the Special Area as well as the nearby areas. Adequate social infrastructure like schools and hospitals are the basic needs of the human life which would allow for improvement of the standard of the living and affordability levels of the people in the area.
6.3.1 Existing Education Facilities The education facilities are sufficient in Special Area for its population size. There are around 17 schools ranging from primary to senior secondary, though there is no higher level educational institution present in Manikaran and Sosan revenue villages.
Table 6-7 Education Facilities in Manikaran and Sosan Revenue Villages Education facilities Manikaran Sosan Total Govt. Private Govt. Private Govt. Private Primary School 10 2 5 0 15 2 Middle School 2 1 2 0 4 1 Secondary School 2 0 0 0 2 0 Senior Secondary 2 0 0 0 2 0 Source: Census of India, 2011
In Manikaran and Kasol town, existing education facilities are shown in table below:
Education facilities Manikaran Kasol Govt. Private Govt. Private Primary School 1 1 1 Middle School 1 Secondary School
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Development Plan for Manikaran Special Area
Senior Secondary 1 Source: REPL Reconnaissance Survey
For high schools, children have to go to Shat.
6.3.2 Existing Health Facilities As per the Census of India 2011, Manikaran has 1 primary health center, 2 dispensary (one each in Manikaran and Sosan) and 1 veterinary hospital (Table 6-8). There is no hospital or maternity and child welfare center in the area.
Table 6-8 Details of Health Facilities in Manikaran Special Area Medical facilities Numbers Doctors Para Medical Staff Total Strength In Position Total Strength In Position Community Health Centre 0 0 0 0 0 Primary Health Centre 1 4 3 6 4 Primary Health Sub Centre 2 2 0 2 0 Maternity And Child Welfare 0 0 0 0 0 Centre Hospital Allopathic 0 0 0 0 0 Dispensary 2 2 2 2 2 Veterinary Hospital 1 2 1 2 1 Family Welfare Centre 0 0 0 0 0 Source: Census of India, 2011
In Manikaran town, there is one Primary Health Centre and one Veterinary hospital whereas in Kasol town there is one ayurvedic dispensary.
6.3.3 Commercial In Manikaran Special Area, the settlements are having shops such as general stores, stores selling garments, gift items, medicines and other goods catering to tourists and local people.
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Development Plan for Manikaran Special Area
6.3.4 Socio Cultural Facilities
Religious Facilities Manikaran is famous for religious places of Hindu and Sikh interest. Most of the people who came to Kullu and Manali visit Manikaran and Kasol. Some of the famous religious sites are Gurudwara, Raghunath ji temple, Naina Devi temple, Ram Temple, Shiv temple etc. Manikaran also has mythological background.
Community Facilities To cater the needs of local people for their cultural activities, one community centre is there in Manikaran near Raghunath ji temple but no such facility is available in Kasol. For such purpose, people use halls available in hotels or schools or space available in front of their houses.
6.3.5 Miscellaneous Facilities
Cremation/ Burial ground Cremation/ burial ground is available in both the towns. In Manikaran, cremation ground is near to Gurudwara whereas in Kasol, cremation ground is near to forest rest house adjacent to bridge along Parbati river.
Communication Facilities As per the discussion with BSNL officials, communication facilities are sufficient in Special Area for present as well as future projected population.
There are 135 number of land line connections, 28 WLLB in Kasol and 10 in Manikaran. Also, there is broadband line in Kasol and Manikaran to serve the Special Area for its communication facilities.
6.4 Social Infrastructure Proposals
As per the projected population for perspective year 2035, requirement of social infrastructure facilities has been calculated. Although the projected population is very less in Special Area but keeping in mind the two different settlements namely Manikaran and Kasol, Social infrastructure facilities has been proposed. As per the norms prescribed by
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Development Plan for Manikaran Special Area
URDPFI Guidelines, threshold population required for facilities are much higher than the projected population, therefore, distance is considered for distributing the facilities in two settlements. Distance criteria has taken from the URDPFI Guidelines for hill towns.
As Manikaran is having sufficient facilities to cater the population for the perspective year 2035 but Kasol is developing due to attraction of tourist population, therefore, infrastructure facilities of same level as of Manikaran has been proposed in Kasol also.
6.4.1 Education and Health Facility One senior secondary school and one PHC shall be proposed in Kasol to facilitate the local as well as the floating population.
6.4.2 Socio Cultural Facility Religious facilities in Manikaran is the main attraction of town. Facilities in such areas are available to cater the tourist needs.
Community Facility is available in Manikaran but it should be provided in Kasol to meet the requirement of local people.
6.4.3 Recreational Facility As per the discussion in stakeholder meeting, organized open space is required. Due to lack of Government land in Special Area, recreational facility is proposed in forest area which will be developed as nature trail for locals as well as for tourists. Few other pockets are also identified in Special Area for the recreational purpose shown in Map.
6.4.4 Communication Facility Communication and other facilities are sufficient in Manikaran as well as in Kasol as per the existing available data.
6.4.5 Fire Station There is no fire station in Special Area and as per the norms it is also not required. Nearest fire station is in Kullu. But, due to presence of huge forest area, some provisions should be there to handle the emergency in case of fire disaster.
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Development Plan for Manikaran Special Area
Map 6-2 Existing Facilities in Special Areas
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Map 6-3 Proposed Facilities in Special Area
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Development Plan for Manikaran Special Area
CHAPTER 7. TRAFFIC AND TRANSPORTATION
7.1 Road Network Manikaran Special Area can only be accessed by road network as shown in figure 7-1. Manikaran is 45 km from Kullu via Bhunter and is accessible through Manikaran- Barsheni road.
Figure 7-1 Regional linkage of Manikaran town
Source: Maps of India website at http://www.mapsofindia.com/maps/himachalpradesh/roads/kullu.htm
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Development Plan for Manikaran Special Area
Internal roads in the town as well as the Planning Area are linear and follow the topography. The main road in the SPA – Manikaran connects Bhuntar in the west to Barsheni in the east and passes through Kasol and Manikaran. It acts the main transport corridor for accessing the site as well as a connection to the National Highway at Bhuntar. This Manikaran- Barsheni Road is aligned along the River Parbati and follows the hill topography. Branches from this main road connect the Manikaran main settlement and tourist areas through two bridges on the River Parbati, while Kasol has primarily developed along this road. Internal roads in the Special Area are very narrow and encroached by street vendors and unauthorized extensions of houses along the streets.
7.2 Transportation Settlement in the SPA Manikaran is sparse and is only concentrated in two areas – Manikaran and Kasol. Most of the roads in Manikaran settlement are narrow and are pedestrianized. A number of designated parking areas are allocated on the opposite side across the river. Due to high footfall of tourists in both the settlements within the SPA, traffic has increased in past years. As a result, these parking spots were allocated to ease the congestion in at least Manikaran. However, as both sides of the road in Kasol are commercialized along the already narrow road, traffic congestion is more prominent.
7.3 Parking Facilities Two designated parking locations exist in Manikaran town. Due to single entry, vehicles often queue up on the road, creating congestion. The problem of queuing on the main road is aggravated during peak tourist season. Capacities of the existing parking lots are shown below.
S. No. Location Capacity 1 Bus-Stand 150 cars 2 Opposite Gurudwara 160 cars Total 310 Cars Source: Primary Survey, 2016
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Development Plan for Manikaran Special Area
Map 7-1 Existing Transport Facilities in Manikaran Special Area
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Development Plan for Manikaran Special Area
7.4 Traffic Volume
8.1.1 Traffic Volume Survey In order to gauge the traffic load on the network it is imperative to conduct a classified traffic volume count survey on the major roads of the town. A classified Traffic Volume Count was conducted for 12 hours on both sides of selected cordon points on 05 January 2016.
Cordon points were carefully selected to include exit points from the planning area through which outside traffic enters and leaves the town. Classification for the counts was done to measure passenger, goods and NMT vehicles in the town.
8.1.2 Existing volume Total volume at Cordon Point 1 (Near Manikaran Bus stand) in 10:30 hours was 579.5 PCUs whereas at volume at Cordon Point 2 (Jari village, just before Kasol) was almost three times at 1911.5 PCUs. An average of hourly traffic volume at Cordon Point 1 was 52.7 PCU and at Cordon Point 2 was 173.8 PCU. This indicates that of many vehicles entering the Planning Area, most of the traffic is destined for other settlements like Kasol and not Manikaran. Details of traffic volume at both the Cordon Points are shown below.
Inner Cordon point 1: Road near Bus Stand (Direction 1: Manikaran to Barsheni) Figure 7-2 Characteristics of traffic in inner cordon point 1 (Direction 1: Manikaran to Barsheni)
No. of Vehicles and PCU of No. Vehicles
Source: REPL Analysis, 2016
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Development Plan for Manikaran Special Area
The inner cordon point 1 (Direction 1: Manikaran to Barsheni) has a peak hour between 2:30-3:30 pm. Most of the traffic is composed of passenger vehicles which constitutes 93% of the PCU count. Most of the fast moving vehicles are cars/Taxi and during peak hour it constitutes 80% of the vehicular traffic. There is no NMT traffic contributing to vehicular count.
Inner Cordon point 1: Road near Bus Stand (Direction 2: Barsheni to Manikaran)
Figure 7-3 Characteristics of traffic in inner cordon point 1 (Direction 2: Barsheni to Manikaran)
No. of No.andof vehicles PCU
Source: REPL Analysis, 2016
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Development Plan for Manikaran Special Area
The inner cordon point 1 (Direction 2: Barsheni to Manikaran) has a peak hour between 3:30-4:30 pm. Most of the traffic is composed of passenger vehicles which constitutes 83% of the PCU count. Most of the fast moving vehicles are cars/Taxi and during peak hour it constitutes 77% of the vehicular traffic. There is no NMT traffic contributing to vehicular count.
Inner Cordon point 2: Near Jari Village (Direction 1: Manikaran to Bhuntar)
Figure 7-4 Characteristics of traffic in inner cordon point 2 (Direction 1: Manikaran to Bhuntar)
No. of vehicles andNo. of PCU
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Development Plan for Manikaran Special Area
The inner cordon point 2 (Direction 1: Manikaran to Bhuntar) has a peak hour between 1:30-2:30 pm. Most of the traffic is composed of passenger vehicles which constitutes 83% of the PCU count. Most of the fast moving vehicles are cars/Taxi and during peak hour it constitutes 77% of the vehicular traffic. There is no NMT traffic contributing to vehicular count.
Inner Cordon point 2: Near Jari Village (Direction 2: Bhuntar to Manikaran) Figure 7-5 Characteristics of traffic in inner cordon point 2 (Direction 2: Bhuntar to Manikaran)
No. of No.andof vehicles PCU
The inner cordon point 2 (Direction 2: Bhuntar to Manikaran) has a peak hour between 3:30-4:30 pm. Most of the traffic is composed of passenger vehicles which constitutes 83%
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Development Plan for Manikaran Special Area of the PCU count. Most of the fast moving vehicles are cars/Taxi and during peak hour it constitutes 77% of the vehicular traffic. There is no NMT traffic contributing to vehicular count.
As shown in figures above, Peak Hour at both Cordon Points in both directs are different, although similar. None of the Peak hours are during morning. When comparing traffic volume at both the Cordon Points, maximum traffic is observed at location near Village Jari, which indicates that maximum traffic comes to or goes from Manikaran from direction of Bhuntar than Barsheni.
Figure 7-6 Hourly Traffic Volume at both Cordon Points in PCU
No. of vehicles No.of vehicles and PCU
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Development Plan for Manikaran Special Area
Figure 7-7 Modal composition of traffic in Manikaran
At cordon point near Manikaran Bus Stand, peak hour in both directions occurs in the afternoon. It can be explained by phenomenon of tourists visiting Manikaran from nearby areas like Kullu, Manali etc. as day trip who reach Manikaran around afternoon and leave shortly after. Peak hours in both directions at cordon point 2, near Kasol are 4 hours apart. As it lies on the way from Manikaran to Kullu, number of tourists stop at Kasol on the way to Manikaran as well as on the way back. Peak hours at different locations in both directions is summarized below-
Table 7-1 Peak hour traffic volume at different locations Peak Hour Cordon Point 1 Cordon Point 2 Manikaran to Barsheni to Manikaran to Bhuntar to Barsheni Manikaran Bhuntar Manikaran 13:30 – 14:30 31.5 39 117.5 111.5 14:30 – 15:30 41 37.5 116 106 15:30 – 16:30 34.5 54.5 99 89.5 18:30 – 19:30 22.5 11 82 129.5 Source: REPL Analysis, 2016
Table above shows peak volume at cordon point, at two intervals – 13:30 to 14:30 and 18:30 to 19:30, which indicates dependence of Manikaran on other bigger settlements like Bhuntar. Volume in the opposite direction i.e. Bhuntar to Manikaran, which primarily consists of tourist traffic, is also high, and indicates Manikaran as a Day-Trip destination.
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Development Plan for Manikaran Special Area
8.1.3 Capacity of main road The main road connecting Manikaran is two-lane with average carriageway of 5.5 m. TVC done at the two cordon points exhibit different characteristics. At cordon point 1, which is near the Bus Stand at Manikaran, has shops lined along the road and has a slope more than 0.20 per km, while the second cordon point near Village Jari, has no shops around and is almost a plain road with slope less than 0.20 per km. IRC Code – IRC:SP:48-1998 is used to establish the Capacity of the road at these two locations, as shown in table below.
Table 7-2 Traffic Volume and Capacity for Main Road, Manikaran Cordon Point 1 Cordon Point 2 Peak Hour Volume (in PCUs) 78.5 229 Capacity/day (in PCUs) 4500 5200 Capacity/hour (in PCUs) 281.25 325 V/C Ratio 0.28 0.70 Source: REPL Analysis based on IRC:SP:48-1998 and Traffic Volume Count Survey, 2016
Road at Cordon Point 1 is less congested and corresponds to a Level of Service ‘A’, which is considered the ideal condition. However, at cordon point 2, V/C ratio is high and corresponds to Level of Service ‘D’, even though the capacity of road is higher than at Cordon Point 1. It is to be noted that Cordon Point 1 is located away from Manikaran settlement towards Barsheni, and doesn’t capture the volume of traffic and commuters to and from Manikaran to Kullu, while Cordon Point 2 lies in between Manikaran and Kullu/ Bhuntar. It is thus, imperative to propose for traffic management measures on Manikaran main road, whose v/c ratio indicates worsening Level of Service.
Figure 7-8 V/C ratio at different location
V/ Ratio C
Source: REPL Analysis based on IRC:SP:48-1998 and Traffic Volume Count Survey, 2016
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Development Plan for Manikaran Special Area
7.5 Parking Parking survey was done at two locations on 05 January 2016, from 08:00 to 18:30 – Near Bus Stand and Near Gurudwara.
Capacity of the two designated parking areas - Near Bus Stand and Near Gurudwara is 150 and 160 cars respectively. As shown in figure below, parking near the bus stop is used more with an average accumulation of 20 cars, while average accumulation in parking near Gurudwara is 5 cars.
Figure 7-9 Parking Accumulation at designated Parking Spots
No. of vehicles No. of vehicles
Parking load varies at both locations during the day, but maximum parking load was observed between 11:30 to 12:30 hrs at Bus Stop Parking of 64 Cars, while the minimum load was of 8 Cars during 8:00 to 9:00. For designated parking near Gurudwara, maximum parking load of 22 cars was observed during 15:00 to 16:00 hours, while the minimum of 0 cars was observed between 10:30 to 11:30 hours. Capacity of Parking at Bus Stand is of 150 cars, while that near Gurudwara is of 160 cars. Both parkings are able to cater to the maximum load at respective locations. Parking turnover, which is the usage of each parking spot in a given time, for each designated parking area is also shown in table below.
Table 7-3 Parking characteristics for designated parking locations, Manikaran Parking Characteristics Parking near Bus Stand Parking near Gurudwara Volume (11 hours) 213 206 Average Volume per hour 19 19 Maximum Parking Load 64 22
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Maximum Parking Load Time 11:30-12:30 15:00-16:00 Minimum Parking Load 8 -3 Minimum Parking Load Time 8:00-9:00 10:30-11:30 Capacity (in number ) 150 160 Parking Turnover (11 hours) 1.4 1.3
7.6 Origin – Destination Survey Origin Destination Survey, primarily done to understand travel characteristics of commuters in an area. It was conducted for the Manikaran area in January 2016 near village Jari between 8:30 to 19:00 hrs.
It is observed that 70% of the passenger trips are made by bus, of which all the trips are more than 20 km. This emphasizes the importance of good public transport connectivity especially in hilly areas. 50% of passenger trips made by 2-wheelers are less than 10 km in length as shown in Figure 7-10. 96% of passenger-trips are more than 20 km in length, of which 58% are 20-50 km while 38% are more than 50 km in length. This indicates dependence of Manikaran on nearby urban areas like Bhuntar as well as large of tourism- related passenger trips. However, distribution of vehicle trips for all modes – Car, 2-wheeler, Tempo and bus are almost similar, with maximum share of vehicle trips made by Car (33%), as shown in figure 7-11. Although most of the vehicle-trips of more than 50 km length are made by car, most people travel by buses as observed by comparing the figure 7-10 and figure 7-11. Figure 7-10 Passenger Trips by Distance Figure 7-11 Passenger Trips by Mode
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Development Plan for Manikaran Special Area
Figure 7-12 Passenger Trips by Distance and Mode
Figure 7-14 Vehicle Trips by Mode
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Development Plan for Manikaran Special Area
Figure 7-15 Vehicle Trips by Distance and Mode
7.7 Issues related to Transportation Given the concern of hill roads, girders are provided at only select locations of the main road. As Manikaran Planning Area is situated along River Parvati, absence of safety measures like girders pose a serious threat. Within the town, roads are very narrow, which create congestion. There is also lack of any pedestrian movement facility on any of the roads in the town. Quality of roads is not good and potholes appear after rainy-season in many locations, which poses not only discomfort to commuters but also safety concerns.
7.8 Traffic Volume Projection Traffic and travel characteristics have been analyzed in the previous section, which shall help in estimating future trend of traffic growth and identification of potential issues to be addressed in the Development Plan. For estimating the traffic growth in the Manikaran Planning Area, an average ‘per capita trip rate’ of 0.8 is used, given the tourist nature of the
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Development Plan for Manikaran Special Area area. This value, which generally varies between 0.8 and 1.2, indicates number of trips undertaken in an area standardized as per person. Following table presents traffic estimation for the following year.
Table 7-4 Traffic Projections Year Total Population (including Peak Projected Vehicular trips Projected trips (in Floating Population per day) per day PCUs) 2020 6584 5267 7287 2025 7590 6072 8097 2030 8718 6974 9004 2035 9996 7997 10032
As shown in Table 7-2, peak volume at Cordon Point 2, near village Jari is fast approaching the capacity. Estimating the future traffic growth, as shown in Table 7-4, traffic is expected to grow steadily in the area. The table below shows the worsening condition of Level Service of the existing road in a ‘Do-Nothing’ scenario. Capacity of the main road is taken as 5200 PCU per day and a 16 hour day is assumed for projections.
Table 7-5 Projected v/c ratio in 'Do Nothing' scenario Year Volume per day Volume per hour (in Existing Capacity (in PCU per Estimated (in PCU) PCU) hour) v/c 2020 7287 455 325 1.40 2025 8097 506 325 1.56 2030 9004 563 325 1.73 2035 10032 627 325 1.93 The above estimates are based on seasonal peak traffic and represent the worst case scenario for traffic congestion. Given the seasonal nature of tourism in the area, this situation is expected to be concentrated only in the tourist-season. Thus, necessary steps should be taken to manage the seasonal traffic to avoid any chaos in the future.
7.9 Proposals The Transport system of a town needs supporting infrastructure to function smoothly. This includes appropriate capacity augmentation by improving the road condition, geometric improvement by widening the bends of roads, public facilities like Public transport terminals and halts, parking, public convenience, illumination, information dissipation etc. The
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Development Plan for Manikaran Special Area transport system of Manikaran is envisaged to be developed as a mix of Traffic Management Technique, Infrastructure and Geometric Improvements along with policy formulations.
8.1.4 Geometric Treatments and Capacity Augmentation Various design strategies which can be incorporated in the geometric improvement plans described herewith:
1. Improvement in Intersection design – Due to hilly terrain, some of the intersections, like junction in Kasol near bus stop, junction in manikaran near hotel Shivalik and at the road intersecting eastern boundary, should be redesigned so as to facilitate better and continuous layout of carriage way along with better turning radius and superior visibility distance. 2. Continuity in Along and Across pedestrian facility design No mobility improvement intervention is complete without facilitating the needs of pedestrians along and across the road. Pedestrian crossings at grade shall be facilitated with provisions of table top crossing and staggered Zebra crossing. This can be provided in Manikaran near bridges and at Kasol near bus stop. 3. Design Sensitivity to surroundings The settlement is a living entity and the transport system design should be sensitive to local needs. Environmental, ecological and cultural practices shall always be respected and preserved in the process of infrastructure development.
8.1.5 Traffic Management Techniques The traffic management techniques are generally advisable for all hierarchy of towns but implemented with segmental need. Broadly these techniques can be classified into effective carriageway improvement techniques and behavioral improvement techniques. Following are the general solutions advised as traffic management techniques –
• Prohibiting on-street parking of vehicles and simultaneously developing off-street parking
• Improving Traffic Discipline such as proper lane use and correct overtaking through signage, education and publicity, which is all the more important in hilly areas
• Reduction in roadside friction through control of abutting land use, access and roadside commercial activity
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• Provision of adequate facilities for pedestrian and cyclists especially in Kasol.
• Imposing restriction upon movement of heavy vehicles during selected periods, specifically peak hours.
8.1.6 Other suggested measures and policies In addition to specific strategies some other support measures and policy are needed which are proposed as under: Augmentation of Capacity and Level of Service for Public Transport: No corridor or town can address the challenge of ever increasing traffic without propagating the public transport. Public Transport can function better with support infrastructure like: o improved and strategic location of bus shelters, o prioritized movement on signalized intersections, o Support system of feeder modes and IPT along the public transport modes o Competitive pricing and special benefits to target group It is proposed that a comprehensive public transport operation policy for Manikaran needs to be evolved on priority. This approach shall not be conventional but unique based upon the demand of the town. Public transport modes also need a comprehensive operation policy which should include planning of their stops, routes, timing of operation and integration of fare with the line haul mode system such as city buses. This is important particularly for Manikaran, which has a large number of tourists visiting the area. Most of the roads within the settlements are pedestrianized. A regular awareness program for Traffic discipline with the help of advertisement, special drives, Traffic Weeks, Incentives to law abiding citizens etc. need to be promoted in city in general and corridor in particular. Effective enforcement policy needs to be evolved so as to ensure no encroachments of the right of way by informal activities, illegal parking, etc.
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Map 7-2 Proposed Transport Facilities in Special Areas
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CHAPTER 8. TOURISM
Special Area is having two settlements. Manikaran is one of the important pilgrimage tourist destinations in Manali- Kullu area due to presence of hot springs which are also revered by both Hindus and Sikhs. Whereas, Kasol is famous for leisure and recreational tourism purpose due to its scenic beauty and trek starting from Kasol. Manikaran can be reached through road and is approximately 45 km from Kullu.
Figure 8-1 Manikaran Special Area in Beas Circuit
Source: http://hptdc.nic.in/cir02.htm
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Development Plan for Manikaran Special Area
As per Himachal Pradesh tourism circuit, Manikaran falls in Beas Circuit. Many tour options are suggested by Himachal tourism department. Various tours which include Manikaran are Parvati Valley tour, Beas tour, River View tour and Kullu Valley tour. Destinations for Beas circuit includes Bilaspur- Mandi- Rewalsar- Kullu- Manali- Rohtang- Naggar- Manikaran. Special Area, Manikaran are having two areas namely Manikaran and Kasol which are having different type of tourist activities. In Kasol, foreign tourists are more frequent and stay there for trekking and leisure activities. In Manikaran, Sikh tourists are predominant due to presence of Gurudwara Sahib followed by Hindu and other tourists due to presence of many temples. Manikaran is having number of other religious tourist places also like Shiv Temple with Hot spring, Ram darbar, Raghunath ji temple, Naina Devi temple. Parbati River adds to the beauty of the place with snow mountains at its backdrop. But, the river is having strong water current which is unsafe for the people to use the river bank for leisure purposes. More sign boards are required to be put along the river for people’s safety. There are many hotels in Kasol and Manikaran to cater the tourists need but facilities need to be upgraded.
8.1 Tourist Places in Manikaran Special Area
i. Manikaran Sahib Gurudwara- This is one of the most important tourist spot in Manikaran where thousands of religious tourists came daily. ii. Rama Temple, Manikaran- Rama temple was built by Raja Jagat Singh in the pyramidal style. Since 1981, a trust is looking after the temple. A free lunger also runs here. Private & government accommodation is also available here, where hot bath's facility has been extended. iii. Shiv Temple, Manikaran- Ancient temple of lord Shiv got slightly damaged and tilted due to the earthquake happened in 1905. It is one of the important religious sight in the area. iv. Kulant Pith- This is one of the most sacred pith among all the piths in India. Vishnu Kund present here is the purest of all. v. The other temples at Manikaran are Bhagwati temple, Krishna temple of Bairagis and Vishnu temple known as Raghunath temple.
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vi. Kasol- Place provides the unforgettable experience of nature’s beauty due to presence of gurgling Parbati river and beautiful hills in the surroundings. Many treks start from Kasol therefore, it attracts lot of tourist especially foreign tourists. River Parbati flowing along the town is another attraction for the visitors who spend leisure time over there. Many cottages or tents are running along the river. vii. Other Places of Interest- There are many other places of interest nearby Manikaran. Some of the important places are Pulga, 16 km on the left bank of river, Pandapaul, Mantala, Chandra khanipass, Kheerganga peak, Chhalal etc.
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Map 8-1 Tourist Destinations in Manikaran Special Area
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8.2 Tourist Foot-fall
Special Area lies Kullu district near to district headquarter Kullu. Area is well connected through road network. Special Area, however, experiences certain issues with respect to tourism. It is connected by major road which is connecting Kullu and Barsheni. Airport is located at Bhuntar whi ch is 30 km from Kasol. Kullu district is visited by about 33 lakh tourists (including Indian and Foreign) every year. Out of which, Special Area is specifically visited by around 40% of the tourists visited to Kullu district. The details of tourist inflow in the district are shown in table 8-3. As per the data available from district tourism office, kullu, there are 12 registered hotels and 10 registered home stays in Special Area. List of registered hotels and homestays are given in annexure 3. But, apart from that, there are also many unregistered hotels also which are serving the tourists.
Figure 8-2 Tourist Places in Manikaran
Hot Spring Nandi Statue in Shiv Mandir
Ram Darbar Gurudwara and Kulant Pith
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Figure 8-3 Treks in and around Manikaran Special Area Map 8-2 Tourist Places near to Manikaran Special Area
Table 8-1 Hotels, Homestays, Guest houses, Restaurants, Agencies and Guides in Kullu District Guest Houses & Home Stay Units Restaurants SBR DBR DOR FS TBR Total Capacity Agencies Guides Kullu 651 74 265 8939 18 848 0 10070 21675 835 266 Source: www.kullutourism.com
Table 8-2 Hotels, Homestays, Guest houses in Kullu District District No. of Home No. Of Rooms Total Bed Stay Units SBR DBR DOR FS TBR Rooms Capacity Kullu 206 9 557 0 15 0 581 1183 Source:www.kullutourism.com
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Table 8-3 Indian and Foreigner Tourist Arrival in kullu District MONTH 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 I F I F I F I F I F I F I F I F I F I F I F January 39575 1514 48455 1910 55129 5452 61325 6445 92577 4520 95739 4990 106270 5714 119234 5247 83464 3673 84300 3713 106218 3342 Februry 61063 760 70491 412 79831 5689 91182 4832 105234 5701 118156 4244 131153 4895 148530 5367 99516 3596 111466 4039 115924 3636 March 106258 3226 119476 710 135676 4056 142898 5126 151237 7912 172567 6257 196726 7383 240520 7811 211658 6874 251873 8180 253132 7363 April 215771 4679 252372 5147 283413 6633 292628 8025 296146 13572 310544 14211 332659 14113 380885 12897 342797 11608 291377 9867 320514 8881 May 222209 7188 238296 8377 292056 8125 314435 7253 288465 14264 295917 7452 301235 12534 344810 14828 393845 17385 342645 15125 383762 11344 June 269969 9678 300241 8533 357887 9544 389295 9853 390419 17157 342426 15522 366542 16147 389508 14694 425553 16214 330910 11855 413637 10432 July 91704 8566 97379 9630 106688 8578 117972 9936 137671 9650 158321 11580 168320 13221 180534 14470 200807 15367 140283 10718 329665 13397 August 58948 10127 69882 8493 79120 7545 89246 8214 99519 9276 150405 13117 165437 14091 180412 15361 289919 17524 271828 11537 456671 13267 September 117828 8134 131048 9415 141531 10486 157566 12665 114368 10916 157925 15084 175664 16520 197893 17136 280176 12658 296986 11899 308865 12136 October 173441 8796 185697 9451 192299 10774 167342 11844 174519 11211 236550 15385 245562 15888 271432 16117 342897 14894 274318 11916 277061 12035 November 55434 4671 58457 5231 65664 10391 67262 10214 72162 5344 103442 7385 112194 7871 102579 7844 186589 8893 167931 7560 171289 7182 December 65124 2310 69213 624 78690 2478 71273 8247 79357 3387 82657 4287 94228 5330 103190 6716 225324 15214 202792 12932 50698 1294 TOTAL 1477324 69649 1641007 67933 1867984 89751 1962424 102654 2001674 112910 2224649 119514 2395990 133707 2659527 138488 3082545 143900 2766709 119341 3187436 104309 Increase in 9.97 -2.53 12.15 24.31 4.81 12.57 1.96 9.08 10.02 5.53 7.15 10.62 9.91 3.45 13.72 3.76 -11.42 -20.58 13.20 -14.41 %age Source: http://himachaltourism.gov.in/
From the above table it is observed that the Indian tourists are increasing over the years whereas foreign tourists are decreasing. Highest tourist flow in the district is during the months of June to October. This is may be due to hot weather in other parts of the country during these months which attract people here to relax and enjoy the pleasant weather. Tourists in Kullu district majorly come for leisure, religious and adventure tourism. Data on tourist inflow particular to Manikaran Special Area is not available with the tourism department but as per the discussion with tourism department of Kullu, it has been told that approximately 40% of the tourists who come to Kullu district, visit Manikaran Special Area.
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8.3 Proposals for Tourism Development
8.3.1 Establishment of tourist information centre Tourist information centre is not present in Special Area. To generate awareness about tourism potential of the area, a handbook listing local tourist places can be published and distributed. Preparation of an annual action plan for the development of tourism in the district to identify projects on a regular basis can also be taken up to develop tourism potential of the area.
8.3.2 Forest Based Recreation Forest based recreation such as nature trails, picnic spots; campgrounds are need to be proposed in potential areas. The existing forest areas are to be opened to public with necessary restriction for picnic and camping activities.
8.3.3 Protection of monuments and environment in Special Area The religious buildings and environmentally sensitive areas like forests and water bodies must be protected from encroachment, pollution and over exploitation. All the natural areas and man-made monuments are near to major access road and river Parbati. These areas are to be protected from getting degraded. Strict measures are to be imposed in Special Area for preservation of such sensitive areas.
8.3.4 Village Tourism Towards promoting local handicrafts, handloom and other allied functions, where talented artisans from all over region can perform, village cum vocational centre to be developed. Besides, a cultural centre has to be developed to perform the regional folk dance and other cultural activities.
8.3.5 Formulation of Volunteer Network for Identified Sites Many treks started from Kasol which are difficult to be monitored all the time. Sometimes people get lost during trekking. To overcome this problem, the department of tourism and district administration should mobilize a volunteer network for taking up necessary work locally. Local people, stakeholders and institutions have to be identified in each locality which can take up the task of monitoring and facilitation of the visitors and other such
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8.3.6 Tourism Branding and Promotion Tourism website for the Special Area which provide information to tourists regarding the places to visit and the months of the year which are best to travel along with hotel reservation, chartered tour operators and other facilities needs to be created.
8.3.7 Improvement in infrastructure Street markings and hoardings and boards should be put on various landmarks and streets and entry points in the town so that the people coming to the town are more informed. Such design intervention will also give an aesthetic appeal to the town.
8.3.8 River side Protection and Beautification Dumping side proposed near river side after consultation with concerned department, therefore while executing the dumping site project, care should be taken that it should not disturb the river ecology.
Landscape features should be added to the space between street/ roads and river bank to enhance the aesthetics of Special Area.
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CHAPTER 9. ENVIRONMENT & DISASTER MANAGEMENT
9.1 Introduction Environment plays a crucial role in establishing the path for future development. Environmental concerns of both natural as well as built environment, not only need to be conserved but also protected from various natural hazards. Manikaran town is endowed with various ecologically sensitive natural features such as rivers, hill slopes and forest areas. Hence, planning for this area needs to be taken up in an environmentally sustainable pattern aiming at urban development which is in sync with its environment.
Overlooking of environmental issues in an area generally increases the disaster risk. Disasters result from the combination of hazard, vulnerability and insufficient capacity or measures to reduce the potential chances of risk. Manikaran town is vulnerable to natural disaster due to its location on hilly terrain along River Parvati. Flood, earthquake, landslide are some of the major threats.
9.2 Environment
9.2.1 Geology and hydrogeology of the study area Manikaran is located in the Upper Beas Basin as per the watershed division of the area. The geology of the Upper Beas Basin is shown in Figure 9-1. Predominantly, areas around the town have alluvium / valley-fill and Proterozoic geological formations.
Kullu district, in general, is endowed with a number of non-metallic, metallic and other minerals. However, only slate mining is carried out for roofing materials and transported to near by districts, which earns a fair amount of money for the people of district.
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Figure 9-1 Geology of Kullu District
Manikaran SA Manikaran SA
Source: Ground Water Information Booklet, Kullu District, Himachal Pradesh, 2013
Hydro geologically the entire area of Kullu district can be divided into porous and fissured formations. Porous formation includes the unconsolidated sediments. These sediments include fluvial channel deposits, valley fill deposits, terrace deposits and alluvial fans. These 78 Town and Country Planning Department, Himachal Pradesh
Development Plan for Manikaran Special Area sediments form the potential aquifers. Unconsolidated sediments underlie Kullu valley, Garsa valley, Manikaran valley, Lag valley and longitudinal valley all along the major rivers and khads. There are lot of hot springs in Kullu and Parbati valleys. Along Beas river valley hot springs vary in temperature from 290C to 590C and in Parbati river valley the thermal springs vary in temperature from 350C to 960C. In Parbati river valley, crystalline rocks of early to middle proterozoic age are thrust over younger middle proterozoic rocks. Thermal springs at Jan, Kasol and Manikaran emerge through quartzites at Balargarh through carbonaceous phillites/limestones, at Pulga through quartz-mica schists/gneisses and granite. Maximum temperature of 960 C is recorded at Manikaran.
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Figure 9-2 Hydrogeology of Kullu District
Manikaran SA
Source: Ground Water Information Booklet, Kullu District, Himachal Pradesh, 2013
9.2.2 Soil The area has predominantly alluvial soil, mainly due to its location in the Parvati valley, which brings alluvium from the upper reaches. The area also has some amount of non-calcic
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9.2.3 Forest Himachal Pradesh, one of the least urbanized states in the country is abundant in forests, with four main classifications based on altitudinal zones –
Lower Montane Zone in Outer Himalaya (up to 1,000metres above m. s. l) Middle Montane Zone in Lesser Himalaya (From 1,000metres to 2,000metres above m. s. l.) Temperate Zone in Greater Himalaya (From 2,000metres to 3,000metres above MSL) Alpine Zone in Trans Himalaya (Above 3,000metres above MSL
Manikaran and its surrounding regions have forests belonging to Montane or Temperate Region, which include the upper hills of lower Himalaya, the middle Himalaya and lower tracts of higher Himalaya; an elevation ranging from 1,500m to 3,500m. The main forest types occurring in this region are: Oak forest – Ban, Kharsu and Moru oak, Deodar forest, Blue Pine Forest, Fir and Spruce forest, Mixed Broad- Leaved forest and Chir Pine forest.
Timber is considered to be ‘Major Forest Produce’ in the region, while ‘Minor Forest Produce’ are Fuel, Animal Products, Bamboos and Canes, Drugs, Grass and other types Fodder, Gums and Resin.
9.2.4 Hydro-electricity Parbati Valley has an immense hydroelectric potential, which is proposed to be utilized by construction of dam on the river with installed capacity to produce 2051 MW electricity. Stage I, II and III on the river Parbati, a tributary of Beas river, when completed, will be the largest hydel-power project in the state.
9.2.5 Ground water resources Ground water resources in Kullu district, in general, get recharged by Snow fall in the higher reaches and rainfall in the lower areas. Overall quality of ground water is potable in the area as per the tests done by Central Ground Water Board. However, hot springs, for which Manikaran is famous, are not of potable water quality. Due to its location along River
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Parvati, Manikaran has potential for getting potable water through shallow aquifers existing along the river. As per the analysis of Central Ground Water Board Manikaran valley- located along Parbati River along with other valleys like Kullu valley, located along the Beas river, Lag valley located along Sarvary khad, Garsa valley-located in the eastern part of Kullu district and small valleys in Sainj, Banjar, Ani can be explored for the development of ground water for round the year and fresh water supplies to the public and for irrigation purpose.
9.3 Disaster Risk Being located in the hilly area and along a Himalayan river – River Parvati, increases disaster risk for Manikaran. Although, at present the Special Planning Area is only sparsely developed, with more than 80% land under forests, increasing tourism in the area and lax development control regulations increase the disaster risk. Natural hazards existing in the area are discussed below.
Kullu district has high vulnerability due to high integrated hazard zoning as explained in the tables below. Earthquake and landslides, which are represented in Seismic Zoning and Hill Zoning are predominant in giving the district a very high value of Integrated hazard Zoning.
Table 9-1 District Level Ranking of Individual (Earthquake, Wind and Climatic) Hazards District Geographical Wind Seismic Climate Hill Zoning Integrated Hazard Area (sq. km) Zoning Zoning Zoning Zoning Kullu 5513 1.5 4.0 1.2 5.0 3.3 Source: DDMP Kullu
Table 9-2 Earthquake Vulnerability Matrix: Kullu District Earthquake Landslide Floods Avalanches Industrial Overall Vulnerability Kullu High High High Medium High Very High Source: DDMP Kullu
9.3.1 Earthquake As per the disaster management plan of Kullu, Manikaran lies in the highest risk seismic zone ie. Zone V and is prone to severe earthquakes. As shown in the figure below, Manikaran lies in close proximity of major earthquake zone.
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Figure 9-3 Earthquake vulnerability of Kullu District
Source : Randhawa et.al, n.d., Risk& Hazard Assessment (Earthquakes): Kullu District, Himachal Pradesh under Indian Himalaya Climate Adaptation Programme
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9.3.2 Landslide In the hilly terrain of Himalayas, landslides have been a major and widely occurring natural disaster that causes noticeable damage to life and property in the area. Manikaran, which is situated on a hill slope has high risk of landslide as shown in the figure below. Most recent landslide occurred on 18 August 2015, which damaged the Gurudwara building. 7 people were killed and 11 were left injured with an estimated loss of Rs. 29 lakhs and ten thousand.
Table 9-3 Landslide Vulnerability Area: Kullu (Area in sq. km) District Severe to High Moderate to Unlikely Total Area very high Low Kullu 1820 3513 65 03 5401 Source: DDMP Kullu
Figure 9-4 Landslide hazard zonation
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Source: Chandel, Brar and Chahuhan, 2011, ‘RS & GIS Based Landslide Hazard Zonation of Mountainous Terrains A Study from Middle Himalayan Kullu District, Himachal Pradesh, India’, International Journal Of Geomatics And Geosciences
9.3.3 Flash Floods The Glacial melting due to global warming is causing major glaciers in the higher hill tops to recede at an alarming rate. This phenomenon combined with heavy rains is a major cause of floods which cause extensive damage to life and property of people and wash away animals, crops, roads and bridges and other buildings. On the flood hazard risk zonation map of Kullu, Manikaran falls in high risk Parbati basin.
Figure 9-5 Flood Risk Map, Himachal Pradesh
Source: Himachal Pradesh Vulnerability Atlas, 2009
9.3.4 Cloud Burst A cloudburst is an extreme amount of precipitation, sometimes accompanied with hail and thunder, which normally lasts no longer than a few minutes but is capable of creating severe flood conditions. It is one of the common disasters in the district which is largely responsible for flash floods.
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9.3.5 Snow Avalanches Major causes of avalanches can be classified into fixed (prime) and variable (exciting) factors such as weather conditions and the weight of the snow cover. Avalanches occur when the types factors happen together. The types and scale of avalanches can differ depending on the combination of these various factors and their scale. Avalanches, river-like flow of snow or ice descending from mountain tops are common in the high ranges of the Himalayas, i.e. at elevations of more than 3500 m and slopes of 30-45°. Avalanche accidents in Kullu District are as follows:
Table 9-4 Avalanche Accidents in Kullu District District No. of Accidents Persons Involved Persons Killed Persons Injured Kullu 6 13 9 4 Source: DDMP Kullu
9.3.6 Wind Storm In simple terms Wind storm is defined as “A storm with high winds or violent gusts but little or no rain”. During winter season Kullu district is prone towards wind storms leads to destruction of lives and properties. Kullu district falls in high damage risk zone having Vb= 47 m/s.
9.3.7 Conclusion i. Landslide vulnerability is high in the Special Area and this issue needs to be addressed while preparing land use plan. ii. Manikaran Special Area falls in high risk seismic zone V. Earthquake disaster mitigation and preparedness measures need to be suggested to reduce the risk of life and property at the time of disaster. iii. Water flow in the river is very fast, which decreases the chances of surviving if drowned. The river freezes during winter months. Many accidents have happened in the past, therefore, measures to mitigate the risk of accidents such as vehicles falling in the river and other mishaps when the river floods or frozen should be taken up. iv. Disaster preparedness and mitigation measures for snow avalanches and cloud burst should be incorporated in the Development Plan of the Special Area.
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9.4 Environmental and Disaster Management Proposals Environment and disaster risk for a given area are intrinsically linked. Many of the disasters occur due to combination of natural hazard and vulnerability. This Development Plan tries to reduce vulnerability by inhibiting dense concentration of population, conservation of forests and environmentally-sensitive Development Control Regulations. This can help in minimizing the disaster risk which exists in the area due to presence of natural hazards. This approach can be categorized as a pre-disaster approach, where instead of solely focusing on acting after disaster has occurred, steps are proposed before the event to minimize its ill- effects.
9.4.1 Proposals Proposals to mitigate disaster risk are detailed in District Disaster Management Plan, but its integration with spatial proposals is under the purview of Development Plan. The following are proposed to conserve the environment as well as to minimize disaster risk.
Delineation of undeveloped zone – This zone, which comprises of protected forest in the SPA, covers more than 80% of the area. Construction shall not be allowed in this zone, except for temporary structures subject to conditions specified in the Development Control Regulations and only with special permission. Due to high flow of the current in the River Parvati, banks are to be strengthened and provided with security measures like handrails and chains. Construction on slopes more than 450 shall not be allowed, while construction on slopes between 300 and 450 shall be only after prior permission from the authority. New building permission shall only be given to buildings incorporating earthquake- resistant designs.
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CHAPTER 10. LAND USE
This chapter deals with components of use of land such as existing spatial growth trends, and existing land use along with the future proposals for the horizon year 2035.
10.1 Introduction
Existing land use map was prepared by interpretation of the satellite imagery with ground verification in the year 2016. In an initiative for preparing GIS enabled base map of the Manikaran Special Area, Government of Himachal Pradesh had procured a Base Map from NRSC which has been verified by ground truthing and a final base map has been prepared by incorporating deviations in existing land use as observed through ground truthing. The final base map so prepared has been used for existing land use analysis and for framing the future proposals.
10.2 Existing Land Use in Manikaran Special Area - 2016
The Manikaran Special Area contains two rural settlements namely Manikaran and Kasol. Though the entire Special Area extends over 346.86 ha, the settlements are developed over only 28.04 ha, the rest of the area constituting the natural ecological area such as forests, water bodies and currently undeveloped agricultural land. The existing land use analysis of the Special Area is given below in Table 10-1
Table 10-1 Existing Land use – Manikaran Special Area, 2016 (After LU Validation) Land Use Categories Area in hectares Percentage Developed Area Residential 10.62 38.09 Commercial 4.93 17.68 Mixed Use 1.24 4.45 Public and Semi Public 3.43 12.30 Transportation and Communication 3.27 11.73 Green/Open Space 4.39 15.75 Total Developed Area 27.88 100.00 Developed area percentage to Total Area 8.04
Agriculture 60.39 18.93 Forest 253.25 79.39 Waterbodies 5.34 1.67
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Total Undeveloped Area 318.98 100.00 Undeveloped area percentage to Total Area 91.96
Total Area (Developed and Undeveloped) 346.86
Source: (Land Use Validation- REPL, 2016)
Note: As per Census of India data, area of two revenue villages are 1216 ha whereas while demarcating the Special Area as per notification and satellite imagery, area comes out to be 346.86 ha.
From the above table, it is evident that 91.96% of the total land is undeveloped area only 8.04% of the land is developed area. Developed area has been further sub-divided in to the following categories. Existing land use (ELU) is shown in Annexure 4 and ELU superimposed on sajra is shown in annexure 5.
10.2.1 Residential Use As per the physical survey and land use validation, 10.62 ha of land is used for residential purpose to accommodate a population of 2016. Total residential area is 38.09 % of the developed area.
10.2.2 Commercial use Commercial development has been confined mainly to the major access road coming from Kullu going to Barsheni. Being a tourist attraction town, most of the commercial activities are related to retail shops and hotels. Total area within the commercial use is 4.93 hectare which is 17.68% of the developed area.
10.2.3 Mixed use Being a tourist destination, mixed use development has been seen along the major roads and near to the tourist spots. Out of the total developed land, 1.24 ha is under this use which is around 4.45% of the developed land.
10.2.4 Transport and Communication A total of 3.27 hectare land is under the Transport and Communication use which is 11.73 % of developable area.
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10.2.5 Public and Semi-Public Use About 3.43 hectare of land is under the Public and semi-public use which is 12.30% of total developed land. Public and Semi- Public land use in Special Area consist of forest offices and rest house, education facilities and health facilities.
10.2.6 Agriculture and Open Space 60.39 ha land is under agriculture and open space use which is 18.93% of the undeveloped land.
10.2.7 Ecologically Sensitive Area Special Area is having large amount of land under this use. Forest and water bodies account 153.25 ha and 5.34 ha respectively.
This area also includes the green buffer/ no construction zone.
10.3 Growth Direction
The growth of town is limited due to the presence of physical constraints, mainly by Parbati river on north-west and forest on the south-eastern side of Special Area. Availability of land is analysed regarding growth potential and it is found that there is scope for growth along the major access road and some other roads. All the major development in the area can be seen in and around Manikaran and Kasol towns.
10.4 Spatial Planning Concept
For preparing the proposed land use plan, the areas have been identified for different land uses based on locational attributes of each land use, existing trends of development and nature of economic activities. Natural conservation and eco sensitive areas have been identified as no development zones and all along the water bodies a green buffer provide to protect water front areas. A special care has been taken to evenly distribute facility areas, open spaces and retail commercial areas in different parts of the town and integrated with residential use.
The proposed land use (PLU) plan so derived is shown in Annexure 6 and Table 10-4. PLU superimposed on sajra is shown in Annexure 7.
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10.5 Proposed Land Use- 2035
The scope of the Development Plan is limited to the broad planning and allocation of land for various uses such as residential, commercial, industrial, institutional, public semi-public etc. It proposes land-use plan for successful functioning of the city. Planning of transportation facilities shall be aimed at safe and better traffic circulation system. Conservation of natural resources and heritage such as water body, forest, etc. shall be taken on a priority basis. The development plan is supported by a set of zoning and sub- division regulations for controlled development in each zone. Therefore, Development Plan is important instrument for regulating and guiding development of the area over a period of time and contributing to planned development. As such the Development Plan comprises of the following components:
1. Proposed Land use Plan 2. Zoning Regulations
10.5.1 Land Requirement Land is a scarce resource, on which entire infrastructure and human settlement is created. Before proceeding to prepare Land use plan, optimum utilization of land is to be worked out on the basis of need assessment of the projected population, prevailing and envisaged trends and norms and standards (URDPFI Guidelines).
Manikaran Special Area falls in hilly region and also the tourism based city therefore, norms taken for calculating land use are based on norms prescribed for hilly region as well as tourism city in URDPFI guidelines (para 5.5.4.3 ). Land Use structure for Heritage/ Religious/ Tourism City as provided in is shown in table below:
Table 10-2 Land use structure for Heritage/ Religious/ Tourism City S. No. Land use Category Percentage of Developed Land 1 Residential 35- 40 2 Commercial 5-7 3 Industrial 4-5 4 Public and Semi- Public 10-12 5 Transport and Communication 12-14 6 Recreational and Water bodies 10-12 7 Special Areas ((including heritage and religious areas) 7-10
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Total 100 Source: URDPFI Guidelines
Table 10-3 Land use structure for Hill Towns S. No. Land use Category Percentage of Developed Area in Small Towns 1 Residential 50-55 2 Commercial 2- 3 3 Industrial 3- 4 4 Public and Semi- Public 8- 10 5 Recreational 15- 18 6 Transport and Communication 5-6 Ecological Balance Source: URDPFI Guidelines
Considering the above tables 10-2 and 10-3 proposed land use structure has been worked out. Areas with slope less than 30° are generally stable and suitable for development, whereas land with slope between 30°- 45° should be developed with appropriate technology. Areas with more than 45° slope should be used for construction purpose. The planning of Special Area is done considering the mix of hill town and tourism town.
Table 10-4 Proposed Land use Distribution- Master Plan Area 2035 Land Use Categories Existing Additional Proposed Percentage Area in ha Area in ha Area in ha Developed Area Residential 10.62 6.97 17.59 40.98 Commercial 4.93 0.17 5.10 11.88 Mixed Use 1.24 1.44 2.68 6.24 Public and Semi Public 3.43 3.05 6.48 15.10 Transportation and Communication 3.27 1.87 5.14 11.98 Green/Open Space 4.39 1.54 5.93 13.82 Total Developed Area 27.88 15.04 42.92 12.37
Agriculture and Open 60.39 45.35 14.92 Forest 253.25 0.00 253.25 83.32 Waterbodies 5.34 0.00 5.34 1.76 Total Undeveloped Area 318.98 303.94 100.00 Total Area (Developed and Undeveloped) 346.86 346.86
Note:- However land proposed under public and semi- public uses can be shifted as per site conditions/ land made available by the district Administration as well as concerned department.
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The existing land use of the Special Area shows that the developed area constitute around 8.04% of the total Special Area with 27.88 ha of land area, with a density of 45 persons per ha. For the plan period of 2035, it is estimated that the population of the area will be increased to 2,790 of population with an absolute increase of about 1,558 persons from 2016. It is estimated that an additional land of 15.04 ha will be required to accommodate the additional population up to 2035. A total of 42.92 ha land area will be required to accommodate population of 2,790 by 2035. Density of 65 persons per hectare is proposed till perspective year 2035 which is as per the density norms prescribed for small hill towns.
10.5.2 Residential Residential area is proposed by considering the trend of development and land availability in Special Area. Total 17.59 ha land is proposed under residential use to accommodate the future population of 2035.
10.5.3 Commercial Use The requirement of commercial activities in Special Area are mainly limited to retail activities that are mainly catered by small shops in the residence in non-tourist centres. The provision of commercial facilities in tourist centres is to be reviewed for two major aspects. First, the boarding and lodging requirements of the tourists and second the informal activities near tourist spots.
The requirements for commercial use have been worked out on the basis of projected population and floating population. A total 5.10 ha land is proposed under this use which is 11.88 % of the developed land.
10.5.4 Mixed Use As per the existing trend of development, mixed use development is taking place, therefore 2.68 ha land is proposed for mixed use which is 6.24% of the proposed land use.
10.5.5 Public and Semi Public Areas Provisions have been made for public and semi-public uses. Land allocated for this use will include education, health care, religious, cultural activities, police protection, cremation and
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However sites/land have been allocated for public and semi- public uses but the same can be shifted as per site conditions/availability of land.
10.5.6 Green and Recreation Spaces In Special Area, there is very less organized green spaces due to lack of availability of land. Forest land is in abundance in the area. In Kasol, forest land near river is having picturesque view which is proposed to be developed as nature trail so that local people as well tourist can spend some leisure time there. The ownership of the land will not be changes but it can be used for recreational purpose. Therefore, including green and recreational spaces, total area under this land use comes out to be 5.14 ha which 11.98% of the total developed land.
10.5.7 Traffic and Transportation Special Area is having one major spine which is serving the entire area. Other local roads exists in the area which is serving Kasol and Manikaran town. Pedestrianized street exist in Manikaran which is serving the entire religious tourist interest area. During the peak season, congestion can be seen in town areas. Therefore, traffic management has to be done with the help of volunteers. Safety measures will be taken to avoid accidents.
Total 5.14ha land is allocated for traffic and transportation use which is 11.87% of the developed area.
10.5.8 Undeveloped Area Forests, water bodies and vegetation is in abundance in Special Area. Strict measures to conserve the natural resources should be taken up by the local authority. These areas are declared as Eco-sensitive Zone in the Development Plan. In Kasol and Manikaran, there is lack of open spaces for the tourists and local people. Therefore, some of the forest areas shall be developed as Eco park/ Nature park with due permission of the forest department.
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CHAPTER 11. ZONING AND SUB-DIVISION REGULATIONS
11.1 Introduction
The development control regulations ensure that the development of the region takes place in accordance with the land use plan. Since various land uses have different characters, separate set of regulations establishing reasonable and minimal control over the land use has been framed. This can prevent overcrowding in buildings and land thus ensuring adequate facilities and services. These regulations will promote public health, safety and general welfare of the community.
The regulations are framed keeping in mind the character of each zone along with their relevant activity mix, for the desired development as proposed in the new regulations. The use based guidelines detail the permissible, restricted and non-permissible activities in each zone.
11.2 Use Zones Designated
There shall be 7 land use categories divided into use Zones as given below:
Table 11-1: Land Use categories divided into Use Zones LEGEND S. Land use Activities Permitted Code No. Residential,Shop,Kiosks,AttaChaki,Canteen/Foodcourt, Petrol –Diesel Pump,Bank, Telecommication Centre, Guest house, Hostel,Orphanage ,School, Creche, Old age home, 1 Residential R R&D Centre,Marriage hall, Health Centre, Health club, Meditation Centre, OHT,Electric Sub Station, Parking, Parks/Play ground. Professional /personal/Agent office, Bank, Commerce/ Trading office, Guest house,Boarding house, Day care cente, Vocational institute ,Post office, Police/Fire station, 2 Commercial C Libary,Health centre,Health club, Dance/music/art centre, Banquet hall, OHT, Electric Sub Station, Parking, Parks/Play ground, Garage, Mix of two or more land uses which are not obnoxious in 3 Mixed use MU nature
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Administrative Offices, Institutional, Public Utilities/ Services/ Tele Communication centre , Grouping Housing Public- Semi ,Retail shop, Repair shop, Vending booth, Kiosks, Food 4 PS Public court, Petrol-Diesel Pump,Multiplex, Guest House,Hostel, Boarding house, Jail,OHT, Electric Sub Station, Parking, Parks/Play ground ,Garage, Swimming pool. Roads/Bus Stand/Parking Space/Taxi Stand, Repair Shop,Vending booth, Coal/wood Selling area,Building Transportati material market, Cold storage, Hotel, Serviced 5 T on apartment,Foodcourt, Govt-semi Govt office, Police Line/Station , Telecommication Centre, Guest House, Night Shelter,OHT, Parks/Play ground. Park/ Garden/ Zoo/ Playground, Residential, Retail shop, Vending booth, Kiosks, Food court, Govt-Semi office, Telecommication Centre,Guest House, Night shelter, Police 6 Recreational post/station,Fire station,Libary, Health Club, Dance/Music P centre, Meditation centre, Soical /Welfare centre, OHT/Water works,Electric Sub- Station,Parking, Bus stand/Rain shelter. Agricultural fields/ Farms/ Orchard/ Plant Nursery/ Social Forestry,Residential/Group Housing, Retail shop, Wholesale market, Coal/wood Selling area, Vegitable/Fruit Agriculture/ market,Cold Stroage, Petrol-Diesel Pump,Gas Godown, Non Built- 7 Sugar/Rice/Floor mill,Milk Collection centre,School, Health NB up/Open land Centre, STP,OHT/water works,Compost plant, Tele communication tower,Religious,Golf/racecourse, Recreational club/Swimming pool, Botanical /Zoological garden,Shooting range.
There will be certain activities/utilities which shall be permitted and prohibited in different use zones. The table below highlights the permitted and prohibited acivities in detail. The
Uses Permitted The activities/utilities which are ancillary to the Main Land Use are planned and permitted. i. Conditionally Permitted The activities which are planned and permitted under the required terms and conditions in connections with the Main Land Use on the basis of their specific requirements. The required terms and conditions are as follow: 1. Residential area on the upper floors except the ground floor 2. 5 percent of the total Special area (maximum 5 percent of the total Special area)
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3. On minimum 3 m road 4. On minimum 5 m road 5. On minimum 7 m road 6. On minimum 9 m road 7. On minimum 9 m road for maximum up to 20 beds ii. Specially Permitted These activities will be planned or permitted after specific permission of the Authority keeping in view the infrastructure and their environmental impact on the surrounding area etc. i.e. on the basis of the merits and demerits each case. The required terms and conditions are further exemplifies in the zoning matrix (Table 11-2). The ASI site, Gauri Shankar Temple falls under special area. In this context, the provision of separate regulation for the heritage building stands as per the norms of ASI, New Delhi. iii. Uses Prohibited These activities will not be permitted in the designated Land Use Zone. The details of regulations regarding uses permitted, permitted conditionally, specialy permitted and uses prohibited are stated through the index table below and Land Use Matrix (Table 11-2).
INDEX Use Permitted P. Specially Permitted** SP Conditionally Permitted* 1 to 7 Uses prohibited*** NP * Refer point i ** Refer point ii *** Refer point iii
Table 11-2 Zoning Matrix Each use zone is sub-divided into use premises and permission of use premises in each use zone at the time of layout preparation will be governed by the matrix below. Non Built Comme- Mixed Transp- Recrea- Up Land Use Residential PSP Agriculture S. rcial Use ortation tional Land/ No. open space Activities 1 2 3 4 5 6 7 8 Residential 1 Residential House / P. SP 1 NP NP 3 P. NP Plot 97 Town and Country Planning Department, Himachal Pradesh
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Group Housing P. NP P. 2 NP NP SP NP Commercial Retail shop 3 P. P. P. NP SP SP NP Repair shop 3 P. P. 4 P. NP SP NP Vending booth 3 P. P. P. SP SP NP NP Showroom NP P. P. NP NP NP NP NP Weekly Market 4 P. P. NP NP SP SP NP Convenience 4 4 4 P. NP NP NP NP shopping centre Local/ Sector level 4 4 4 NP NP NP NP NP Shopping centre Shopping Mall NP 5 5 NP NP NP NP NP Informal Commercial Unit 3 P. P. SP NP SP NP NP (Kiosk) Wholesale Market/ NP P. SP NP NP NP SP NP Mandi Confectionary / 3 P. P. NP NP NP NP NP 2 Atta Chakki Coal / Wood Selling NP P. P. NP P. NP SP NP Area Building Material NP NP NP NP P. NP NP NP Market Vegetable / Fruit NP P. P. NP NP NP SP NP Market Cold Storage NP NP SP NP SP NP SP NP Hotel NP 4 4 NP SP NP SP NP Serviced P. SP P. SP SP NP NP NP Apartment Restaurant / Canteen / Food 4 P. P. P. P. P. SP NP Court Petrol/ Diesel/ Gas 5 SP P. 5 NP NP 4 NP Filling Station Gas Godown NP NP SP NP NP NP SP NP Cinema/ Multiplex NP 5 5 SP NP NP SP NP Industrial Small/ Light NP NP 4 NP NP NP SP NP Industry Suger Mill, Rice 3 NP NP NP NP NP NP SP NP rollers / Flour Mill Milk Pasteurization and collection NP NP NP NP NP NP SP NP centre Offices Govt. / Semi Govt. / 4 Public 3 NP P. P. P. SP NP NP Undertaking/ Local Body Office
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Professional/ Personal/ Agent P. P. P. P. P. NP NP NP Office Bank SP 4 P. P. P. NP NP NP Commerce / 4 P. P. P. P. NP NP NP Trading Offices Labour Welfare NP NP SP P. P. NP NP NP Centre P.A.C. / Police Lines NP NP SP P. SP NP NP NP Satellite/Wireless/ Telecommunication SP NP SP P. SP P. NP NP Centre Public Semi Public Guest House/ 4 SP P. P. P. P. SP NP Lodging Boarding House / 3 SP P. SP P. P. NP NP Night Shelter Hostel 3 NP P. SP NP NP NP NP Reformatory and SP NP P. NP NP NP NP NP Orphanage School for mentally/ 3 NP SP SP NP NP NP NP Physically Challenged Persons Jail NP NP NP SP NP NP NP NP Creche & Day care P. SP P. 4 NP NP SP NP centre Old age home P. NP P. NP NP NP NP NP Primary Educational 3 NP SP SP NP NP SP NP 5 Institutions Senior Secondary 5 NP SP SP NP NP NP NP School Vocational Institute 5 3 P. P. NP NP NP NP Post office 3 P. P. P. NP NP NP NP Telephone, Radio and Television NP NP P. SP NP NP NP NP Office / Centre Police Station / Police Post / Fire 4 P. P. P. P. P. NP NP Station Library 3 P. P. P. NP P. NP NP R & D Centre SP NP P. P. NP NP NP NP Health Centre/ Family Welfare P. P. P. P. NP NP SP NP Centre/Dispensary Hospital NP NP SP 7 NP NP NP NP Nursing Home 6 NP P. 7 NP NP NP NP
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Clinical Lab / NP NP P. NP NP NP NP NP Diagnostic Centre Health Club/ P. SP P. SP NP P. NP NP Gymnasium Dance/ Music/ Art 3 3 P. NP NP P. NP NP Centre Yoga/ Meditation 3 NP P. NP NP P. NP NP Centre Banquet Hall/ Barat SP SP 4 SP NP NP NP NP Ghar Socio-cultural 5 5 4 SP NP P. NP NP Centre Social Welfare NP NP P. P. NP P. NP NP Centre Cremation/ Burial ground/ NP NP NP P. NP NP NP NP Crematorium Utilities Sewerage Treatment Plant / NP NP NP SP NP NP SP NP Sanitary Landfill Site Tube well/ 6 Overhead tank/ P. P. P. P. P. P. P. NP Electric sub-station Water Works NP NP SP NP P. P. SP NP Compost Plant NP NP NP NP NP NP SP NP Slaughter House NP NP NP NP NP NP NP NP Cellular / Mobile SP SP SP SP NP SP SP NP Tower Transportation Open parking P. P. P. P. P. SP SP NP Taxi/ Auto / P. P. P. P. 3 3 SP NP Rickshaw stand Bus Stand/ Shelter 4 P. 4 P. P. P. NP NP 7 Bus Terminal NP NP 5 NP P. NP NP NP Motor Garrage/ Service Garrage/ NP P. P. SP 4 NP SP NP Workshop Loading / NP NP P. NP 4 NP NP NP Unloading Platform Weighing Bridge NP NP 5 NP P. NP NP NP Parks and Recreation Parks/ Playgrounds P. P. P. P. P. P. P. NP 8 Multipurpose open spaces (Ramlila Ground/ NP NP SP SP NP P. SP NP Exhibition/ Circus etc.)
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Golf / Race course NP NP SP NP NP P. SP NP Stadium / Sports NP NP NP NP NP P. NP NP training centre Amusement Park NP SP SP SP NP P. NP SP Recreational Club / 4 SP SP SP NP P. SP SP Swimming pool Botanical/ Zoological garden, NP NP P. NP NP P. SP SP Bird sanctuary, Aquarium Shooting Range NP NP NP NP NP P. SP NP Agriculture Orchard/ Plant Nursery/ Social P. P. P. P. P. P. P. NP Forestry Farm House NP NP NP NP NP NP 2 NP Dairy farm NP NP NP NP NP NP P. NP 8 Poultry farm NP NP NP NP NP NP P. NP Agricultural equipment NP NP P. NP SP NP SP NP workshop/ service centre Dhobi Ghat NP NP NP NP NP NP P. NP Note: In the event of an activity in land use not specifically mentioned in the table above and the activity Specially Permitted/not permitted in land uses mentioned above may be provided at the discretion of the Competent Authority, keeping in view the requirement, general interest of public, site condition as well as Town design.
11.3 Development Control Regulations (DCR)
Regulations/ Building Bye Laws are legal tools used to regulate coverage, height, architectural design and construction aspects of buildings so as to achieve orderly development of an area. They are mandatory in nature and serve to protect buildings against fire, earth quake, noise, structural failures and other hazards. Regulations/ Building Bye Laws help to avoid encroachments and protect the right of way.
All mandatory Master Plan/ Development Control Regulations regarding use, coverage, FAR, set-backs, open spaces, height, number of storeys, number of dwelling units, parking standards etc., for various categories of buildings, including modifications therein, made from time to time, shall be applicable mutatis-mutandis in these Building Regulations. All amendments/ modifications made in these Regulations will automatically be included as part of these Regulations.
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11.4 Applicability of Regulations
These Regulations shall be applicable to all building activities and be read in conjunction with the Himachal Pradesh Town and Country Planning Act, 1977 and the Himachal Pradesh Town and Country Planning Rules, 2014 as amended from time to time and shall be applicable for a period for which this Development Plan has been prepared, after which these shall be reviewed. Till such time the reviewed Regulations are notified, these will continue to be in force.
11.4.1 Part Construction In case of part construction, where the whole or part of a building is demolished or altered or re-constructed, except where otherwise specifically stipulated, these Regulations shall apply only to the extent of the work involved.
11.4.2 Re-construction The re-construction in whole or part of a building which has ceased to operate due to fire, natural collapse or demolition having been declared unsafe, or which is likely to be demolished, as the case may be, these Regulations shall apply.
11.4.3 Existing approved buildings Nothing in these Regulations shall require the removal, alteration or abandonment, nor prevent continuance of the lawfully established use or occupancy of an existing approved building unless, in the opinion of the Competent Authority, such a building is unsafe or constitutes a hazard to the safety of adjacent property or to the occupants of the building itself.
11.5 Development Permission
Development or re-development shall carry out including sub-division on any plot or land (not forming part of any approved layout plan or scheme) after obtaining approval for the layout plan from the Competent Authority only.
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11.6 Building Permission
11.6.1 Building Permission Any person intending to erect, re-erect or make addition/ alterations in any building or cause the same to be done shall first obtain appropriate building permission for each such building from the Competent Authority.
The following item of works are exempted from the above Regulation:
i. Plastering/cladding and patch repairs, except for the Heritage Buildings where Heritage Conservation Committee’s permission is required.
ii. Re-roofing or renewal of roof including roof of intermediate floor at the same height.
iii. Flooring and re- flooring.
iv. Opening windows, ventilators and doors opening within the owners plot.
v. Rehabilitation/repair of fallen bricks, stones, pillars, beams etc.
vi. Construction or re- construction of sunshade not more than 0.45 Metre in width within one’s own land and not overhanging over a public street.
vii. Construction or re-construction of parapet and also construction or reconstruction of boundary walls as permissible under Bye Laws. viii. White washing, painting etc. including erection of false ceiling in any floor at the permissible clear height provided the false ceiling in no way can be put to use as a loft /mezzanine floor etc.
ix. Reconstruction of portions of buildings damaged by storm, rains, fire, earthquake or any other natural calamity to the same extent as existed prior to the damage as per sanctioned plan, provided the use conforms to provisions of Development Plan.
x. Erection or re-erection of internal partitions provided the same are within the preview of the Bye-laws.
xi. For erection of Lifts in existing buildings unless it does not affect the free movement.
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xii. Change/ Installation/ re-arranging/ relocating of fixtures or equipments without hindering other’s property/ public property shall be permitted. xiii. Landscaping xiv. Toilet/Washroom, Security Room, up to a maximum area of 9.00 M2 only (permitted within setback area, provided it does not obstruct fire vehicles movement) in plot more than 3000 M2.
xv. A Porta cabin up to 4.50 M2 permitted within setback area, provided it does not obstruct fire vehicles movement.
11.7 Grant, Refusal and Deemed to be Sanctioned
If within the time limit stipulated in the Himachal Pradesh Town and Country Planning Act, 1977 as amended from time to time for various categories of buildings specified therein or the Competent Authority fails to intimate in writing to the person, who has applied for permission of its refusal or sanction or any intimation, the application with its plans and statements shall be deemed to have been sanctioned;
Provided that the fact is immediately brought to the notice of the Competent Authority in writing by the person; and
Subject to the conditions mentioned in these Bye-laws, nothing shall be constructed to authorize any person to do anything in contravention or against the terms of lease or titles of the land or against any other Regulations, Bye-laws or Ordinance operating on the site of the work.
In case the Competent Authority rejects the application due to any reasons, the applicant can re-submit the building plan along with fees and with compliances.
11.8 Already permitted buildings
Building permission issued by the Competent Authority before these Regulations come in to effect and where construction is in progress and has not been completed within the specified period from the date of such permission, the said permission shall be deemed to be valid and shall only be eligible for re-validation thereunder. Accordingly, where the
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11.9 Procedure for Obtaining Permission
11.9.1 Application and Fee The application for development of land to be undertaken on behalf of the Union or State Government under Section 28 and under Section 29 by a Local Authority or any Authority specially constituted under the Himachal Pradesh Town and Country Planning Act, 1977 as amended from time to time shall be accompanied by such documents as prescribed under Rule- 14 of the Himachal Pradesh Town and Country Planning Rules, 2014. The application for development of land to be undertaken under Section 30 by any person not being the Union or State Government, Local Authority or any Authority specially constituted under the Himachal Pradesh Town and Country Planning Act, 1977 shall be in such form along with the Specifications Sheet and Schedule attached with these forms and containing such documents and with such fee as prescribed under Rule 16 of the Himachal Pradesh Town and Country Planning Rules, 2014. All the applications shall be made online.
11.9.2 Documents Required Apart from above, the applicant shall furnish the following additional documents namely:
(i) Location Plan in the Scale of 1:1000, showing North direction indicating the land in question, main approach roads, important physical features of the locality/area, important public buildings like School, Hospital, Cinema, Petrol Pump, existing land uses /building uses surrounding the land. (ii) Site Plan in the scale of 1:200, showing North direction indicating the proposed site, approach road, adjoining buildings, the existing drainage and sewerage showing the built up and open area clearly. Site must tally with the shape and dimensions of plot shown in the Tatima or as per actual at site duly verified by the competent authority. (iii) Building plan, showing elevation and section in the scale of 1:100.The architectural drawings duly signed by the applicant and licensed/registered Architect/ Planner/ Engineer/ Draftsman along with his/ her address and Registration number.
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(iv) Recommended notation for colouring of plans: The site and building plans shall be coloured as specified in the table given below. Where items of work are not identified, the colouring notation used shall be indexed Table : Colouring of Plans
Sr. No. Item Site/ Building Plan 1. Plot lines Yellow 2. Road/ Street/ Path Black 3. Proposed building line Red 4. Existing work (Outline) Green 5. Work proposed to be demolished Orange 6. Sewerage Dark Brown 7. Water Supply/ RWH System Sky Blue 8. Drainage Dark Blue (v) A copy of Treasury Challan Form/ receipt vide which requisite fee has been deposited shall be uploaded online after approval of the case in principle by the department. (vi) Ownership documents, i.e. latest original Jamabandi. (vii) Latest original Tatima showing Khasra number of land in question, adjoining Khasra numbers from all sides of plot and approach path with dimensions. (viii) In the Site Plan, the distance of electricity line, from development as per Indian Electricity Rules, in case any electricity line is passing over or nearby the proposed site be shown. (ix) A certificate from the Nagar Panchayat or Gram Panchayat or Development Authority or Local Authority, as the case may be, shall be enclosed to claim compensatory benefit in support of taking over the land surrendered for development in public interest such as road or path and designating it as Public Street/ infrastructure shall be submitted. The land surrendered for development of Public Street/ infrastructure shall be registered by the Revenue Authority. Provided further that the applicant shall be compensated by allowing additional Floor Area Ratio (FAR) in lieu of surrendering the land for public purpose. The extra FAR shall not exceed the area surrendered for public purpose.
Important- Total plot area will also include the area surrendered for path so that applicant gets compensation in form of FAR for any land surrendered in public interest.
(x) The Structural Stability Certificate shall be submitted by the applicant on submission of planning permission case and at the time of completion of structure duly singed by the registered Structural Engineer, including soil investigation report and structrual design basis report as per provisions for safety against natural hazard. 106 Town and Country Planning Department, Himachal Pradesh
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11.10 General Regulations
The following general regulations shall apply to all development activities in each of the land use zones in the left out area:-
i. No building or other structure shall be erected, re-erected or materially altered without the permission of the competent authority. ii. No yard or plot existing at the time of coming into force of these regulations shall be reduced in dimension or area below the minimum requirement set forth herein. The yards or plots created after the effective date of these requirements shall meet at least the minimum requirements established by these regulations. All the plots registered prior to coming into force of these regulations shall be treated as plots irrespective of their size subject to the condition that 3.00 m wide path abutting one side of the plot will be the basic requirement. If 3.00 m wide path is not available at site in newly developed area and if it is less in width then the owner shall surrender the remaining land from his plot to make the path as 3.00 m wide. The construction would be allowed on hereditary owned smaller plots and the regulations for maintaining minimum plot size/area shall not be insisted on such hereditary owned smaller plots. iii. The height of a building shall further be related to the width of abutting path:
For path less than 3.0 M and non-vehicular (for residential use only) - 12 Meters For path 3.0 M but vehicular - 15 Meters For path between more than 3.0 M - 18-21 Meters
The following structures shall not be considered in regulating the height of the building: - Roof tanks and their supports not exceeding 2.00 Meter in height. Mechanical, electrical, HVAC, Staircase mumty, lift rooms and similar service equipment not exceeding 3.00 Meter in height.. Architectural features serving no other function except that of decoration, chimneys, poles, parapet and other projections not used for human habitation, may extend beyond the prescribed height limits, not exceeding 1.50 Metre in height, unless the aggregate area of such structures exceeds 1/3rd of the roof area of the building on 107 Town and Country Planning Department, Himachal Pradesh
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which these are erected. Solar panels installed on the roof. These height regulations shall not apply to the structures housing main seat of Deity /Sanctum / Sanctorum which are part of religious buildings e.g. Temples, Mosques, Gurudwaras, Churches, etc. provided it is so designed and approved by the Competent Authority. The height restrictions shall apply to the ancillary structures like dharamshala, sarai etc. iv. Maximum acceptable slope for development shall be 45 degrees.
v. Maximum height of plinth level shall be 2.00 Meters.
vi. Area zoned for public and semi-public uses and parks and open spaces shall not be built upon or used for any purpose other than parks, play grounds and recreation. These may, however, with the prior permission of the competent authority be permitted temporarily for a period not exceeding 30 days to be used for public entertainment purposes and shall be removed at the end of the period and shall in no case be permanently erected. vii. The existing non-conforming uses of land and buildings, if continued after coming into force of this Development Plan, shall not be allowed in contravention of provisions of Section-26 of the Himachal Pradesh Town and Country Planning Act, 1977. viii. Normally the cutting of the natural profile shall not exceed more than 3.50 Meter. However, in extraordinary cases where hill cut or excavation is more than 3.50 meter site development plan/Cross section showing retaining/breast wall etc. would be prepared by the Structural Engineer.
ix. No wall fence and hedge along any yard or plot shall exceed 1.50 m in height.
x. On a corner plot bounded by a vehicular road in any land use zone, nothing shall be erected, placed, planted or allowed to grow in such a manner so as to materially impede the vision to avoid accidents and for smooth running of vehicular traffic.
xi. No planning permission for development shall be granted unless the road/path on which land/plot abuts is properly demarcated and developed.
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xii. Drainage shall be regulated strictly according to natural profile of land with a view to prevent landslides, soil erosion and to maintain sanitation.
xiii. In case of petrol filling station, the layout plan/ norms of the Indian Oil Corporation (IOC) shall be adopted. However, on National Highways and State Highways the front setback shall be kept as 8.00 m from acquired width of the Highway or as mandate of HPPWD. If the rear and side setbacks are not mentioned in the layout plan of IOC, the sides and rear setbacks shall be 2.00 m minimum.
xiv. Minimum building width of 5.00 metre be ensured without insisting on setbacks on smaller plots. xv. In case of irregular plot or in case of site constraints, uniformity of setbacks shall not be insisted and on & average setback shall be considered.
xvi. There would be mixed land use in Development Plan as per matrix, however, such uses which are obnoxious, hazardous or industries emanating pollution would not be allowed. Hence, this will not attract any change of landuse in the entire Planning Area.
xvii. All commercial/ public and semi-public buildings above 15 meter height shall have the provision of barrier free access. xviii. Minimum front set back from the line of controlled width of Highways and other Himachal Pradesh Public Works Department’s scheduled roads falling within the Planning Area or Special Area limits (excluding the land, included in the inhabited sites of an village as entered and demarcated in the Revenue record or on sites in notified Municipal area that are already built up) shall be 3.00 M. Minimum front setback for non-scheduled roads and Municipal roads shall be as per the regulation of respective landuse.
xix. Construction other than as is permissible under the Himachal Pradesh Road Side Control Act, 1972 would not be allowed on the controlled width of National Highway Authority of India (NHAI) or Himachal Pradesh Public Works Department (HPPWD).
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xx. In open area of permissible setbacks (other than controlled width) small temple, porch, garage, detached toilet/ store, septic tanks, other services/stairs would be permissible in case of 3m setbacks.
xxi. Sky view impression on the ground should be such that nothing including projections and appendages such as AC outdoor units/sign boards etc. should project on the streets/roads/other's land.
xxii. Water, sludge and sewage should also not trickle on the streets or roads. Septic Tank and provision to lay our sewerage service line or connecting with the existing sewerage lines shall be mandatory. xxiii. Every building should have a clear means of access from a street or road. The competent authority may require the provisions of an access lane or access road within the site of any new building. Where for the purpose of this Regulation, it is necessary to determine the width of any road or street, the same shall be determined by the competent authority. xxiv. Minimum size of different parts of a building shall be as under: -
S.No. Description of Space Particulars Min Area/ Width Required a Habitable room Minimum floor area 9. 50 Sqm. Minimum width 2.40 m b. Kitchen Minimum floor area 4.50 Sqm. Minimum width 1.80 m c. Bath Room Minimum floor area 1.80 Sqm. Minimum width 1.20 m d. Water Closet Minimum floor area 1.10 Sqm. Minimum width 0.90 m e. Toilet Minimum floor area 2.30 Sqm. Minimum width 1.20 m f. Corridor (i) For residential Minimum width 1.00 m (ii) For other uses Minimum width 1.20 m g. Stair (i) For residential Minimum width 1.00 m (ii) For Hotel/ Flats/ Hostel/ Group Housing/Educational Institutions like school. College et. Minimum width 1.50 m (iii)Hospital/Auditorium/Theatre/Cinema Hall Minimum width 2.00 m
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h. Width of treads For residential 25 Cm minimum for internal staircase without nosing For other uses 30 Cm minimum for internal staircase
i Height of riser For residential 19 Cm maximum (15 Nos. maximum in a flight) For other uses 15 Cm maximum (15 Nos. steps maximum in a flight) j. Spiral staircase In commercial building of 3 or more storeys, provision of spiral staircase not less than 1.50 M dia with adequate head height shall be permissible, as fire escape in addition to regular staircase. k. Openings For sufficient air and light, the windows and ventilators provided should have minimum area equivalent to 1/6th of the floor area. l. Balcony projection 1.20 m wide balcony completely open at two sides with restriction up to 50% of building frontage, where minimum front setback is 3.00 M shall be permissible. Roof slab/ chajja projection over door/ window opening shall be upto 1.00 m. over 3.00 mt setbacks on all sides. However, it will be limited upto 0.45 m. on the setbacks less than 3.00 m. on all sides.
xxv. The habitable basement and attic/mezzanine floor shall be counted as an independent storey.
xxvi. The Apartments and Colonies shall be dealt with as per Regulations contained in Appendix-7 of HPTCP Rules 2014.
xxvii. Though minimum area of plot has been defined in Regulation, yet the plots allotted by the Central or State Government under various Social Housing Schemes including Gandhi Kutir Yojana, Indira Awas Yojana, Rajiv Awas Yojana, Affordable Housing Schemes, launched by the Central or State Government, may be considered and permission accorded in relaxation of Regulations. However, the minimum area of plot for the persons belonging to the Economically Weaker Sections and Low Income Groups of society should not be less than 40 M² and 80 M² respectively. xxviii. The following shall not be included in covered area of FAR calculations:
Machine room for lift on top floor as required for the lift machine installation.
Rockery, lift/lift well, escalator well and well structures, plant nursery, water pool at any level (if uncovered), platform around a tree, water tank, fountain, bench, chabutra with open top and/or unenclosed sided by walls, open ramps, compound
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wall, gate, slide swing door, fire staircase, fire towers, refuse area, fire control room, overhead water tank or top of building/open shafts, cooling towers.
Mumty over staircase on top floor maximum 3.00 M height.
Watch and ward cabins of total area not more than 4.50 sqm. and 6.00 sqm. with W/C each at entry and exit, within the property line having plot area not less than 500 sqm. and front setback not less than 5.00 m.
Entrance porch, canopies, pergolas, sunshade elements and balconies.
Plinth steps.
Area of only one staircase (in all floors), Fire Exit(s).
Service floor having services like HV AC(Heating, Ventilation and Air Conditioning), MEP installation, Janitor rooms, AHU Room, Electric room, LT room, CCTV room, laundry, Meter Room with HT/LT panel, DG Room, AC Plant room, CCTV room/ Control room, Fire control room or any other similar services shall be considered free from FAR.
Building service shafts like electrical shafts, communication shafts, fire shafts MRP and HVAC shall not be counted in FAR.
Common toilets served by a public corridor shall be free from FAR. xxix. Parking floor shall not be counted in FAR. However, twin parking floors shall also be excluded from FAR in Public & Semi- public and commercial buildings. Maximum height of parking floor shall be 3.00 Meters for residential use and 4.00 Metres for other uses. Shear walls shall be constructed on all the three sides of parking floor, so that it does not behave as a soft storey. In case, space as per requirement for parking is available in open, over and above the set backs, condition of parking floor shall not be insisted. Fee for parking floor(s) shall have to be payable in all cases.
xxx. Every room used or intended to be used for the purpose of an office or for habitation in any building shall have a height of minimum 2.75 Meters. The chimneys, elevators, poles, tanks and other projections not used for human occupancy may extend above
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the prescribed height limits. The cornices and window sills may also project into any required Set Backs.
xxxi. The outer facade of the building should be in conformity to the Hill Architecture.
xxxii. Sloping roof shall be mandatory which may be CGI, GI sheet or slate roof with facia. The roof shall be painted with post office red or forest green or natural roofing material such as slates. Height of sloping roof zero at eaves and maximum 2.75 Meters at centre shall be permissible. The Dormer at suitable distance on either side of the roof shall be permissible subject to the condition that the ridge of Dormer shall be below the ridge line of main roof. Roof top @ 12 M² per 1 Kilo Watt peak (KWp) shall be used for Solar Photo voltaic (PV) installations.
xxxiii. Construction in terraces shall be allowed to have a provision of storeys as permissible subject to fulfillment of FAR provision.
xxxiv. 1/3rd area of the top floor shall be permissible as open terrace. xxxv. The applicants shall not be insisted for submission of No Objection Certificate (NOC) from National Highway Authority of India (NHAI) or Himachal Pradesh Public Works Department (HPPWD) authorities. However, applicant will submit his layout plan with clearly demarcated acquired and controlled width etc. duly verified from the concerned competent authority.
xxxvi. Distance from Electric Lines :- The distance in accordance with the Central Electricity Authority (Measures Relating to Safety and Electric Supply) regulations, 2010 as amended from time to time and as defined in National Building Code of India, 2016 is to be provided between the building and overhead electric supply line as under :-
Clearances from Electric Supply Lines Sr. Type of Supply Line Vertical Clearance Horizontal Clearance No. 1. Voltage lines and service 2.50 Metre 1.20 Metre lines not exceeding 650V 2. High voltage lines above 3.70 Metre upto and 1.20 Metre 650 Volts and including including 33KV 11,000 Volts
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3. High voltage lines above 3.70 Metre 2.00 Metre 11,000 Volts and upto and including 33,000 Volts 4. Extra high voltage lines 3.70 Metre plus 0.30 2.00 Metre plus 0.30 additional 33,000 Volts Metre for every Metre for every additional 33,000 Volts additional 33,000 or part thereof Volts or part thereof
xxxvii. Building shall not be put to use prior to issue of Completion Certificate by the competent authority. xxxviii. Issuance of No Objection Certificate (NOC) for water supply and electricity connections shall be as under:-
(a) Temporary at plinth level.
(b) Permanent on completion of dwelling unit/floor/whole of the building.
xxxix. Any subsequent deviations made in the building constructed after getting the plan approved and after grant of No Objection Certificate (NOC) issued by the Department shall entail the entire building unauthorized and NOC so issued shall be withdrawn and the services shall be disconnected.
xl. No construction shall be allowed within a radius of 5.00 m from the Forest/Green belt boundary and within a radius of 2.00 m from an existing tree. The distance shall be measured from the circumference of the tree.
xli. Reconstruction shall be permissible on old lines. The plinth area and number of storeys shall remain the same as existing before reconstruction. Any addition, if required, shall be allowed to the extent of 20% of existing built up area of ground floor subject to fulfillment of other planning regulations.
xlii. The provision for Rain Harvesting Tank shall be proposed in the plan @20 litre per sqm. of the roof top area for those buildings having roof top area more than 200 sqm.
xliii. Construction on sandwiched vacant plots falling within built up areas shall be permissible as per existing building line irrespective of the width of path/road abutting the site, provided existing buildings are authorized.
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Development Plan for Manikaran Special Area xliv. The construction shall be allowed at distance of 3.00 Metre and 5.00 Metre after HFL of Nallah and Khud respectively. xlv. Construction of cellar shall not be counted as a storey and should be constructed within the prescribed setbacks and prescribed building lines and subject to maximum coverage on floor i.e. entrance floor and may be put for following uses:-
Storage of household or other goods of ordinarily combustible material; Minimum width of path/road abutting one side of plot shall be 5.00 M.
Strong rooms, bank cellars etc;
Air conditioning equipment and other machines used for services and utilities of the building; and parking spaces.
The cellar shall have following requirements:-
All the walls shall be kept dead and below the natural ground level except the portion kept for ventilation purpose;
Every cellar shall be, in every part, at least 2.40 M in height from the floor to the underside of the roof slab or ceiling;
Adequate ventilation shall be provided for the cellar and any deficiency in ventilation requirements may be met by providing mechanical ventilation in the form of blowers, exhaust fans and air conditioning system etc;
The minimum height of the ceiling of any cellar shall be 0.90 M and the maximum 1.20 M above the average surrounding ground level;
Adequate arrangements shall be made such that surface drainage does not enter the cellar;
The walls and floors of the cellar shall be watertight and be so designed that the effects of the surrounding soil and moisture if any, are taken into account in design and adequate damp proofing treatment is given;
The access to the cellar shall be separate from the main and alternative staircase providing access and exit from higher floor. Where the staircase is continuous in 115 Town and Country Planning Department, Himachal Pradesh
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the case of buildings served by more than one staircase, the same shall be enclosed type, serving as a fire separation from the cellar floor and higher floors. Open ramps shall be permitted, if they are constructed within the building line subject to the provision of clause (v) above;
In case partition in the cellars is allowed by the Authority, no compartment shall be less than 50.00 M² in area and each compartment shall have proper ventilation provision and the cellar partition shall however, conform to the norms laid down by the Fire Services; and
In no circumstances, construction of Toilet, Bath, and Kitchen etc. shall be allowed in the cellar.
xlvi. Minimum permissible distance between two Blocks constructed on a plot shall be 5.00 m. xlvii. Every development proposal shall have explicit mention of sewage disposal. xlviii. No permission shall be granted in areas notified by the Archaeological Survey of India as protected monuments or areas, without prior clearance from the competent authority as prescribed for the purpose.
xlix. Structural Stability Certificate should be submitted along with the project drawings and report for obtaining building permission. The structure should be vetted by a qualified structural engineer having experience of building designs in hilly and earthquake sensitive areas.
l. No development permission shall be granted on the land having “Forest” classification in the revenue record until and unless specific clearance is granted by the competent authority i.e. Forest Department. However, the recreational activities shall be allowed after mandatory permission from the competent authority.
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11.11 Sub-Division of Land Regulations
i. The Sub-Division of land into plots amounts to ‘Development’ under the Himachal Pradesh Town and Country Planning Act, 1977; as such no person will sub-divide the land unless permitted by the competent authority.
ii. Similarly, no Registrar or the Sub-Registrar will register any deed or documents of any sub-division of land, unless the sub-division of land is duly approved by the competent authority, as provided under Section 16 of the Himachal Pradesh Town and Country Planning Act, 1977 and the Sub-Division of Land Regulations as prescribed herein. iii. The application for sub-division of land shall be submitted as per the procedure provided under Para 14.9. These shall be kept in view while permitting sub-division of land. iv. The sub-division of land shall be permitted in accordance with natural profile/ topography as shown on the contoured map along with drainage of land, access, road orientation, wind direction and other environmental requirements and according to prescribed Land Use in the Development Plan. Natural flora and fauna shall be preserved. Unless site conditions prohibit, plots shall be permitted at right angle to the road with proper shape and dimension, so that optimum use of the land is ensured.
v. Development proposal for a part of land or khasra no. shall be considered. However, proposal for complete land holding/khasra No. shall be submitted even if planning permission is required for part of the land provided further that atleast one ROW of adequate width in view of total area of complete land holding/khasra No. shall have to be proposed to ensure access for balance area in conformity to general regulations. vi. The development of land shall not be permitted in area where basic services like paved roads, water supply, drainage, sewerage disposal, electricity, street lighting etc. do not exists or unless the applicant undertakes that these services shall be provided at his own cost.
i Minimum width of pedestrian links to smaller 3.00 M. cluster of plots, not exceeding 5 in number. ii Minimum width of vehicular access, if number of 5.00 M (with cul-de-sac)
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plots is above 5. at the end. iii Minimum area for open/green space for the 10% scheme having more than 5 plots iv Minimum area for soak pit etc. (irrespective of 5% of the scheme area/ number of plots). Individual septic tank and soak pit can be proposed in each plot also. v Orientation of the plots shall be provided in such _ a manner so as to be in conformity with the integration of existing plots/infrastructure, wind direction, natural flow of surface drainage to allow un-obstructed rain water discharge. vi Layout of plots shall be governed by easy access _ having acceptable grades minimum 1 in 15 and which may not obstruct view or vista.
vii. The minimum width of road for sub-division shall be 7.00 m. However, in view of geographical constraints, width of road/ path may be relaxed to 3.00 m for maximum plot upto 5 in number. The minimum width of path/ road abutting one side of plot shall be 5.00 m to cluster of plots from 6 to 10 in number. For group of plots between 11 to 20 in number (2000 to 4000 Sqm.) on one particular access, the minimum vehicular access shall be 7.00 m wide. In case of plots exceeding 20 in number (more than 4000 Sqm.) the minimum width of road of road shall be 9.00 m. viii. In case of plots or land abutting the existing or proposed roads/paths, width of the same shall be increased to meet with the requirements of this Development Plan.
ix. Average slope gradient for regional roads shall have to be 1:20 However, local roads in town may be allowed with slope gradient up to 1:10 and additional width of carriageway shall be provided on curves for ensuring smooth flow of vehicular traffic, which may not obstruct view or vista.
x. Minimum area of plot for detached house shall not be less than 150 Sqm.
xi. Semi-detached house construction shall be allowed on plots upto max. 250 Sqm and row housing on plots upto 120 Sqm. Subject to maximum number of such plots do not exceed 8 in row after with a gap of 7.00 m shall be left. Although minimum size of plot for construction in a row with two common walls, has been kept as 90 Sqm, yet in
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exceptional circumstances, considering economic/site conditions the minimum size of plots in a row, with two common walls, up to 60 Sqm for houses may be allowed so as to provide smallest possible residential construction in a planned manner for the benefit of economically weaker sections of the society. xii. The plots allotted by the Government under Gandhi Kutir Yojna, Indira Awas Yojna, Economically Weaker Section (EWS) Schemes etc. may be considered and permission accorded in relaxation to regulations to accommodate the target groups. xiii. The minimum area for open or green space in a Scheme having more than 5 plots (1000.00 Sqm) shall be 10% of the scheme area. Where a sub-division of land involving plots exceeding 10 in number (2000 Sqm) by individual colonizer or any society is proposed, the provisions of parks or tot-lots and open spaces shall be made on a centre suitable location in the scheme. Such parks cannot be built upon and sold in any manner in future. Provision shall also have to be made for education, medical, firefighting, religious, socio-cultural and other community facilities, based on actual requirements, in the cases of sub-division of land in accordance with prescribed norms and standards. The ownership of such land shall be transferred/ surrendered to the Development Authority or Local Authority for its development and future maintenance. In case, basic educational facilities are available within walkable distance, reservation of area shall not be mandatory. xiv. While carving out the plots, orientation of the plots shall be provided in such a manner, so as to be in conformity with the integration of existing plots, infrastructure, wind direction and natural flow of surface drainage to allow un-obstructed rain water discharge. xv. Minimum area for septic tank and soak pit irrespective of number of plots shall be 5% of the scheme area. However, the same can also be proposed within boundary of each plot. xvi. Provision for rain water harvesting for surface run off other than that of structures shall have to be ensured to ease the water supply problem.
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Development Plan for Manikaran Special Area xvii. Provision for decomposition of biodegradable waste shall have to be made in accordance with requirements of particular sub-division of land by earmarking space at suitable location.
11.12 Regulations for Each Land Use Zone
The following Regulations shall apply to each of the Land Use Zones as specified below: -
11.12.1 RESIDENTIAL ZONE The General Regulation as laid down under para 14.10 shall be kept in view while permitting any development in this Zone.
The plot area, maximum coverage, setbacks and maximum Floor Area Ratio (FAR) shall be as under:-
Sr. Description and Minimum Minimum Set Backs Maximum Maximum No. Plot Area (in Metre) Floor Height in Front Left Right Rear Area Metres* Ratio 1 2 3 4 5 6 7 9 1. Detached Houses (i) 150 M2 to 250 M2 2.00 1.50 1.50 1.50 1.75 18.80 (ii) Above 250 M2 to 500 3.00 2.00 2.00 2.00 1.75 18.80 M2 5.00 3.00 3.00 2.00 1.75 18.80 (iii) Above 500 M2 2. Semi-detached Houses with common wall on one side 2.00 1.50 - 1.50 1.75 18.80 Upto 120 M2 2.00 1.75 - 1.50 1.75 18.80 Above120 M2 to 250 M2 3. Row Houses with common wall on two sides 90 M2 to 120 M2 2.00 Nil Nil 1.50 1.75 18.80
Notes:
i. Maximum width of path/road abutting one side of plot shall be 3.00 m. In case the plot is located on existing or proposed roads/path having following Right of Ways, the front set back shall be left as under:-
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Sr. No. Proposed Right Of Ways Front Set back(from control line) 1 18 Meter 8 Meter 2 12Meter 3 Meter 3 09Meter 3 Meter 4 07Meter 3 Meter ii. No projections and opening shall be provided on the sides of common wall, in case of row housing and semi detached housing. However, the owner of the plots of either side shall have an option to construct a common wall.
11.12.2 Commercial Zone The General Regulation as laid down under para 11.10 shall be kept in view while permitting any development in this Zone.
The minimum Plot Area, minimum Set Backs and maximum Floor Area Ratio (FAR) for the construction in this zone shall be as under:-
Sr. Description and Minimum Set Backs Maximum Maximum No. Minimum Plot Area (in Metre) Floor Area Height in Front Left Right Rear Ratio Metres* 1 2 3 4 5 6 7 8 1. Booths upto 10 M2 1.00 Nil Nil Nil - 4.00 2. Shops (i) Above 10 M2 to 30 M2 2.00 Nil Nil 1.00 - 6.00 (ii) Above 30 M2 to 100 2.00 Nil Nil 1.00 1.75 9.00 M2 3.00 Nil Nil 1.50 1.75 18.80 (iii) Above 100 M2to 250 4.00 1.50 1.50 2.00 1.75 18.80 M2 (iv) Above 250 M2 to 500 M2 3. Shopping Complex (i)500 M2 to 1500 M2 5.00 3.00 3.00 3.00 1.75 21.00 (ii) Above 1500 M2 to 10.00 5.00 5.00 5.00 1.75 21.00 4000 M2 (iii) Above 4000 M2 12.00 7.50 7.50 6.00 1.50 21.00 Parking (i) 500 M2 to 1500 M2 = 1.50 ECS per100 M2 of built up area (ii)1500 M2 to 4000 M2 = 2.00 ECS per100 M2 of built up area (iii) Above 4000 M2 = 3.00ECS per100 M2 of built up area 4. Tourism Unit (i) 250 M2 to 500 M2 3.00 2.00 2.00 2.00 1.75 18.80 (ii) Above 500M2 to 1500 5.00 4.00 4.00 3.00 1.50 21.00 M2 7.50 5.00 5.00 4.00 1.50
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(iii) Above 1500 M2 21.00
Parking (i) 250 M2 to 500 M2= 1.00ECS per 100 M2 of built up area. (ii) Above 500 M2 to 1500 M2= 1.50ECS per 100 M2 of built up area. (iii)Above 1500 M2= 2.00 ECS per 100 M2 of built up area. (iv) Tourism Units, can be known by the name of Hotel or Guest House or Eco-Tourism or by any other name. (v) In existing built up areas like Bazaars, the building line can be maintained. 5. Cinema / Cineplex 4000 M2 and above 15.00 7.50 7.50 6.00 1.50 21.00 Parking (i) 3.00 ECS per 100 M2 of built up area (ii) Other Regulations as per Cinematography Act shall also apply. 6. Multiplexes 4000 M2 and above 15.00 9.00 9.00 9.00 1.50 21.00 Parking (i) Permissible within the complex. (ii) Parking space to be provided within Multiplex @ 3 ECS for every 100 M2 of built up area. (iii) Other Regulations as per Cinematography Act shall also apply. (iv) Multiplex complex shall mean an integrated entertainment and shopping centre/ complex having at least 2 Cinema Halls. The minimum area on which this use shall be permitted should not be less than 4000 M2. Apart from Cinema Halls, the Multiplexes may also have Restaurant, Fast Food, Outlet, Pubs, Health Spas/ Centers, Hotels and other Re-creational activities. The shopping center may have Retail Outlet, Video Games, Parlours, Bowling Alleys, Health Centers, Shopping Malls, Office space. Note:- 1.00 ECS (Equivalent Car Space) shall mean as under:- (i) For parking in open = 23 M2 (ii) For parking in stilts or ground floor = 28 M2 (iii) For parking in basement floor = 32 M2 7. Multi-level parking (i) 500 M2 to 1500 M2 5.00 3.00 3.00 3.00 1.75 21.00 (ii)Above 1500 M2 to 4000 10.00 5.00 5.00 5.00 1.75 21.00 M2 (iii) Above 4000 M2 12.00 7.50 7.50 6.00 1.50 21.00 *Note.—The Maximum height of building further be depicted by the General Regulation clause No 2.
The Hotels/Guest Houses shall be permitted provided following regulations:-
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1. The all proposed commercial activity must have a vehicular access at least with a width of not less than 3.00 M. 2. Each suit shall have an attached independent toilet. 3. If a commercial building/plot abuts on two or more streets (path/road building/ plot shall be deemed for the purpose of this regulation to phase upon the street (path/road) that has greater width. 4. Maximum width of path/road abutting one side of plot shall be 3 meters. In case the plot is located on existing or proposed roads/paths having following Right of Ways (ROWs), the Front Set Back shall be under:- Sr. No. Proposed Right of Way Front Set back (after control line) 1 18 Meter 8 Meter 2 12 Meter 3 Meter 3 09 Meter 3 Meter 4 07 Meter 3 Meter
11.12.3 Public and Semi Public Zone The General Regulation as laid down under para 14.10 shall be kept in view while permitting any development in this Zone.
i. Minimum area of plot
The minimum area of plot shall depend on the specific requirements; however it should not be less than 150.00 Sqm.
ii. Maximum number of storeys
For public and semi-public buildings, maximum number of storeys shall be 4+1 mandatory parking floor. The short fall in parking, if any, shall be met out in open area, over land above the setbacks.
iii. Maximum height of building.
The maximum height of public and semi-public buildings shall be 18.80 m (including 2.50 m maximum height of sloping roof and 2.70 m height of compulsory for parking floor).
The maximum coverage, setbacks and FAR shall be as under:-
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Sr. No. Use Plot Area Minimum Set Backs FAR Max. Height (in in m2 Front Sides Rear m) 1 Other uses including 150-250 2.00 1.50 1.50 2.00 18.00 public & semi – 250-500 3.00 2.00 2.00 2.00 18.00 public, 500-1000 5.00 2.00 3.00 1.75 21.00 educational 1000-5000 10.00 5.00 5.00 1.50 21.00 buildings, Above 10.00 7.50 7.50 1.50 21.00 police / 5000 fire-stations, medical, Community hall, library / religious buildings, etc. Note: -
(i) Up to 50% of open area shall be utilized for open parking and rest shall be landscaped. (ii) Minimum width of path/road abutting one side of plot shall be 5.00 m In case the plot is located on existing or proposed road/path having following Right of Way (ROWs), the front setback shall be left as under:-
Sr. No. Proposed Right of Way (m) Front Setback (m) 1 18 8.00 2 12 3.00 3 09 3.00 4 07 3.00 (iii) In case of petrol/diesel filling stations, the layout plan/norms prescribed for setbacks etc. by the Indian Oil Corporation (IOC) shall be adopted. However, on National Highway and State Highways the front setback shall be kept 8.00 m If rear and side setbacks are not mentioned on the layout plan of (IOC), then the sides and rear setbacks shall be kept as 2.00 m (iv) In the case of godowns for Liquefied Petroleum Gas (LPG) cylinders. The norms as prescribed by the Oil and Natural Gas Commission (ONGC) shall be adopted. However, on National Highway and State Highways the front setback shall be kept 8.00 m from acquired width of the Highway. If the rear and side setbacks are not mentioned on the layout plan of (ONGC), then the side and rear setbacks shall be kept as 2.00 m (v) In case of existing institutional buildings, Government and Semi-Government Office buildings in Zones, other than this Zone, the permission on special grounds may be given
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by the Competent Authority, to construct such institutional buildings according to the requirements and Regulations of that particular Zone. (vi) Every plot should have minimum vehicular access of 5.00 m
11.12.4 Traffic and Transportation The General Regulation as laid down under para 11.10 shall be kept in view while permitting any development in this Zone.
i. In case of construction of any building incidental to traffic and transportation use, such as, convenient shopping, hotel/ dhabas, ware-housing, waiting hall, etc. the Regulations as applicable to Commercial Zone shall also be applicable to this Zone.
11.13 Risk Based Classification of Buildings
In order to mitigate any disasters, risk based buildings have been classified in three categories namely,-
i. High Risk Buildings ii. Moderate Risk Buildings iii. Low Risk Buildings
Risk Based Classification of Buildings Sr. Risk Buildings Planning No. Permission Time * 1 2 3 4 1. Residential Buildings (a) High Group Housing Schemes, above 3 Storey buildings, buildings Within 60 days. on slopes more than 30º, any building raised on landfill, reclaimed land, buildings2.00 M abovetheHighest Flood Level (HFL) upto a distance of 10.00 Metre,buildings with communication towers and buildings falling under the corridor of HT/LT lines. (b) Moderate All 2-3 storey buildings, buildings on slopes above 15º and Within 30 days. upto 30º. (c) Low Single Storey Buildings Constructed On Slope Less than 15º. Within 20 days. 2. Commercial Buildings (a) High Commercial Shopping Complexes, Multiplexes, Tourism Within 60 days. Units, Marriage palaces, Automobile Showrooms, any building raised on landfill, reclaimed land, buildings within the minimum setback from HFL as prescribed in respective DPs, buildings with communication towers and buildings falling under the corridor of HT/LT lines.
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(b) Moderate Double storey shops Within 30 days. (c) Low Single storey shops Within 20 days. 3. Industrial Buildings (a) High Buildings above two storeys, any building above 10 meters Within 60 days. height, any building raised on landfill, reclaimed land, buildings within the minimum setback from HFL as prescribed in respective DPs, buildings with communication towers and buildings falling under the corridor of HT/LT lines. (b) Low Single storey buildings of 10 meters or less than 10 meters Within 20 days. height. 4. Public and Semi-Public (a) High All buildings except for the buildings mentioned under Low Within 60 days. Risk category b) Low Toilets, rain shelters, pump houses and crematoriums. Within 20 days. 5. Mixed Land Use Buildings (a) High All buildings. Within 60 days. As amended from time to time by the State Govt. Note:- (i) The High Risk category of constructions will be supervised by the Registered Private Professionals and the Structural Safety Certificate & Design will be submitted by the Registered Structural Engineers. (ii) The Moderate Risk and Low Risk Category buildings would be given fast track approval.
11.14 Regulations for Solar Passive Building Design
Regulations for Solar Passive Building Design, for Development of Barrier Free Environment for the Persons with Disabilities in Public and Semi Public Building & Re-creational Areas within the limits of Economic Capacity, for collection of Rain Water Harvesting, for Development of Apartments and Colonies in Real Estate Projects and for Installation for Communication Towers shall be as prescribed in the Himachal Pradesh Town and Country Planning Rules, 2014.
11.15 Fire and Life safety
The provisions of fire and life safety as enshrined in the National Building Code of India, 2016 shall be applicable to buildings having height of 15.00 Meter or above and having floor area more than 500 M2 on any one or more floors and in case of Institutional Buildings it shall be applicable to the buildings having height of 9.00 Meter and above.
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11.16 Relaxations
In the public interest and in the interest of town design or any other material consideration the Competent Authority may relax minimum size of plot, setbacks and Floor Area Ratio (FAR). The decision of the Competent Authority shall be final.
11.17 Parks and Open Spaces
The General Regulations as laid down under para 11.10 shall be kept in view while permitting any development in this Zone.
In case of construction of any building incidental to parks and open spaces use, such as, public toilets, fast food kiosks, stadium, sports room etc. the Regulations as applicable to the Public and Semi-Public Zone as envisaged under Regulation 14.6 shall also be applicable to this Zone.
11.18 Agriculture
The General Regulation as laid down under para 11.10 shall be kept in view while permitting any development in this Zone.
i. Sub-Division of land in this Zone shall be allowed only for agriculture purposes and for the purposes incidental to agriculture use. ii. The predominant landuse will remain agriculture. However, mixed landuse shall be permitted on special grounds by the competent authority.
11.19 Conservation Areas
i. If any construction which is necessary required to be undertaken in the premises of religious and conservation areas, it should follow the architectural style of such features. Adequate setbacks and open spaces should be left around the heritage features. ii. As far as possible Hill Architecture imperatives shall have to be ensured and incorporated in the designs in terms of facades, sloping roof, windows, doors etc. in hilly areas.
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iii. Other Regulations and instructions as issued by the Government from time to time shall be adhered strictly.
11.20 Urban and Regional Development Plans Formulation and Implementation (URDPFI) Guidelines.
In case of any clarification with reference to any provision or if there is no any specific provision, the provisions as envisaged in the Urban and Regional Development Plans Formulation and Implementation (URDPFI) Guidelines, 2015 of the Government of India or the National Building Code, 2005 of India shall have to be adhered to.
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Annexure 1 No Objection Certificate From Himachal Pradesh Public Works Department
The Himachal Pradesh Public Works Department has no objection on carrying out any development on land bearing Khasra Number______of revenue Village/ Mohal/Patti______abutting National Highway/ State Highway/ Scheduled Road______by the owner Sh./Smt.______resident of ______with respect to the provisions of the HP Road Side Land Control Act, 1968 in this behalf, as shown in the site plan. a. Seal of the Competent Authority
Annexure 2 No Objection Certificate From Himachal Pradesh Electricity Board
The Himachal Pradesh State Electricity Board has no objection on carrying out any development on land bearing Khasra Number______of revenue Village/Mohal/ Phatti ______under the ______line by the owner Sh./Smt.______resident of ______with respect to the provisions of the Indian Electricity Rules, 1956, in force in this behalf as shown in the site plan.
Seal of the Competent Authority.
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Development Plan for Manikaran Special Area
Annexure 3 List of Registered Hotels and home Stays in Special Area
Sr. Name of Location Name & Address of the Telephone Fax No. No. Tourism Unit Owner of Tourism Unit No. 1 Amar Palace, Manikaran, Kullu Thailu Ram S/o Sh. Jindu 9318858763, Hotel Ram VPO Manikaran 209440, Tehsil & District Kullu 273740 2 Chandra Paying Manikaran, Kullu Puran Chand S/o Sh. Guest House Devi Ram VPO Manilkaran Tehsil & District Kullu HP 3 Dev Bhoomi Manikaran, Kullu Mukand Lal S/o Sh. Gopi Guest House Chand VPO Manikaran Tehsil & District Kullu HP 4 Fateh Paying Manikaran, Kullu Fateh Singh S/o Smt. 273767, Guest House Rama Devi VPO 273091 Manikaran Tehsil & District Kullu HP 5 Himkreet, Hotel Manikaran, Kullu Thailu Ram S/o Sh. Jindu 9318858763 Ram VPO Manikaran Tehsil Bhunter District Kullu H.P. 6 Holiday Guest Manikaran, Kullu Vinod Kumar S/o Sh. House Moti Lal V.P.O Manikaran Tehsil Bhunter District Kullu H.P. 7 Manikaran Manikaran Dharam Chand S/o Sh. View, Guest Bishan Singh VPO House Manikaran Tehsil Bhunter Distt. Kullu H.P. 8 Moon, Guest Manikaran, Kullu Tilak Raj Sharma S/o Sh. House Ram Dutt Sharma VPO Manikaran Tehsil & District Kullu HP 9 Padha Family Manikaran, Kullu Charan Jit S/o Sh. Moti Guest House Lal VPO Manikaran Tehsil & District Kullu 10 Paradise Guest Manikaran, Kullu Sunil Kumar S/o late Sh. 9736108803, House Mukund Lal VPO 9882152108 Manikaran Tehsil Bhunter Distt. Kullu H.P. 11 Sharma Sadan, Manikaran, Kullu Hem Chander Sharma 273703 Guest House S/o Sh. Jeevan Lal Sharma VPO Manikarn Teh Bhunter Distt Kullu
130 Town and Country Planning Department, Himachal Pradesh
Development Plan for Manikaran Special Area
H.P. 12 Sharma, Guest Manikaran, Kullu Rajeev Sharma S/o late 9816073742, House Sh. Bal Krishan Sharma 9882352092 VPO Manikaran Teh Bhunter Distt. Kullu H.P. 13 Alanis Home Kasol, Manikaran Pram lata W/o Rana 94183- Stay VPO Kasol Tehsil 78602 Bhunter District Kullu. HP 14 Biyanchi Home Kasol, Manikaran Smt. Ritu Kumari S/o Sh. 98822- Stay Chhabil Dass VPO Kasol 48857 Tehsil & Distt. Kullu 15 Green House Kasol, Manikaran Smt Kaushalya Devi W/o 98160- Home Stay Sh. Amar Singh VPO 98224 Kasol Tehsil & Distt Kullu 16 Jubilent Home Kasol, Manikaran Kishor Kumar S/o Sh. 9418009577 Stay, Vashisht Bishan Dass VPO Kasol Tehsil & District Kullu 17 Lord Krishna Kasol, Manikaran Kishan Chand S/o Sh. 9816008500 Home Stay, Bishan Dass VPO Kasol Kasol Tehsil & District Kullu 18 Natural Hot Manikaran Chander Mani Sharma 98821- Spring Home S/o Sh. Ram Dutt 60404 Stay Sharma VPO Manikaran Tehsil & Distt. Kullu HP 19 Sanjay Family Kasol, Manikaran Sh. Sudhi Singh S/o Sh. 98160- House Home Ishwar Dass VPO Kasol 59378 Stay Tehsil & Distt Kullu 20 Shiva Home Manikaran Sh. Kuber Dutt S/o Sh. 94181- Stay Ram Chand VPO 60523 Manikarn Tehsil & Distt. Kullu 21 Sita’s Home Kasol, Manikaran Sh. Sanjay Mukharjee 98162- Stay S/o Sh. Shantanu VPO 71067 Kasol Tehsil & Distt. 273710 Kullu 22 Sunrise Home Kasol, Manikaran Sh Sant Ram S/o Sh. 01902- Stay Ganga Ram VPO Kasol 273113 Tehsil & Distt Kullu 9816385214
131 Town and Country Planning Department, Himachal Pradesh
Development Plan for Manikaran Special Area
Annexure 4 Existing Land use of Manikaran Special Area, 2016
132 Town and Country Planning Department, Himachal Pradesh
Key Map:
2600 2575 2550 2525 2500 2475 2450 2425 2400 2375
2350
2325 2300
2275 2250 2225 2200 2275 2175 DEVELOPMENT PLAN FOR 2150 Braham Ganga 22252250 2125 2200 2100 2175 MANIKARAN SPECIAL AREA 2035 2075 2150 2050 2125 River 2100 2025 2075 2050 2000 2025 1975 2000 1950 19501975 19001925 1925 18501875 Legend 1900 18001825 1875 17501775 1725 1850 Manikaran Special Area Boundary 1825 Govt. School 1700 1800 ! . 1775 Dharmsala Raghunath Temple .! .! Ram Mandir 1750 .!
.! Nainmata Temple 1725 Gurudwara Sahib ManikaranShiv Temple .! .! .! Land Use: 1700 Primary Health Centre 1675 1650 Parking 1650 .! To Parbati Developed Area 1675 Hotel Shaarde Classic Police Post .! 1700 ! ! . Taxi Stand . .! Bus Stand Project 1725 Hotel Shivalik .! .! .! Hotel Him Kereet .! Residential 1750 Hotel Punjab Dhaba 1800 1825 1850 Commercial 1875 Parbati River 1900 Public and Semi-Public 1925 2625 Transport and Communication 2600 1950 2025 2575 2550 2000 1975 1975 Undeveloped Area 2525 2000 1950 2500 NHPC Colony 2025 .! 2475 1925 2050 2450 1900 2075 2425 1875 Agriculture and Open 2400 1850 1825 2100 2375 1775 Green/Open Space 2325 2125 1750 2300 2150 1725 2275 1700 2175 Forest 2225 1675 1650 2200 2200 Waterbodies Nallah 1625 Parbati River 2225 1600 Hotel Royal Palace 2150 .! 2125 2250 2075 2275 Sub Arterial Road (Kullu- Parbati Project road) 2025 1575 2300 1975 Local Roads 1925 2325 1900 Bridge/Culvert 1875 1550 2350 1850 1575 1600 1825 1625 2375 Contours ( in Meters)
1775 1650 2400 1725 1675 2425 1700 1700 1675 1650 1725 1600 1750 1575 1775 1550 1800 1825 1850 2450 1875 Rasol Nallah 1900 1925 2475
1975 2500 2000
2025 2525 2350 2050 2100 2550 2375 2125 2200 Royal Orchard 2225 2575 ! 2400 . G.P School 2250 .! Cremation Ground Born 88 Cafe.! 2425 ! 2600 Alpine Guest House .! . .! 2275
Forest Rest House.! The Rainbow Hotel.! 2625 2450 Soni Cottage .! ! . 2300 2650 Bus Stop 2475 .! Hotel Devlok International 2325 Hotel Silver Raven .! .! 2675 2500 Parbati River 2700 Hotel Green Valley .! 2350 2525 Hotel krishna Palace Hotel Blue Star .! 2725 .! Panchali Holiday home .! 2550 1525 2750 Hotel Blue Diamond Hotel Blue moon 2375 .! .! .! Hotel Diamond ValleyHotel River View 2575 To Kullu .! 1550 2775 2400 1575 2600 1600 1625 Kasol 2625 1650 2800 2650 Sheet Title: 1675 2425 2675 Existing Land Use 2016 1700 1725 1750 2450 2700 1775 2475 2500 2825 1800 2550 Scale: DIAMENSIONS AND 200 100 0 200 400 1825 2575 2850 2725 AREAS ARE SUBJECT 2600 Meters TO FINAL SURVEY 1850 2875 1875 2625 2900 ± 1900 2925 2750 1925 2950 2650 1950 2775 1975 CLIENT: 2000 2800 2975 2675 2825 2050 Town and Country Planning Department 2075 2850 2100 2125 Himachal pradesh 2700 2875 2150 2900 2175
2925 2750 2775 2200 2950 2825 2850 2975 2250 2275 2875 2300 3000 2900 2350 2925 3025 2375 2950 2975 3050
3000 3075 Drawing No: Date:
MEMBER SECRECTARY STATE TOWN DIRECTOR CUM PLANNER TOWN AND TOWN AND SHIMLA COUNTRY PLANNING COUNTRY PLANNER DEPARTMENT KULLU SHIMLA
Development Plan for Manikaran Special Area
Annexure 5 Existing Land use of Manikaran Special Area, 2016 Superimposed on Sajra
133 Town and Country Planning Department, Himachal Pradesh
Key Map:
2600 2575 2550 2525 2500 2475 2450 2425 2400 2375
2350
2325 2300
2275 2250 2225 2200 2275 2175 DEVELOPMENT PLAN FOR 2150 Braham Ganga 22252250 2125 2200 2100 2175 MANIKARAN SPECIAL AREA 2035 2075 2150 2050 2125 River 2100 2025 2075 2050 2000 2025 1975 2000 1950 19501975 19001925 1925 18501875 Legend 1900 18001825 1875 17501775 1725 1850 Manikaran 7336 7333 Special Area Boundary 7390 7321 7332 7327 1825 739273907389 7379 7421 7326 7420 7388 7338 73287326 1700 1800 7391 ! 7422 7394 .7382 7377 7337 7375 1775 743674357424 7383 7322 7384 7373 74462 7379.! ! 7340 7425 . 7321 7317 7290 1750 .! 7361 7339 7464 Raghunath Temple 7385 7291 74347430 .! 73607359 7319 1725 7464 7419 .! 7466.! ! . 7402 7318 7316 Land Use: 7465 7369 73507348 7320 7315 7292 1700 7418 7313 72937297 1675 735473459174/7341 7311 7309 73147312 7310 7309 1650 735573527344 7307 Parking .! 1650 1909 To Parbati Developed Area 1675 3554 1907 Hotel Shaarde Classic .!
1700 ! ! . Police Post Taxi Stand . .! Bus Stand Project 1725 Hotel Shivalik .! .! .! Hotel Him Kereet .! Residential 1750 Hotel Punjab Dhaba 1800 1825 1850 Commercial 1875 Parbati River 1900 Public and Semi-Public 1925 2625 Transport and Communication 2600 1950 2025 2575 2550 2000 1975 1975 Undeveloped Area 2525 2000 1950 2500 NHPC Colony 2025 2475 1925 .! 3557 2050 2450 1900 3556 2075 2425 1875 Agriculture and Open 2400 1850 1825 2100 2375 1775 Green/Open Space 2325 2125 1750 2300 2150 1725 2275 1700 2175 Forest 2225 1675 1650 2200 2200 Waterbodies 2362 Nallah 23642365 1625 Parbati23702369 River3490/2363 3473/2364 2225 1600 2371 2368 3465/2359 2150 3496/2374 .!2352 2377 2342/2372 2357 2125 3448/23753463/23483486/2347 2354 2358 2250 3500/2399 3459/2345 2332 23502351 2353 2356 2075 32462333 2331 2355 2275 Sub Arterial Road (Kullu- Parbati Project road) 3499/23803507/2335 2330 2025 1575 2340 2338 2336 2329 2300 2337 2325 2327 1975 2326 2328 3480/2382 Local Roads 1925 2324 2325 1900 3484/2384 Bridge/Culvert 1875 1550 2350 1850 1575 1600 1825 1625 2375 Contours ( in Meters)
1775 1650 2400 1725 2383 1675 2425 1700 1700 Govt. Land 1675 2385 1650 1725 1600 1750 1575 1775 1550 1800 1825 3502/2323 1850 2450 1875 Rasol Nallah 3501/2323 1900 3467/2322 1925 2475
3502/2323 1975 2500 3477/2320 2000 3475/2320 2316 3299 2317 2525 2316 2025 2350 3558/2299 2319 2315 2050 2550 2309 2100 2375 3559/2299 2300 2307/1 2125 3353/2298 2312 3564 2307 2313 2314 2200 Royal Orchard 2225 2575 ! 2400 . 23082310 3561 3565 2311 3470/2301 2306 2250 2297 .! 2297 ! Cremation Ground G.P School . 2425 ! 2600 ! . 2307 Alpine Guest House . 2295 .! 2293 2275 2002 2294 3444/2288 Born 88 Cafe23043457/2303 3378/2287.! 3304 .! The Rainbow Hotel 2291 3456/230323052304 2625 2450 2000 ! Soni Cottage 33051999 1957 . 2292 3360 .! 2331 1978 2001 3426/2289 2250 2300 1979 2253 2233 2650 1979 Bus Stop 3380/227935142256 2475 .! 2254 2249 22322230 1977 2278 2257 2325 Hotel Silver Raven .! 1968 ! . 2248 22362229 1974 2277 2675 1972 1968 Hotel Devlok International 2258 2254 2245 2500 1971 2046 20542054/1 2276 2255 2246 2223 2700 Parbati River 1966 2042 2275 2245 1976 2052 20672070 22282227 .! 1963 2004 2350 2057 2064 2244 1976 2047 2075 2226 2525 2056 2066 Hotel krishna Palace 2243 2010 ! 2063 2066/1 . 22652264 2242 2230 2725 ! 2219 1958 19603387/1962. 20412050 Panchali Holiday home 2218 2015 ! . 2241 2060 2080 2094 2078 2550 1959 2092 22402225 1957/1 1961 2024 2019 2085 2096 2750 2033 2090 2110 2223 2217 2375 2091 .! 1955 .! .! 1956 203620322029 2048 2082 2097 210821092111 2224 2220 2088 2088 Hotel River View 22162215 2575 2098 .! To Kullu 3435/1953 2023 2106 21132115 2084 2087 2119 212121162115 2086 210221442104 2775 1550 2083 2149 2120 2122 21482145 2124 2400 1575 2152 2150 2146 2141 2123 2600 21512158 2142 2147 21402138 2164 2139 1600 2156 2163 2165 2136 2159 2166 2135 2155 2160 2168 2127 2625 1625 2175 2172 2186 2153 2176 2188 2134 2130 2128 Kasol2184 21852197 1650 21542178 21312129 2800 2650 2183 2196 2190 2192 Sheet Title: 2179 2425 1675 2193 2180 21982199 2195 2134 Existing Land Use 2016 2182 2200 2202 2203 2675 1700 22042203 2201 2206 1725 2207 1750 2450 2700 1775 2475 2500 2825 1800 2550 Scale: DIAMENSIONS AND 200 100 0 200 400 1825 2575 2850 2725 AREAS ARE SUBJECT 2600 Meters TO FINAL SURVEY 1850 2875 1875 2625 2900 ± 1900 2925 2750 1925 2950 2650 1950 2775 1975 CLIENT: 2000 2800 2975 2675 2825 2050 Town and Country Planning Department 2075 2850 2100 2125 Himachal pradesh 2700 2875 2150 2900 2175
2925 2750 2775 2200 2950 2825 2850 2975 2250 2275 2875 2300 3000 2900 2350 2925 3025 2375 2950 2975 3050
3000 3075 Drawing No: Date:
MEMBER SECRECTARY STATE TOWN DIRECTOR CUM PLANNER TOWN AND TOWN AND SHIMLA COUNTRY PLANNING COUNTRY PLANNER DEPARTMENT KULLU SHIMLA
Development Plan for Manikaran Special Area
Annexure 6 Proposed Land use of Manikaran Special Area, 2016
134 Town and Country Planning Department, Himachal Pradesh
Key Map:
2600 2575 2550 2525 2500 2475 2450 2425 2400 2375
2350
2325 2300
2275 2250 2225 2200 2275 2175 DEVELOPMENT PLAN FOR 2150 Braham Ganga 22252250 2125 2200 2100 2175 MANIKARAN SPECIAL AREA 2035 2075 2150 2050 2125 River 2100 2025 2075 2050 2000 2025 1975 2000 1950 19501975 19001925 1925 18501875 Legend 1900 18001825 1875 17501775 1725 1850 Manikaran Special Area Boundary 1825 1800 1700 1775 1750 1725 Land Use: 1700 1675 1650 1650 To Parbati Proposed Developed Area Existing Developed Area 1675 1700 Project 1725 1750 Parking Residential Residential 1800 1825 1850 Commercial Commercial 1875 Parbati River 1900 Mixed Use Mixed Use 1925 2625 Public and Semi-Public Public and Semi-Public 2600 1950 2025 2575 2550 2000 1975 1975 Recreational Green/Open Space 2525 2000 1950 2500 2025 2475 1925 2050 Transportation and 2450 1900 Transport and 2075 2425 1875 2400 1850 Communication Communication 1825 2100 2375 1775 2325 2125 Parking 1750 Parking 2300 2150 1725 2275 1700 2175 2225 1675 Sub Arterial Road (Kullu- Parbati Project road) 1650 2200 2200 Nallah 1625 Proposed Road 2225 2150 1600 Local Roads 2125 2250 2075 2275 2025 1575 Bridge/Culvert 2300 1975 1925 2325 1900 Undeveloped Area 1875 1550 2350 1850 1575 1600 1825 1625 2375 Green Buffer/ No Construction Zone
1775 1650 2400 1725 1675 Agriculture 2425 1700 1700 1675 1650 1725 Forest 1600 Parbati River 1750 1575 1775 Waterbodies 1550 1800 1825 1850 2450 1875 Rasol Nallah 1900 1925 2475
1975 2500 2000
2025 2525 2350 2050 2100 2550 2375 2125 2200 2225 2575 2400 2250 2600 2425 2275 2625 2450 2300 2650 2475 2325 2675 2500 2700 Parking 2350 2525 Parbati River 2725 2550 2750 Bus Terminal & Parking 2375 To Kullu 2575 1550 2775 2400 1575 2600 Grahan Nallah 1600 1625 Kasol 2625 1650 2800 2650 Sheet Title: 1675 2425 2675 Proposed Land Use 2035 1700 1725 1750 2450 2700 1775 2475 2500 2825 1800 2550 Scale: DIAMENSIONS AND 200 100 0 200 400 1825 2575 2850 2725 AREAS ARE SUBJECT 2600 Meters TO FINAL SURVEY 1850 2875 1875 2625 2900 ± 1900 2925 2750 1925 2950 2650 1950 2775 1975 CLIENT: 2000 2800 2975 2675 2825 2050 Town and Country Planning Department 2075 2850 2100 2125 Himachal pradesh 2700 2875 2150 2900 2175
2925 2750 2775 2200 2950 2825 2850 2975 2250 2275 2875 2300 3000 2900 2350 2925 3025 2375 2950 2975 3050
3000 3075 Drawing No: Date:
MEMBER SECRECTARY STATE TOWN DIRECTOR CUM PLANNER TOWN AND TOWN AND SHIMLA COUNTRY PLANNING COUNTRY PLANNER DEPARTMENT KULLU SHIMLA
Development Plan for Manikaran Special Area
Annexure 7 Proposed Land use of Manikaran Special Area, 2016 Superimposed on Sajra
135 Town and Country Planning Department, Himachal Pradesh
Key Map:
2600 2575 2550 2525 2500 2475 2450 2425 2400 2375
2350
2325 2300
2275 2250 2225 2200 2275 2175 DEVELOPMENT PLAN FOR 2150 Braham Ganga 22252250 2125 2200 2100 2175 MANIKARAN SPECIAL AREA 2035 2075 2150 2050 2125 River 2100 2025 2075 2050 2000 2025 1975 2000 1950 19501975 19001925 1925 18501875 Legend 1900 18001825 1875 17501775 1725 1850 Manikaran 7336 7333 Special Area Boundary 7390 7321 7332 7327 1825 739273907389 7379 7421 7338 7328 7326 1800 7420 73917388 7326 1700 7422 7394 7382 7377 7337 7375 1775 743674357424 7383 7322 74462 7384 7373 7379 1750 7425 7361 73397340 7321 7317 7290 7464 7385 7291 74347430 73607359 7319 1725 7464 7466 7419 7465 7402 7320 7318 73167315 7292 Land Use: 1700 7418 7369 73507348 72937297 7354 7313 7311 1675 73459174/7341 7314 73097309 7355 7312 7310 1650 73527344 7307 Existing Developed Area 1650 1909 To Parbati Proposed Developed Area 1675 3554 1907 1700 Project 1725 1750 Parking Residential Residential 1800 1825 1850 Commercial Commercial 1875 Parbati River 1900 Mixed Use Mixed Use 1925 2625 Public and Semi-Public Public and Semi-Public 2600 1950 2025 2575 2550 2000 1975 1975 Recreational Green/Open Space 2525 2000 1950 2500 2025 2475 1925 3557 2050 Transportation and 2450 1900 3556 Transport and 2075 2425 1875 2400 1850 Communication Communication 1825 2100 2375 1775 2325 2125 Parking 1750 Parking 2300 2150 1725 2275 1700 2175 2225 1675 Sub Arterial Road (Kullu- Parbati Project road) 1650 2200 2200 2362 Nallah 23642365 Proposed Road 1625 23702369 3490/2363 3473/2364 2225 1600 2371 2368 3465/2359 2150 3496/2374 2352 2377 2342/2372 2357 Local Roads 2125 3448/23753463/23483486/2347 2354 2358 2250 3500/2399 3459/2345 2332 23502351 2353 2356 2075 32462333 2331 2355 2275 3499/23803507/2335 2330 2025 1575 2340 Bridge/Culvert 2338 2336 2329 2300 2337 2325 2327 1975 2326 2328 3480/2382 1925 2324 2325 1900 3484/2384 Undeveloped Area 1875 1550 2350 1850 1575 1600 1825 1625 2375 Green Buffer/ No Construction Zone
1775 1650 2400 1725 2383 1675 Agriculture 2425 1700 1700 1675 2385 1650 1725 Forest 1600 Parbati River 1750 1575 1775 Waterbodies 1550 1800 1825 3502/2323 1850 2450 1875 Rasol Nallah 3501/2323 1900 3467/2322 1925 2475 Govt. Land
3502/2323 1975 2500 3477/2320 2000 3475/2320 2316 3299 2317 2525 2316 2025 2350 3558/2299 2319 2315 2050 2550 2309 2100 2375 3559/2299 2300 2307/1 2125 3353/2298 2312 3564 2307 2313 2314 2200 23082310 2225 2575 2400 3561 3565 3470/2301 2306 2311 22972297 2250 2295 2307 2600 2425 2293 2275 2002 2294 3444/2288 23043457/2303 3304 3378/2287 2291 3456/230323052304 2625 2450 330519992000 1957 2292 3360 2331 1978 2001 3426/2289 2250 2300 1979 2253 2233 2650 1979 3380/227935142256 2475 2254 2249 22322230 1977 2278 2257 2325 1968 2248 22362229 1974 2277 2675 1972 1968 2258 2254 2245 2500 1971 2046 20542054/1 2276 2255 2246 2223 2700 1966 2042 2275 2245 2052 20672070 2227 1976 1963 2004 Parking 2228 2350 2057 2064 2244 1976 2047 2075 2226 2525 2066 2243 Parbati River 2010 2056 22652264 2242 1958 2063 2066/1 2230 22192218 2725 19603387/1962 201520412050 2241 2060 2080 2094 2078 2550 1959 2024 2092 22402225 1957/1 1961 2033 2019 2085 2096 2750 2090 2110 2223 2217 2375 1955 2048 2082 2091 2097 2108 2111 1956 Bus Terminal & Parking2029 2109 2224 2220 2216 2088 20882098 2215 2575 To Kullu 3435/1953 2032 2023 2106 21132115 2084 2087 2119 212121162115 2086 210221442104 2775 1550 2083 2149 2120 2122 21482145 2124 2400 1575 2152 2150 2146 2141 2123 2600 21512158 2142 2147 21402138 2164 2139 Grahan Nallah 1600 2156 2163 2165 2136 2159 2166 2135 2155 2160 2168 2127 2625 1625 2175 2172 2186 2153 2176 2188 2134 2130 2128 Kasol2184 21852197 1650 21542178 21312129 2800 2650 2183 2196 2190 2192 Sheet Title: 2179 2425 1675 2193 2180 21982199 2195 2134 Proposed Land Use 2035 2182 2200 2202 2203 2675 1700 22042203 2201 2206 1725 2207 1750 2450 2700 1775 2475 2500 2825 1800 2550 Scale: DIAMENSIONS AND 200 100 0 200 400 1825 2575 2850 2725 AREAS ARE SUBJECT 2600 Meters TO FINAL SURVEY 1850 2875 1875 2625 2900 ± 1900 2925 2750 1925 2950 2650 1950 2775 1975 CLIENT: 2000 2800 2975 2675 2825 2050 Town and Country Planning Department 2075 2850 2100 2125 Himachal pradesh 2700 2875 2150 2900 2175
2925 2750 2775 2200 2950 2825 2850 2975 2250 2275 2875 2300 3000 2900 2350 2925 3025 2375 2950 2975 3050
3000 3075 Drawing No: Date:
MEMBER SECRECTARY STATE TOWN DIRECTOR CUM PLANNER TOWN AND TOWN AND SHIMLA COUNTRY PLANNING COUNTRY PLANNER DEPARTMENT KULLU SHIMLA