Shechangthang (Ranibagan) Local Area Plan Volume 01

Shechangthang 2010-2035

Shechangthang Local Area Plan Final Report – Volume 01 Department of Human Settlement, MoWHS, Thimphu

Shechangthang (Ranibagan) Local Area Plan

Volume 01

Department of Human Settlement, Ministry of Works & Human Settlement (MoWHS), Thimphu

______

Shechangthang (Ranibagan) Local Area Plan Table of Contents

Table of Contents

1.0 INTRODUCTION ...... 6

1.1 AIMS AND OBJECTIVES ...... 6

1.2 VISION AND APPROACH ...... 6

1.3 PEOPLE’S PARTICIPATION IN THE PLAN FORMULATION: ...... 9 1.3.1 What is a Local Area Plan? ...... 9 1.3.2 Land Pooling ...... 9 1.3.3 The Planning Process ...... 10 1.3.4 Participation ...... 10 1.3.5 Integration of the Local Area Plan with the Structure Plan...... 11 1.3.6 Population and Economic Viability ...... 11 2.0 EXISTING PHYSICAL DEVELOPMENT ...... 12

2.1 EXTENT AND BOUNDARIES OF SHECHANGTHANG LOCAL AREA PLAN ...... 12

2.2 EXISTING LAND USE CHARACTERISTICS ...... 12

2.3 EXISTING HOUSING AND POPULATION DENSITY PATTERN ...... 16

2.4 GENERAL STATUS ...... 16 2.4.1 Land Ownership Pattern ...... 16

2.5 CIRCULATION NETWORK ...... 19 2.5.1 Existing Vehicular and Pedestrian Circulation ...... 19 2.5.2 Existing Public Transit System ...... 19

2.6 EXISTING AMENITIES AND SERVICES ...... 19 2.6.1 Health and Education Facilities ...... 19 2.6.2 Open Spaces and Recreational Facilities ...... 19 2.6.3 Heritage and Religious Sites ...... 20 2.6.4 Shopping and other Commercial Facilities ...... 20 2.6.5 Offices and other Work Places: ...... 20 2.6.6 Other amenities and facilities: ...... 20

2.7 EXISTING UTILITIES AND INFRASTRUCTURE ...... 22 2.7.1 Water Supply ...... 22 2.7.2 Sewerage Management System ...... 22 2.7.3 Solid Waste Management ...... 22

Shechangthang (Ranibagan) Local Area Plan Table of Contents

2.7.4 Storm Water Drainage ...... 22 2.7.5 Power, Telecommunications and Cable Network ...... 23 3.0 ANALYTICAL ASSESSMENT OF THE SHECHANGTHANG URBAN VILLAGE ...... 24

3.1 LAND SUITABILITY ...... 24

3.2 POPULATION ACCOMMODATION ...... 24 3.2.1 Share of Shechangthang Urban Village to the Total Projected Population of Sarpang City. 25 3.2.2 Land Holding and Density Distribution Pattern ...... 26

3.3 CIRCULATION NETWORK ...... 26

3.4 URBAN HUB ...... 26

3.5 AMENITIES AND SOCIAL SERVICES ...... 28

3.6 UTILITIES AND INFRASTRUCTURE ...... 29 4.0 PROPOSAL ...... 31

4.1 PLOT RECONFIGURATION ...... 31

4.2 PROPOSED PRECINCTS PLAN ...... 33

4.3 PROPOSED DENSITY PATTERN ...... 39

4.4 PROPOSED URBAN HUB...... 40 4.4.1 Urban Hub as an important area level facility ...... 40 4.4.2 Urban Hub as an important element in the transit oriented development ...... 40 4.4.3 Commercial Component: ...... 40 4.4.4 Recreational Component: ...... 41 4.4.5 Public Conveniences Component: ...... 42 4.4.6 Open Space System: ...... 42 4.4.7 The Implementation Process for the Urban Hub: ...... 42

4.5 PROPOSED PROJECTS IN SHECHANGTHANG ...... 43

4.6 PROPOSED CIRCULATION NETWORK ...... 43

4.7 PROPOSED AMENITIES AND SOCIAL SERVICES ...... 50 4.7.1 Health Facilities ...... 50 4.7.2 Education Facilities ...... 50 4.7.3 Solid Waste Management System ...... 50 4.7.4 Recreational and Sports Facilities ...... 51

4.8 PROPOSED UTILITIES AND INFRASTRUCTURE ...... 51 4.8.1 Water Supply ...... 51

Shechangthang (Ranibagan) Local Area Plan Table of Contents

4.8.2 Sewerage Management System ...... 55 4.8.3 Storm Water Management ...... 56 4.8.4 Power, Telephone and Cables ...... 56 4.8.5 Street Lighting ...... 57 4.8.6 Tree Planting ...... 57 4.8.7 Roadside Plantation: ...... 57 4.8.8 Development Management: ...... 58 5.0 DEVELOPMENT CONTROL REGULATION ...... 63 5.1.1 The Precincts Schedule Showing Uses Permissible in Designated Precincts ...... 63 6.0 INVESTMENT PLAN ...... 70

6.1 INTRODUCTION ...... 70

6.2 EXECUTIVE SUMMARY ...... 71

6.3 PROPOSED PROJECTS: COST ESTIMATED (SECTOR WISE) ...... 73 6.3.1 Utilities and Infrastructure ...... 73

6.4 PROJECT IMPLEMENTATION AND PROJECT MANAGEMENT ...... 82 6.4.1 Implementation ...... 82 6.4.2 Resources...... 83 6.4.3 Monitoring...... 84 7.0 APPENDICES ...... 87

7.1 APPENDIX A: DETAILED TABLES FOR INVESTMENT PLAN ...... 87 8.0 REFERENCES ...... 104

List of Tables

Table 1: Existing Land Use Break up for Shechangthang ...... 16 Table 2: Population Accommodation and Density in Shechangthang Urban Village: ...... 25 Table 3: List of Amenities and Facilities Proposed in the Urban Hub ...... 27 Table 4: Land Pooling Calculations to evolve the Land Pooling Percentage/ contribution ...... 32 Table 5: Proposed Precincts Plan Areas ...... 36 Table 6: Population Accommodated and Net Densities achieved in Shechangthang Urban Village ...... 39 Table 7: Details of the proposed water supply distribution network ...... 51 Table 8: Details of the Proposed Sewer Network ...... 55 Table 9: Details of the Proposed Street Lighting System in the Urban Village ...... 57 3

Shechangthang (Ranibagan) Local Area Plan Table of Contents

Table 10: Precincts Schedule Showing Uses Permissible in Designated Precincts ...... 63 Table 11: Precinct Schedule Showing Plot Coverage, Setbacks and Maximum Number of Allowable Floors in each Precinct ...... 66 Table 12: Parking Requirements ...... 68 Table 13: Summary of Cost Estimate of the Proposed Projects for Water Supply System and its Network ...... 75 Table 14: Summary of Cost Estimates of the Proposed Project for Sewerage Management System ...... 76 Table 15: Summary of Cost Estimates of the Proposed Projects for Storm Water Drainage System, Flood Protection and River Training Works ...... 77 Table 16: Summary of Cost Estimates of the Proposed Solid Waste Collection and Disposal System ...... 78 Table 17: Summary of Cost Estimates of the Proposed Electrical (Power) Distribution System 79 Table 18: Summary of Cost Estimates of the Proposed Project for Street Lighting System ...... 79 Table 19: Summary of Cost Estimate of the Proposed Telecommunication System ...... 80 Table 20: Summary of Cost Estimate of the Proposed Transportation System ...... 81 Table 21: Summary of Cost Estimates of the Proposed Local Area implementation and Landscaping: ...... 82 Table 22: Executive Summary of the Investment Plan Proposals ...... 85 Table 23: Cost Estimate for the Proposed Water Supply Scheme and Network System ...... 87 Table 24: Cost Estimate for the Proposed Sewerage Scheme and Network System ...... 89 Table 25: Cost Estimate for the Storm Water Drainage System, Flood Protection and River Training Works ...... 91 Table 26: Cost Estimate for the Proposed Solid Waste Management System ...... 94 Table 27: Cost Estimate for Electrical Distribution System ...... 95 Table 28: Cost Estimate for Proposed Street Lighting System ...... 97 Table 29: Cost Estimate for Tele-Communication System ...... 98 Table 30: Cost Estimate for the Proposed Transportation System ...... 99 Table 31: Cost Estimate for Local Area Plan Implementation and Landscaping ...... 101 Table32: Proposed Plot Reconfiguration Details ...... 103

Shechangthang (Ranibagan) Local Area Plan Table of Contents

List of Drawings & Figures Drawing 1: Base Map 14 Drawing 2: Existing Land Use 15 Drawing 3: Existing Population Density 17 Drawing 4: Existing Land Ownership Pattern 18 Drawing 5: Existing Open Spaces & Amenities 21 Drawing 6: Proposed Precincts Plan 34 Drawing 7: Proposed Plot Reconfiguration 35 Drawing 8: Proposed Land Ownership Pattern 37 Drawing 9: Proposed Density Pattern 38 Drawing 10: Proposed Road Hierarchy 45 Drawing 11: Proposed Transit System 46 Drawing 12: Proposed Road Cross-section 47 Drawing 13: Proposed Amenities and Social Services 49 Drawing 14: Proposed Water Supply System 53 Drawing 15: Proposed Sewerage Management System 54 Figure 16: Typical Cross-section of Storm Water Drain 56 Drawing 17: Proposed Storm Water Management System 59 Drawing 18: 3-dimensional Images 60 Figure 19: Flow Diagram of the Proposed Water Supply Network System 74

Shechangthang (Ranibagan) Local Area Plan Introduction

1.0 INTRODUCTION

The Shechangthang (Ranibagan) Local Area Plan is perceived as a tool to translate the broader goals that are outlined in the Structure Plan for Sarpang into a viable urban setting. It facilitates the implementation of specific objectives proposed in the Sarpang Structure Plan. These objectives include the accommodation of increased population over the coming decades, the distribution of population density in a sustainable way, the realization of an efficient public transit system, and the appropriate patterning of infrastructure services. It also illustrates the implementation of Precinct Sanctions within local area and at the individual plot level. The plan addresses local issues such as the provision of community amenities within a comfortable walking distance and the restructuring of land plots into a rational urban system.

1.1 A IMS AND O BJECTIVES

The Shechangthang Local Area Plan is prepared with an overall aim to facilitate the implementation of Structure Plan proposals at the local level.

The plan attempts to achieve the following broad objectives:

a. Facilitate a pattern of development, which can accommodate the area’s share of projected population;

b. Facilitate provision of efficient infrastructure in a planned and sustainable manner protecting the existing scenic beauty and topography;

c. Provide for the required amenities within comfortable walking distance;

d. Effectively link the Urban Hub of the city to other nodes in an efficient manner;

e. Rationalize the land subdivision in a manner, which allows the efficient introduction of urban infrastructure and services;

f. Assure that all plots are facilitated through a road network, which provides access; and

g. Protect the environment and greenery.

1.2 VISION AND A PPROACH

Within the entire framework of the Structure Plan, Shechangthang stands out as a local area accommodating concentrated city level commercial development and public facilities which will cater to all the north-western areas of Sarpang. Apart from this, the focus of the Shechangthang Local Area Plan is to promote environmentally sensitive urban development, which facilitates high-medium and low-density population concentrations required for the city

Shechangthang (Ranibagan) Local Area Plan Introduction

to accommodate growth over the next quarter century. An estimated population of about 11,323 people will have to be housed in Sarpang City over the coming twenty-five years.

Population accommodation is one of the main concerns in Shechangthang. The area can support a population of about 2,600 dwelling units. The concept here is to project the future population growth of the city and then to accommodate that population within the city core, proposed new Urban Hub and to densify and infill the new Urban Villages identified in the Structure Plan, of which Shechangthang is one.

A major concern of the Shechangthang Local Area Plan is to configure plot sizes suitable for apartments and row houses in and around the proposed Urban Hub. These plots will be provided with adequate infrastructure services and access to achieve relatively medium and high-density population. It is also proposed that private developers, in collaboration with landowners having land in and around the proposed Urban Hub, develop large-scale housing schemes at Shechangthang, in appropriate phases. Financial institutions can facilitate both the “developers” with short-term loans during the implementation, and households in the process of purchasing these dwellings, thus accelerating the supply of affordable housing. This approach, replicated across the city, can rationalize the housing market in Sarpang by providing the consumers with a variety of choices. This approach is envisaged to be an important tool towards resolving the shortage of affordable housing. It will also be an incentive to the fledging private sector in the country.

High-density population concentrations have positive implications on the provision of services. The current trend of service provision with almost no transfer of capital costs to the consumers is not sustainable over the long run. At the same time, scattered low-density population does not allow a self-financing and cost effective infrastructure system to emerge. These services require a minimum threshold of population density to pay their own way. Otherwise, the far-flung civil works raise civic capital investments far beyond the public’s “ability-to-pay”, leading to a non-sustainable urban system. To viably operate a public transit system, for example, with a trip frequency of ten minutes, or to ensure a quality water supply, or an efficient sewerage management system, fairly high population densities are required. The high-density population concentrations proposed in the Shechangthang Local Area Plan ensure provision of infrastructure services, which can be established and run in a sustainable manner. At the same time, the plan promotes a mix of plots, accommodating bungalows, cottages and row houses. Thus, the present life style of Shechangthang can be sustained and enhanced. The new population will join with the existing population in paying for modern and enjoyable services, utilities and amenities.

By using “land pooling” it will be possible to implement the Shechangthang Local Area Plan. All possible measures have been taken to avoid land acquisition. The roads and public open space system will be rationalized. There are also a series of public spaces planned. These spaces can become evening hangouts for local people and also for people in other parts of the city. Along

Shechangthang (Ranibagan) Local Area Plan Introduction

with the public amenities and services, provision will also be made for the city level amenities that would be housed in the Urban Hub.

An important ingredient of the Shechangthang Local Area Plan is the establishment of an Urban Hub, which will house a range of services and amenities. An Urban Hub would be a city level business center with the following provisions:

• Office spaces

• ATMs and other Banking facilities

• Whole sale and retail commercial activities along with the convenience shops

• Entertainment facilities - cinema halls, bowling alleys, restaurants and hotels, bars, discos, etc.

• Basic health unit

• Crèche

• Library

• Bus station with buses leaving every ten minutes, during peak hours to the urban core and other nodes and hubs in the city.

• Postal facility

• Police Station

• Fire station

• Taxi stand

• Larger auto repair workshops

This Urban Hub will also serve the already developed government offices and institutions, and the newly developing ones. It will bring an enhanced quality of life to the people of the local area and for those who would be commuting daily to this business center from various parts of the town. It will free people from dependence on automobiles, will reduce the pressure on the City Core for fulfilling day to day needs of the people residing in peripheral areas, and create a convivial urban setting, as envisioned in the Intelligent Urbanism theory, which underlines the Structure Plan. Provision of this multi-nucleated Urban Hub would also achieve the following three objectives of:

a. Achieving an even distribution of traffic

Shechangthang (Ranibagan) Local Area Plan Introduction

b. Preventing a helter-skelter spread of the higher order commercial activities creating ‘Developmental Diseconomies’

c. Taking pressure off of the Urban Core.

1.3 PEOPLE’ S P ARTICIPATION IN THE P LAN F ORMULATION:

1.3.1 WHAT IS A LOCAL AREA PLAN?

Each local area plan is conceived as an Urban Village identified in the Structure Plan. These are areas bound by major roads, streams, the Sarpang Chhu, the forest line, and other natural boundaries. Within these defined areas, a high-density zone of walk-up apartments, with an Urban Hub or Urban Village Square in the centre, is identified. This hub or village square is usually near the Urban Corridor, or a major road, so that the local area citizens can be served by express buses to the City Core, Urban Hub and other nodes. The idea is to provide high density, compact, walk-able communities, surrounded by medium-density residential plots, which in turn are surrounded by low-density garden bungalows, usually with houses nestled into orchards, or privately developed green areas. This density pattern is also governed by topographical and other environmental constrains. The central Urban Hub contains Urban Village level, and City level, amenities like convenience shops, wholesale and retail shops, taxi stand, news and telephone kiosks, police station, a fire station, a post office, a clinic, a crèche for working mothers, a library, a toddler’s park, vegetable market, pub, ATM’s and other banking facilities, office spaces, parking, larger auto repair workshops and a bus station. The roads are laid out in a hierarchy so that all plots are well served. The right-of-ways are also used for sidewalks, water supply networks, sewerage drains, storm water drainage, street lighting and solid waste collection.

1.3.2 LAND POOLING

Land pooling is a method of rationally planning an area in which all the local citizens are faced with the problem of no proper services, no clearly laid out roads, many plots with no access at all, and no potential for further development. In such a situation, no civic amenities like parks, solid waste collection bins, or basic health services are possible. Without a rational street network, fire engines and ambulances can never reach their emergency destination sites. Without a street network, no water supply network, storm water drainage, communication cables, or street lighting is possible. In land pooling all of the land is brought into one “pool”. A rational road layout, with all of the services required is planned. These roads, amenities and services may take up to thirty percent of the land. To “create” this land, the percentage of land needed for these common facilities is deducted from each plot. Now the original plots which were of odd shapes, are reconstituted into rectangular shapes. These new plots, which are proportionately smaller than the original land, are, however urban plots! Their value immediately increases! Over the period of time as the area is upgraded with services and roads, the value increases even more.

Shechangthang (Ranibagan) Local Area Plan Introduction

1.3.3 THE PLANNING PROCESS

In the planning process, each plot is measured through a Total Station survey, identifying all structures on it. It is correlated with the city land records so that the owners know exactly where and how much land they own. Then it is located in an Urban Precinct (or functional area under the Structure Plan zoning), which determines the allowable plot coverage, setbacks, building height, etc. Structures cannot be constructed in sensitive environmental zones (forests, steep orchard lands, marshlands, migrant bird habitats, etc.).

Thus, at the beginning of the planning process, each participant knows what their “starting condition is.” Next a professional planning team studies the area within the concerned urban villages, locating natural features, adjusting Urban Precinct zones from the Structure Plan to suit local conditions, noting water, electrical and other services, resources and existing roads. The number and sizes of the existing plots are also studied.

1.3.4 PARTICIPATION

From the above a Concept Plan is generated, showing the proposed green areas, Urban Hub or Village Square, low-density and high-density residential areas, road network and urban facilities. At a public meeting to which all the landowners are invited, the entire scheme is explained. The people are given written “briefs” with a map, showing their plot and stating their “starting condition,” and future “planned condition.” Through a series of such meetings, where suggestions and complaints are heard, the plan evolves.

To further the interaction a small committee of four or

Shechangthang (Ranibagan) Local Area Plan Introduction

five representatives is elected. These representatives maintain contact with the professional planners. Furthermore, the planning team keeps an “open house” every day. Any household from the local area may drop in and discuss their concern.

1.3.5 INTEGRATION OF THE LOCAL AREA PLAN WITH THE STRUCTURE PLAN

There is a link between the Structure Plan and the Local Area Plans of Urban Villages. The Structure Plan includes the non-negotiable elements and components of land utilization, which rule over all local area plans. These non-negotiable elements and components include; the sanctity of forest areas, river and stream set-backs, steep slopes likely to erode, habitats of rare flora and fauna, and other protected environmental areas. These must be conserved in the local area plans. Next the Urban Corridor right-of-way, access points on to the corridor side, service lanes, and other major roads are “givens” in the local area plans. Each Urban Village requires a central service node and high-density housing around it to accommodate future population. The people of every local area must be aware of all the parameters and concerns which are formative in the plan making. Wherever they are affected, they must know why. There are costs, but there are also benefits. Both must be explained in detail.

1.3.6 POPULATION AND ECONOMIC VIABILITY

Local area plans are for the future, and not only for today. There must be adequate density in each Urban Village so that the households can share the costs of services and facilities. Without an Urban Hub or Urban Village Square and high-density housing, the Urban Village will not have enough population to share the costs, and the per-household costs will go beyond the ability to pay. This usually occurs in low-density, higher income group areas where bungalows and cottages are spread over large, difficult to service areas. In such cases the rest of the city dwellers wind up subsidizing the costs of the low-density dwellers. To balance this inequity, fewer services are provided to low-density residents. They have to provide their own roads, water supply lines, sewer lines, electric lines, telephone lines, etc.

Finally, the Structure Plan is for the coming generations. Each Urban Village will have to house its “fair share” of people as calculated by projecting the future population, estimating the total potential buildable area in the city, and also in the local area, and correlating the percentage share of population, the local area plans must house.

Shechangthang (Ranibagan) Local Area Plan Existing Physical Development

2.0 EXISTING PHYSICAL DEVELOPMENT

2.1 EXTENT AND B OUNDARIES OF SHECHANGTHANG L OCAL A REA P LAN

The Shechangthang Local Area Plan covers an area of 90.22 hectares, which lies to the south- west of Sarpang Chhu. The southern boundary is defined by a pathway, the northern by Sarpang Chhu and the western boundary by the Sarpang-Damphu highway. The area under the Shechangthang Local Area Plan was previously under Hilley Gewog, before forming a part of the Sarpang Municipal Corporation boundary.

Most of the area under the Local Area Plan slopes eastwards towards the Sarpang Chhu. But the topography is such that the entire project area falls under the developable zone with gentle slopes. Shechangthang has an existing access from the Sarpang-Damphu highway and is connected with the rest of the municipal area with a bridge across the Sarpang Chhu. Most of the internal areas of the Urban Village are currently served with non-asphalted roads. And foot trails.

2.2 EXISTING L AND U SE CHARACTERISTICS

Within the Shechangthang local area, one may observe a distinct land use pattern in different pockets. Based on the predominant land uses, the Shechangthang local area can be subdivided into:

• Residential Areas: The Shechangthang Urban Village has a sparse residential development. Most of the buildings are scattered while the only concentration is seen along the Sarpang- Damphu highway. Most of the houses are in the form of temporary structures are surrounded with agricultural fields.

• Forest Areas: A large cover of natural vegetation can be noticed on the steeply sloping western belt below the Sarpang-Damphu highway.

• Vacant Area: Almost 41.33% of the project area is vacant with no pre-dominant use.

Shechangthang (Ranibagan) Local Area Plan Existing Physical Development

• River Bed: Few of the plots along the Sarpang Chhu are located in the river bed. This has occurred due to a few flash floods in the past that has eroded the entire belt along the river bed. The river bed forms almost 9.7% of the project area.

• Commercial Use: The commercial development, especially in the form of temporary hutments, is found along the Sarpang-Damphu highway. These consist of small grocery shops that serve the day to day need of the residents.

• Recreational Use: An informal football field below the Sarpang-Damphu highway is the only means of recreation to the local residents.

Shechangthang (Ranibagan) Local Area Plan Existing Physical Development

Drawing 1: Base Map

Shechangthang (Ranibagan) Local Area Plan Existing Physical Development

Drawing 2: Existing Land Use

Shechangthang (Ranibagan) Local Area Plan Existing Physical Development

The details of the existing land use pattern are as follows:

Table 1: Existing Land Use Break up for Shechangthang

Existing Land Use Area Sr. No. (Shechangthang Urban Village) Sq.m Ha. % 1 Agriculture 86,457.50 8.65 9.58% 2 Commercial 2,080.96 0.21 0.23% 3 Forest 103,161.33 10.32 11.43% 4 Institutional 14,163.20 1.42 1.57% 5 Public 10,021.67 1.00 1.11% 6 Recreational 13,894.77 1.39 1.54% 7 Residential 56,886.45 5.69 6.30% 8 Vacant 372,905.21 37.29 41.33% 9 Roads (asphalt) 17,880.08 1.79 1.98% 10 Roads (non-asphalt) 5,451.60 0.55 0.60% 11 River Bed 87,522.62 8.75 9.70% 12 Information not available 131,843.92 13.18 14.61% Total 902,269.31 90.23 100.00%

2.3 EXISTING H OUSING AND P OPULATION DENSITY PATTERN

The existing population of Shechangthang is estimated to be in the range of 100-125 persons. The population figures were provided by the Sarpang Dzongkhag officials. A few of the houses have informal shops, like general stores and bars, which serve the existing sparse population of the entire area. Thus, the gross density of the area is less than 25 persons per hectare.

Most of the residential structures are temporary in nature with an individual outdoor toilet and water storage tank.

The relatively older houses are all multi-family dwelling units. The majority of people residing in this area have self-owned accommodations and their work places are at Sarpang Bazaar and Sarpang Tar.

2.4 G ENERAL S TATUS

2.4.1 LAND OWNERSHIP PATTERN

Almost all the plots in Shechangthang are privately owned. The only plots with government ownership are the existing football field, the Food Corporation of Bhutan, Royal Bhutan Police and the Community Hall. Other unregistered land under the road right of also form a part of the government ownership.

Shechangthang (Ranibagan) Local Area Plan Existing Physical Development

Drawing 3: Existing Population Density

Shechangthang (Ranibagan) Local Area Plan Existing Physical Development

Drawing 4: Existing Land Ownership Pattern

Shechangthang (Ranibagan) Local Area Plan Existing Physical Development

2.5 CIRCULATION NETWORK

2.5.1 EXISTING VEHICULAR AND PEDESTRIAN CIRCULATION

Shechangthang has about 3.01 kilometers of surfaced roads, and 3.22 kilometers of un- surfaced roads. Shechangthang is connected with other city areas by the Sarpang-Damphu highway. The primary road (Sarpang-Damphu highway) is approximately 6.0m wide while the non-asphalted roads are approximately 3.5m wide.

Foot trails: There are several foot trails. They are not well defined and not surfaced or paved. As the road network is not in existence, pathways are the most developed element of the circulation network.

Parking Places: There are no public parking places in Shechangthang. Not all residences have proper parking areas within their premises and it is common to see vehicles parked outside, along the roadside, particularly during night time. These common open spaces used for parking purposes are mostly the plots that are undeveloped.

2.5.2 EXISTING PUBLIC TRANSIT SYSTEM

Private taxis are the only means of local transport other than privately owned vehicles. As the development in Shechangthang is sparse with a very low density it is not viable to have a public transit system in place in the present scenario. Shechangthang lacks in a designated taxi stand.

2.6 EXISTING A MENITIES AND SERVICES

2.6.1 HEALTH AND EDUCATION FACILITIES

There are no hospitals, dispensaries or basic health care units in Shechangthang. The settlement’s nearest medical facility is at Sarpang Tar. The hospital at Sarpang Tar provides the resident of the town with basic health facilities while for higher and specialized facilities the residents are dependent on the hospital at Gelephu. As far as educational facilities are concerned, there are no schools in Shechangthang. The nearest education facility is located at Sarpang Tar, the Sarpang Lower Secondary School and Sarpang Higher Secondary School. These are at a distance of almost 2kms kilometers from the settlement in Shechangthang.

2.6.2 OPEN SPACES AND RECREATIONAL FACILITIES

There is no organized recreational space in Shechangthang. The informal football ground on the government land located towards to north of Shechangthang is the

Shechangthang (Ranibagan) Local Area Plan Existing Physical Development

only recreational space available to the local residents. This solves the purpose of a certain age group only.

2.6.3 HERITAGE AND RELIGIOUS SITES

Shechangthang does not have a heritage or a religious site present within the Urban Village. The only religious site in the entire municipal area is at Sarpang Tar in the form of a monastery. It is located almost 2.5kms from the settlement.

2.6.4 SHOPPING AND OTHER COMMERCIAL FACILITIES

There are no commercial complexes or community shopping centers in Shechangthang. The Urban Village has scattered kind of development and informal shops located within the residential buildings that serve the day to day need of the local people. The residents of Shechangthang are dependent on the Bazaar area for their weekly supplies and household items. It is located at a distance of almost 1.5km from the settlement.

2.6.5 OFFICES AND OTHER WORK PLACES:

There are no offices or commercial centers at Shechangthang. The nearest location of workplaces is the Bazaar area and the offices at Sarpang Tar. Hence all the residents other than those involved in farming are dependent on Sarpang Tar and Bazaar area for livelihood.

2.6.6 OTHER AMENITIES AND FACILITIES: There is a police post adjoining the bridge connecting Shechangthang with the rest of the Municipal area. There are no other amenities like the fire station, public library, bank or postal facility in Shechangthang. Sarpang Tar serves the need of the residents of the entire municipal area with facilities like the bank, post office, educational and health facilities, etc.

Shechangthang (Ranibagan) Local Area Plan Existing Physical Development

Drawing 5: Existing Open Spaces & Amenities

Shechangthang (Ranibagan) Local Area Plan Existing Physical Development

2.7 EXISTING U TILITIES AND I NFRASTRUCTURE

2.7.1 WATER SUPPLY

Shechangthang does not have a designated water supply system. Water is drawn from the Sarpang Chhu and from a few perennial streams above the Sarpang-Damphu highway on the west by the local residents. Each house owner has an individual small water storage tank within their plot. Few of the residents use the perennial source above the bazaar area as the only source of drinking water. Water is carried in small containers from a distance of almost 2kms by means of private vehicles.

2.7.2 SEWERAGE MANAGEMENT SYSTEM

The Shechangthang local area does not have a city sewerage management network. Houses employ ‘septic tank-soak pit’ systems. Private septic tanks were made mandatory only in 1997. An overall level of hygiene is maintained in the area and open sewerage flow is uncommon. It is difficult to clean the septic tanks by mechanical cesspool cleaners due to the remoteness of such tanks.

2.7.3 SOLID WASTE MANAGEMENT

Municipal solid waste consists of household waste, construction and demolition debris, sanitation residue and waste from streets. This garbage is generated mainly from residential and commercial complexes. With rising urbanization and change in lifestyle and food habits, the amount of municipal solid waste will increase rapidly. Presently the solid waste is been collected through trucks and disposed off in open. There is no proper Solid-Waste- Disposal site in Sarpang. Hence, most of the households dispose the waste to a temporary waste disposal site located near the old piggery area ahead of the Sarpang Bazaar. Development of a landfill site is required on environmental and health ground.

2.7.4 STORM WATER DRAINAGE

The only designed storm water drainage that takes care of the rain water surface runoff is along the Food Corporation of Bhutan. The storm water collected through these drains is disposed off to the Sarpang Chhu. Other areas of Shechangthang do not have a drainage pattern in absence of natural gullies or streams in the Urban Village.

Shechangthang (Ranibagan) Local Area Plan Existing Physical Development

2.7.5 POWER, TELECOMMUNICATIONS AND CABLE NETWORK

Bhutan Power Corporation is responsible for the power connection, supply and maintenance in Shechangthang. All the houses in Shechangthang have a power and private cable TV network connection. Due to accessibility to Bhutan Telecom’s mobile phone network only a few houses, FCB, Gup office, Royal Bhutan Police campus and the RNR building have permanent telecommunication lines. The present telecom network is formed by overhead lines but the Bhutan Telecom has plans to convert them into an underground network.

It is important that the network for the above basic infrastructure is planned in coordination to each other as well as an integrated system of natural hierarchy as a whole.

Shechangthang (Ranibagan) Local Area Plan Analytical Assessment

3.0 ANALYTICAL ASSESSMENT OF THE SHECHANGTHANG URBAN VILLAGE

3.1 LAND SUITABILITY

The main objective of land suitability analysis is to identify the developable land. Land covered by forests, environmentally fragile areas, protected areas, and steep slopes are not suitable for any kind of urban development, and are not considered for the calculation of “developable land.” A fifty-meter wide stretch on either side of the Sarpang and the reclaimed land from the river bed are also not considered appropriate for development. Over the long run, this is a public asset, which will enhance the land values and quality of life in the area. The green margin also protects the new structures from soil erosion and improves the soil bearing capacity.

The topographical character of land is the most important factor governing the density distribution of this local area. The Local Area of Shechangthang is divided into two prominent zones of flatter terrain and those with high slopes. The areas to the west are the areas with steep slopes that are densely forested and are found not suitable for development. The other areas in Shechangthang have gradual slopes and are best suitable for densification. Thus this area can be developed for medium and high-density housing, which will enable Shechangthang to accommodate its share of future growth of the city.

3.2 P OPULATION A CCOMMODATION

The Sarpang Structure Plan estimates the current population of Sarpang to increase to 11,323 in the coming twenty-five years. Strategies and phasing to accommodate this additional population within the municipal limits, as well as in the contiguous region, are proposed in the Structure Plan.

As a part of these strategies, the Shechangthang Urban Village will accommodate low, medium and high-density areas. Apart from that, with the development of the Urban Hub, Shechangthang will also have a floating population of employees working in the in-housed commercial and institutional complexes, which provides staff accommodation.

The Local Area Plans and the development of population concentrations around the Urban Hub are proposed to accommodate the additional population. The increased population densities will also facilitate provision of infrastructure and other utility services. This will also fulfill the housing requirements for the people from various economic classes.

Shechangthang (Ranibagan) Local Area Plan Analytical Assessment

3.2.1 SHARE OF SHECHANGTHANG URBAN VILLAGE TO THE TOTAL PROJECTED POPULATION OF SARPANG CITY.

The Sarpang Structure Plan has identified areas suitable for urban development, for housing in-fill, and for the expansion of existing housing across the city. Based on the proportion of the “developable area” in Shechangthang to that of the total population of Sarpang, which needs to be accommodated, the planned population for Shechangthang has been determined.

Table 2: Population Accommodation and Density in Shechangthang Urban Village: SE-4 (15% I (10% of Urban Village-03 of Plot area UC1 UC2 UV1 UV2 UV3 Plot area for Total Shechangthang for residential) residential) Developable Land 0.00 10.07 0.00 19.27 27.64 0.22 0.07 57.27 25% deduction for Secondary Roads & Opens 0.00 2.52 0.00 4.82 6.91 0.06 0.02

Spaces Net Developable Area 0.00 7.55 0.00 14.45 20.73 0.17 0.05 42.95 Ground Coverage (%) 45% 45% 45% 45% 40% 100% 100%

Ground Coverage (Ha.) 0.00 3.40 0.00 6.50 8.29 0.17 0.05 18.41 No. of Allowable Floors 4.00 4.00 4.00 3.00 3.00 2.00 2.00

No. of Residential Floors 1 1 1 3 3 2 2

Total Residential Built Up 0 33,986 0 195,108 248,760 3,300 1,050 482,205 (sq.m) Efficiency (80%) 0 27,189 0 156,087 199,008 2,640 840 385,764 Avg.Appt. Size (sq.m) 130 130 130 150 150 150 100

No. of Appts. 0 209 0 1041 1327 18 8

Family Size 4.10 4.10 4.10 4.10 4.10 4.10 4.10

Population 0 857 0 4268 5441 74 33 10,673 Accommodated Gross Density 0 85 0 221 197 NA NA 262 Net Density 0 113 0 295 262 448 629 349

Based on the proportion of total developable land in the Shechangthang Area, the population accommodation share is 10,673 people!

Assuming an average household size of 4.1 persons, the number of dwelling units required to house the estimated future population in Shechangthang is 2,600!

The above population figures are derived broadly based on the gross area available for development and not taking into consideration the population allocation based on other factors like the slope criteria and the accessibility to various pockets of the local area. Above figures are tentative and are looked into in further details in Chapter 4 of this report upon getting the actual areas based on the Precincts Plan prepared for Shechangthang Local Area Plan.

Shechangthang (Ranibagan) Local Area Plan Analytical Assessment

3.2.2 LAND HOLDING AND DENSITY DISTRIBUTION PATTERN

The present population of Shechangthang is mainly concentrated along the highway. The residents of Shechangthang are mainly from the higher-middle and middle income groups. More than half the plots (53.27%) of the total land holding falls in the size range of 401sq.m to 750sq.m, while almost one-fourth (24.11%) plots are above size 2,000sq.m. A minimal of 4.17% of the total plots has sizes less than 400sq.m.

The entire Urban Village of Shechangthang has an existing population density of less than 25 persons per hectare. The areas adjoining the Sarpang-Damphu highway, areas surrounding the proposed Urban Hub location and pockets towards the north of the Urban Village with smaller land holdings are best suitable for higher and medium density development. The areas adjoining the forest and area with steep slopes towards the west are found to be best suitable for low density development with cottages and detached bungalow kind of structures.

3.3 CIRCULATION NETWORK

A need to strengthen the pedestrian network linking all the areas to the proposed Urban Hub is felt necessary in the Urban Village. Development of various hierarchies of roads thus segregating the town level and local level traffic movement needs to be planned for! The primary roads should be designed to take the load of the city level traffic with a strong network of public transit system. Parking arrangements along the secondary roads is a must to avoid future issues that are sighted in most of the urban areas. Road sections should hence make provisions of parallel parking in the residential areas. The future commercial areas/ Urban Hub should have designated parking lots for long term parking.

3.4 U RBAN HUB

The Urban Hub will cater to the entire town and the region’s population and would have all the facilities of a Village Square and much more! The Urban Hub will be the setting for upscale

Shechangthang (Ranibagan) Local Area Plan Analytical Assessment

shopping in branded stores. In addition, it would have entertainment facilities, such as cinema halls, bowling alleys, restaurants, bars, discos, etc. It would have a space for a town level library, banks, post office, town hall, police station, fire station, banks and hotels as well. In Sarpang, the existing town core is centrally located and is proposed to be redeveloped and upgraded into an Urban Core, which will cater to most of the needs of the present day. On the other hand, instead of having a Village Square at Shechangthang, higher level commercial activity is proposed in form of an Urban Hub. As the land in the present Bazaar area is limited, Urban Hub at Shechangthang acts like an extension to the Urban Core. This Urban Hub will not only take off the load of the Urban Core but would also cater to the need of surrounding villages. Though the junction of the present Sarpang-Damphu highway and the future highway connecting the Phibsoo Wild Life sanctuary is felt best suitable site for the Urban Hub, but based on a series of discussion and stakeholder’s requests the Urban Hub is moved towards the centre of the Urban Village.

The Urban Hub would have residential accommodation of high density. The predominant housing typology would be walkup apartments.

The following classification of the facilities in the Urban Hub is based on the neighborhood and city level facilities:

Table 3: List of Amenities and Facilities Proposed in the Urban Hub

Sr. Amenity Details No. 01. Sarpang Municipal A Municipal Authority for the implementation of the Structure Plan, providing Corporation local area building permissions, taking care of the infrastructural works, etc office 02. Commercial Plots Department stores, clinics, crèches, private hospitals, general merchandise, (private ownership) hardware stores, variety of shops, restaurants, bars, discos, libraries, bowling alleys, net cafés, ATM centre, etc. 03. Offices Corporate offices, professional suites, studios, agencies. 04. Inter-town Bus Stop Bus parking, Waiting area for passengers, Informal Refreshment facilities, (in future) Public toilets, parking facilities. 05. Urban Village Level A Clinic or a Dispensary to serve the local people with basic level health Clinic facilities 06. Taxi Stand To accommodate about 30 taxis 07. Police Station Up-gradation of the existing Royal Bhutan Police campus with adequate parking space for vehicles and a temporary jail. 08. Post Office and Up-gradation of the existing post office and telecommunication centre with Telecommunications facilities like, post boxes, telephone booths, telephone billing center, internet Center facilities, parking facilities. 09. Town Hall Seating area for 500 people, parking , lounges, green rooms, transformer and generator facilities, public toilets etc. 10. Cinema Hall A Multiplex with seating area for 200 people, parking, lounges, refreshment facilities, entertainment facilities, public toilets, etc.

Shechangthang (Ranibagan) Local Area Plan Analytical Assessment

Sr. Amenity Details No. 11. Sports Complex Up-gradation of the existing football ground with provision for new sports facilities like tennis, basket ball, volley ball, etc. Proposed Sports Complex at Shechangthang will house both indoor and outdoor sports facilities. 12. Recreation Facilities for pool tables, caroms, cards, bowling alley, wedding hall, clubs, etc. which could be developed as a part of the commercial plots. 13. Fire Station Proposed as a part of the Urban Hub under the Royal Bhutan Police campus with parking and maneuvering areas. 14. Parking Parking lots at strategic locations, road side parking facilities and plot level parking. 15. Public and Plots for the establishment of future government and public institutions. Government Institutions 16. Plazas and Green Includes open spaces, plazas, green areas Areas

3.5 A MENITIES AND S OCIAL SERVICES

Based on the city level proposals as prescribed in the Structure Plan, the Local Area Plan for Shechangthang needs to provide for the following health and education amenities:

Neighborhood Clinic: A clinic is required, in close vicinity of the Urban Hub, to provide for basic health care facilities, within easy reach of the local population. A neighborhood clinic will require approximately 50 square meters of built-up area.

Primary School: There is a requirement for a primary school in Shechangthang area, in absence of any kind of educational facility. This school will also cater to the children from the neighboring villages and hamlets that are presently dependent on Sarpang Tar for the basic level educational facilities. It will be located in the close vicinity to the Urban Hub, as it has the facility of the express bus service and hence would be helpful for the children coming from far distance.

Crèche and Nursery School: Urban areas face a challenge for working couples who do not have appropriate places where their kids could be taken care of during the day time. Crèches and Nursery schools are best suitable to overcome such problems. It is felt necessary that each Urban Village should have such facilities. It should be centrally located and should be easily accessible to the residents of the Urban Village.

Designed Public Spaces: The open space system and the plazas in the Urban Hub form important public spaces in Shechangthang, which can be designed as spaces for safe pedestrian movement and leisure. The rear side setbacks of the commercial spine could be linked with pedestrian pathways surrounded by landscaped areas. These will in turn create tot lots for the children residing in these high density areas. Open air informal café’s in these landscaped areas would give a different identity to the commercial spine.

Shechangthang (Ranibagan) Local Area Plan Analytical Assessment

Communities Open Spaces: The neighborhood level community open spaces would be evenly distributed in the local area of Shechangthang based on the local context. It will be in between 4-5 percent of the local area. As proposal have been made in the Structure Plan to develop the areas along the river bed as Open Spaces of National Importance, where in Shechangthang has a bigger share of it, this percentage has been reduced down from the actual planning norms of six percent. The provision of these planned community open spaces would restrict the present use of the streets as the play areas for the children. Also the green belt along the Sarpang Chhu will be a good alternative to be used for the purpose during off seasons for playing archery as a long strip of open space is achieved through these green belts.

3.6 UTILITIES AND I NFRASTRUCTURE

Water Supply: Water Supply demand for the Shechangthang area is estimated to be 1.6 mld1. The Sarpang Chhu is considered the primary source of water for Shechangthang. A gravity- filter plan for the purification purpose will be required before the water is supplied to the residents. The favorable topography of Shechangthang facilitates the gravity based water supply network proposed.

Sewerage Management System: The current provision of individual septic tanks does not provide for an adequate and sustainable method of sewerage and waste water management. Provision for an independent treatment plant for Shechangthang Urban Village is proposed at Shechangthang in the Structure Plan proposals. A suitable location, at the lower most point in Shechangthang, to the extreme southern corner of local area is been identified to setup the mechanized sewage treatment plant.

Solid Waste Management: To be served adequately with the management of solid waste requires a proper system of waste collection bins located at frequent intervals, and a frequent collection system. The Local Area Plan proposes local level collection and disposal of collected waste to the landfill site proposed in the Structure plan.

Storm Water Drainage System: A drainage system, mainly running along the road network, to collect the storm water, is essential to be developed in Shechangthang. Due to the potential of draining the area to the Sarpang Chhu, the storm water drains are designed to culminate in the Sarpang Chhu.

Power, Telecommunication and Cable: Though there are no lacunae observed in the provision of these services, increased population in the area will definitely pose greater demands for power, and the number of telephone and cable connections. The provision of underground ducts, under the footpaths, will facilitate running these services in an integrated way, and will make the maintenance of the cables easier.

1 Refer Investment Plan: of Sarpang Structure Plan for details

Shechangthang (Ranibagan) Local Area Plan Analytical Assessment

Streetlights: At present there is no planned system of streetlights. It is proposed to place high intensity lamps at suitable intervals along the proposed Urban Corridor and adequate lighting along the primary and secondary roads. All intersections of roads and lanes will be lit.

Shechangthang (Ranibagan) Local Area Plan Proposal

4.0 PROPOSAL

4.1 P LOT RECONFIGURATION

A major focus of the Shechangthang Urban Village Local Area Plan is to reconfigure the existing developed land in such a manner that each landowner retains their original land parcel, but with proper access, amenities and services. By reconfiguring the layout of land, the plots shall be regular in size and shape allowing efficient development. This is essential because the land has been subdivided and sold in a haphazard manner, with no provision for the inclusion of modern infrastructure, which will assure hygiene, health, communications, electricity, drainage and access. The process is thus an operation of corrective surgery! But this is a participatory process, in which the people of Shechangthang are completely involved.

The re-configuration of plots involves designing a new layout for the entire area under consideration and the area’s redistribution into regular plot sizes, with access roads of a minimum width. This will also allow for the provision of adequate storm water drainage and the laying of underground infrastructure. This process is carried out in a consultative process, where the owners are kept informed of the process of restructuring and redistribution. The new rationalized plots will be “re-issued,” after equitably deducting areas from parcels for road widening and extension, public open spaces and amenities.

In this process the land values are enhanced and the price of property goes up. Generally, the landowners end up with a smaller property package, yet of much higher value than when they began! The value of the land pooled for civic improvement is far less than the “value added” to the property at the time of redistribution. The amount of land deducted from parcels, is a percentage derived by calculating the total land required for roads (widening and extension), open spaces, common infrastructure and community amenities in the new layout, distributed equally over the original total land area. Where an individual property is too small to deduct an equitable proportion as a “development fee,” a Development Tax is charged to the landowner to cover his fair share of the cost of improving the area. This Development Tax must be reinvested into the Shechangthang Local Area for infrastructure improvement by the Sarpang Municipal Corporation (SMC). For this purpose, a Development Fund must be created for each local area. Each Local Area Plan in the city thus requires its own account, with complete transparency as to the operation of that account.

Besides these objectives and modalities, the accommodation of the estimated future population and its appropriate distribution through variable densities, also has governed the reconfiguration of land in the Shechangthang Local Area Plan.

The following table provides a break-up of the land according to the proposed layout and plot reconfiguration.

Shechangthang (Ranibagan) Local Area Plan Proposal

Table 4: Land Pooling Calculations to evolve the Land Pooling Percentage/ contribution

Area Area (sq.m) (Acre) Actual Actual To be provided 1 Total Project Area 222.96 902,268.01

2 Registered Land 159.23 644,389.73 2a Under Land Pooling 133.83 541,580.86 379,106.60 Exclusions: 2b River Bed 7.62 30,848.32 2c Forest Environment 5.25 21,254.84

2d Reserved Govt. Land (E5 & SE4) 12.53 50,705.71

3 Unregistered Land 63.72 257,878.28 Under Land Pooling (scattered Govt. 3a 3.65 14,751.26 10,325.88 Land) Exclusions: 3b River Bed 21.54 87,162.28 3c Forest Environment 22.96 92,910.72 3d Road Right of Way (cadastral) 11.58 46,861.90 3e Reserved Govt. Land (E5) 4.00 16,192.12

4 Total Area Under Land Pooling 137.47 556,332.12 389,432.48

5 Proposals (through Land Pooling) 41.10 166,343.78 % of Proposals % of S.N0. 4 5a Amenities (school included) 4.87 19,705.74 11.85% 3.54% 5b Service Plots 0.67 2,703.34 1.63% 0.49% 5c Open Spaces 5.48 22,192.92 13.34% 3.99% 5d Pedestrian Pathways 1.48 5,979.29 3.59% 1.07% 5e Roads (excluding existing ROW's) 28.61 115,762.50 69.59% 20.81% 41.10 166,343.78 100.00% 29.90% 6a Land Pooling Percentage 29.90%

6b Rounding off the LP percentage to 30.00%

Based on the proposed layout and plot redistribution, this comes to 30.00 percent of the land. This will be deducted from each plot, while the remaining land shall be returned to the landowner. Where there is an occupied, habitable structure on a plot, that same plot, minus the “development land” will be returned to the original owner. In cases, where there is no structure on the plot, an alternative plot may be allotted to the original landowner, in a nearby location. This reallocated plot will be calculated by taking the original plot area and deducting the 30.00 percent of “development land”.

In cases, where the land owners get a plot size smaller than the minimum required size, it is proposed to have a common wall system (plot consolidation) with the adjoining property owner. In such cases with smaller plots they benefit by saving on one side setback and still develop their individual properties. Precautions have been taken to serve all the owners equally and provide them with best suitable options for future plot level development.

Shechangthang (Ranibagan) Local Area Plan Proposal

The plot-wise reconfiguration and reallocation details are attached in the table at the end of this chapter.

4.2 P ROPOSED P RECINCTS P LAN

Though, the precincts proposed in Shechangthang Local Area Plan is derived from the Structure Plan, their boundaries are rationalized according to new plot configuration and road layout.

The predominant land use of the proposal is residential divided across two precincts, namely, Urban Village-Core (UV2) and Urban Village–Periphery (UV3). According to the main permitted uses in these two precincts, allowed building heights and bulk regulations proposed in the Development Regulations, UV2 is a medium-density residential precinct, while UV3 is a low- density residential precinct. Ground floor commercial activities, local level retail shopping, service establishments, and small restaurants are permissible in these predominantly residential precincts, based on which a mix of residential and commercial development is envisioned to come up in these areas. The development envisioned in UV2 will provide housing for middle income and lower income level groups.

A new Urban Hub precinct (UC2) is proposed in Shechangthang where the facilities provided range from the small scale retail commercial uses at a convenient location catering the residents of Shechangthang to the city level commercial, recreational and institutional facilities. The Urban Hub Precinct will house convenience shopping, a crèche, a neighborhood clinic, post office, garden, an automobile service station and other facilities on the neighborhood level. At the city level it will also have a cinema hall, an auditorium, sports and other recreational facilities, bus routes connecting Shechangthang with the rest of the town, telecommunication facilities, a police station and fire fighting facilities. High-density residential structures shall be developed around the Urban Hub Precinct.

Protection, as well as enhancement, of environmental resources is a major theme and concern of the Structure Plan. Implementation of these concerns is ensured through various environmental, open spaces and agriculture related precincts. The Forest Environments (E-2) and Flood Protection Zone/Environmental Conservation (E4) precincts, proposed in the Shechangthang Local Area Plan, provide protection by prohibiting development activities in the areas rich in environmental resources. Since flooding occurs in Sarpang Chhu, a 50metre wide buffer is kept for flood mitigation and also for the conservation of the rich environment.

Shechangthang (Ranibagan) Local Area Plan Proposal

• Drawing 6: Proposed Precincts Plan

Shechangthang (Ranibagan) Local Area Plan Proposal

Drawing 7: Proposed Plot Reconfiguration

Shechangthang (Ranibagan) Local Area Plan Proposal

Under the provisions of the Environmental Conservation Precinct (E1), no development is allowed within a fifty meters wide strip (reclaimed land) along each side of the Sarpang Chhu. The forest in the extreme west that are located on steep slopes, defining the western city boundary, has certain private ownerships are also protected under the provisions of the E2 precinct, which allows only those activities undertaken on behalf of, or permitted by, the proposed Development Control Regulations manual. Plots that fall partially in UV3 and a part in E2 have been worked out meticulously. The part of the plot that falls under UV3 is considered under land pooling based on the polygon areas and the part under E2 is been excluded from land pooling. The part of the plots in E2 precinct are rationalized based on the contours and allocated adjoining to their properties in UV3 thus allowing pedestrian access to these non-developable parts of their properties.

The table below illustrates the distribution of precinct areas in the proposed Shechangthang Local Area Plan.

Table 5: Proposed Precincts Plan Areas

S.No. Proposed Precincts Area (sq.m) Area (Ha.) % of total

1 E2- Forest Environments 114,165.56 11.42 12.65%

2 E4- Flood Protection Zone 64,568.76 6.46 7.16%

3 E5- National Importance Open Space 115,967.42 11.60 12.85%

4 E6- Local Green Open Space 16,654.16 1.67 1.85%

5 I- Institutional (school excluded) 19,410.20 1.94 2.15%

6 SE4- Service Centers & Industries 4,372.24 0.44 0.48%

7 UC2- Urban Hub 61,597.67 6.16 6.83%

8 UV2- Urban Village Core 277,682.69 27.77 30.78%

9 UV3- Urban Village Periphery 38,319.74 3.83 4.25%

10 Off-street Pathways 7,460.41 0.75 0.83%

11 Amenities (school included) 16,130.96 1.61 1.79%

12 Service Plots 4,374.97 0.44 0.48%

13 Proposed Roads Area 161,563.20 16.16 17.91%

Total 902,268.00 90.23 100.00%

Source: Proposed Precincts Plan for Shechangthang Local Area Plan

Shechangthang (Ranibagan) Local Area Plan Proposal

Drawing 8: Proposed Land Ownership Pattern

Shechangthang (Ranibagan) Local Area Plan Proposal

Drawing 9: Proposed Density Pattern

Shechangthang (Ranibagan) Local Area Plan Proposal

4.3 P ROPOSED DENSITY P ATTERN

Population density, being a function of the number of dwelling units per unit area, is regulated by plot sizes, building heights and bulk regulations prescribed in the proposed Development Control Regulations.

Following table gives an idea of the net-densities and the population that can be accommodated in the Urban Village of Shechangthang:

Table 6: Population Accommodated and Net Densities achieved in Shechangthang Urban Village

I (10% of Plot SE-4 (15% of Urban Village-03 UC1 UC2 UV1 UV2 UV3 area for Plot area for Total Shechangthang residential) residential) Developable Land* 0.00 10.07 0.00 19.27 27.64 0.22 0.07 57.27 25% deduction for Secondary Roads & Opens 0.00 2.52 0.00 4.82 6.91 0.06 0.02

Spaces Net Developable Area 0.00 7.55 0.00 14.45 20.73 0.17 0.05 42.95 Ground Coverage (%) 45% 45% 45% 45% 40% 100% 100%

Ground Coverage (Ha.) 0.00 3.40 0.00 6.50 8.29 0.17 0.05 18.41 No. of Allowable Floors 4.00 4.00 4.00 3.00 3.00 2.00 2.00

No. of Residential Floors 1 1 1 3 3 2 2

Total Residential Built Up 0 33,986 0 195,108 248,760 3,300 1,050 482,205 (sq.m) Efficiency (80%) 0 27,189 0 156,087 199,008 2,640 840 385,764 Avg.Appt. Size (sq.m) 130 130 130 150 150 150 100

No. of Appts. 0 209 0 1041 1327 18 8

Family Size 4.10 4.10 4.10 4.10 4.10 4.10 4.10

Population 0 857 0 4268 5441 74 33 10,673 Accommodated Gross Density 0 85 0 221 197 NA NA 262 Net Density 0 113 0 295 262 448 629 349

*Source for the net developable areas: Proposed Precincts Plan for Shechangthang Urban Village

Note: The above figures will vary from those mentioned in the Sarpang Structure Plan document or figures as mentioned in Chapter 3 of this report

The Shechangthang Local Area Plan provides for an estimated 2,600 dwelling units, based on the proposed plot reconfiguration and the provisions of the Development Control Regulations.

Shechangthang (Ranibagan) Local Area Plan Proposal

4.4 P ROPOSED U RBAN HUB

4.4.1 URBAN HUB AS AN IMPORTANT AREA LEVEL FACILITY

The basic idea of an Urban Hub is to create an alternative commercial center with public facilities. The Urban Hub in Shechangthang will not only serve the population in Shechangthang but also population residing in nearby villages and hamlets. The commercial areas and Public facilities will reduce the pressure on the City Core at the present Bazaar area. The people in the western areas of Sarpang may not have to depend upon the City Core for their work places, basic needs and other recreation facilities.

4.4.2 URBAN HUB AS AN IMPORTANT ELEMENT IN THE TRANSIT ORIENTED DEVELOPMENT

The Urban hub can act either as a destination or a transit node with facilities for ‘modal split’ within the entire framework for transport suggested for Sarpang city in the Structure Plan. Thus transport facilities like an intra-city bus stop and a taxi stand will connect the Urban Hub with the rest of the city. Public parking will be accommodated within the Hub. People in other parts of Sarpang, can drive to the Hub acting as a workplace and as a center for recreational facilities, park the car and enjoy the pedestrian oriented environment within the Urban Hub. At a smaller scale, an Urban Hub in Sarpang acts like a shopping mall in America, or a “district center” in New Delhi.

The Urban Hub can be split into the following three components:

• Commercial component.

• Recreational component

• Public conveniences component

4.4.3 COMMERCIAL COMPONENT:

This will include mainly the city level commercial activities like shopping arcades, large departmental stores, bookshops, net cafés, bars, restaurants and cafeterias. It would also house the private office spaces required for the growing business community. The area above public buildings can also be used to accommodate additional commercial areas like a stock exchange, company offices, professional suites and studios. Based upon the development control regulations, there can be separate guidelines to control the ground coverage and height of the commercial buildings. There should be urban design controls over the massing and facades of these buildings. There should be provisions to accommodate plot level parking either in, basements or under stilts. Apart from this, every commercial building should have off-street parking in the front to accommodate the visitor’s vehicle parking.

Shechangthang (Ranibagan) Local Area Plan Proposal

4.4.4 RECREATIONAL COMPONENT:

This will include city level recreational facilities like cinema theatre, auditorium and bowling alleys. These facilities can be under the private ownership. The recreational component also includes area level sports facilities like an indoor swimming pool, tennis and basketball courts, table tennis, squash, archery field, etc. The sports facilities are proposed in close proximity to the river edge as these active recreational areas can intermingle with the passive recreational areas proposed in the environmental conservation precinct along the river edge. The National Importance Open Space along the river bed is proposed to be a city level recreational space that will house the exhibition ground, picnic spots for people of all age groups, jogging tracks, pedestrian and bicycle connectivity through pedestrian bridges to the other parts of the town.

Shechangthang (Ranibagan) Local Area Plan Proposal

4.4.5 PUBLIC CONVENIENCES COMPONENT:

This includes the public facilities provided by the government like post office, banks, fire station, fuel service etc. Most of the public conveniences need to be built and maintained by the Government. The public buildings should provide for the plot level parking. The design of the Urban Hub is such that it brings the public buildings together along the central axis. Most of the government facilities are proposed to be a part of the Government Plot that is located adjoining the FCB go-down. It is also proposed that private buildings should accommodate facilities like the ATM, Dispensary, other banking facilities, cinema hall, automobile workshops, etc. These will generate good revenue for the private land owners and government land could be utilized for the development of government institutions. This gives a better opportunity to visually organize the central open space by controlling the visual massing and facades of these public buildings through Urban Design guidelines. Utility structures like service station, workshops and sewerage treatment plant should be built with utmost care, such that they are not visually repulsive and should be based on urban design guidelines to make them ideal in the surrounding urban-scape. The effluents generated from these workshops should be well treated before they are finally discharged to the river.

4.4.6 OPEN SPACE SYSTEM:

The Urban Hub is proposed to look inward to an open space system composed of pathways and plazas creating a pedestrian oriented environment. Thus, the buildings served from streets and parking lots surrounding the hub will be facing inward to an open area. The open space system will also be significant in connecting most of the Urban Hub components with pedestrian linkages without crossing any major vehicular roads.

Public parking lots and linearly organized road side parking are provided to accommodate the future parking requirement. Apart from these, the commercial buildings should have provision for off-street visitor’s parking within their plots.

4.4.7 THE IMPLEMENTATION PROCESS FOR THE URBAN HUB:

The proposed Urban Hub at Shechangthang is mostly owned by private owners. Unlike other Urban Hubs in various towns, there would be no land acquisition made for public amenities. Most of the space required for the public amenities would either be located in the government land or be would developed by private owners and leased to the individual government agencies. This will generate good revenue for the private land owners. On the other hand Development Control Regulations need to be strictly followed in order to make the Urban Hub pedestrian friendly.

Shechangthang (Ranibagan) Local Area Plan Proposal

4.5 P ROPOSED P ROJECTS IN SHECHANGTHANG

The Shechangthang Urban Village Local Area plan proposes enhancement of the entire area by the development of few inherent potentials, present within its boundaries. This includes conservation of steep slopes along the western hill slopes and development of vegetation on reclaimed land on both sides of Sarpang Chhu. The area adjoining the river bed conservation zone is proposed to be developed as a recreational place for the future residents of Sarpang. The urban hub itself will be a project in itself based on the proposed Development Control Regulations. The commercial plots will be developed by the land owners themselves and rented out for office or institutional purposes. The existing football ground is proposed to be developed into a sports complex that will house both indoor and outdoor sports facilities like the swimming pool, football ground, tennis court, badminton court, basket ball court, table tennis, etc. In future possibility of having a sports training center with residential facility for trainees cannot be neglected.

4.6 P ROPOSED C IRCULATION NETWORK

Primary objectives of the proposed circulation have been:

• To ensure public safety

• To provide access to each plot;

• To facilitate uninterrupted vehicular movement;

• To prevent vehicular-pedestrian conflicts; and

• To provide for an efficient public transit system

The existing road network in Shechangthang largely pivots around the Sarpang-Damphu highway. The average existing width of this primary road is 6 meters. It can be upgraded technically to a primary road, capable of carrying the public transit system, which will be based on a mix of peak hour express buses, with local buses during intermediate hours. It has been proposed to be upgraded into an Urban Corridor with 4-lanes and footpaths on both the side. This will take the load of the traffic generated within the Urban Village of Shechangthang and also take care of the highway traffic. It is proposed to have a 17.5 meters wide right-of- way. As a result this Urban Corridor will link Shechangthang with the rest of the areas of Sarpang town with an efficient transit system.

The Urban Hub is surrounded along the proposed 20 meters wide road link that is appropriately linked to the Urban Corridor. This commercial spine will have 4-lanes and footpaths on both the sides. Parking provisions along this spine is avoided in order to have a smooth flow of fast moving vehicular traffic. Taxi parking is conveniently proposed on both sides of this road in order to have a smooth traffic flow and keeping in mind the convenience

Shechangthang (Ranibagan) Local Area Plan Proposal

of the users. This will also discourage the users of public transport to cross over this busy street to avail the transportation facility. Angular entry into and exit from the Urban Hub is planned based on the direction of the traffic movement.

Other pockets of the Shechangthang Local Area will be connected by means of eleven and fourteen meter wide roads. These roads will serve both the residential and commercial pockets of Shechangthang. These will have two lanes to accommodate the vehicular traffic and a continuous pedestrian footpath on one side and intermediate parallel and angular parking facilities at regular intervals on the other side.

All the residential pockets are well connected with a network of off-street pathways with a width ranging in between 2 to 3 meters that links the commercial hub and the recreational areas that are proposed at the periphery of the Urban Village. This will help minimize the use of vehicles and as a result make the entire Urban Village pedestrian friendly.

Shechangthang (Ranibagan) Local Area Plan Proposal

Drawing 10: Proposed Road Hierarchy

Shechangthang (Ranibagan) Local Area Plan Proposal

Drawing 11: Proposed Transit System

Shechangthang (Ranibagan) Local Area Plan Proposal

Drawing 12: Proposed Road Cross-section

Shechangthang (Ranibagan) Local Area Plan Proposal

Drawing 13: Proposed Amenities and Social Services

Shechangthang (Ranibagan) Local Area Plan Proposal

4.7 P ROPOSED A MENITIES AND S OCIAL SERVICES

4.7.1 HEALTH FACILITIES

Based on the detailed requirement analysis carried out in the Structure Plan, there is a need to provide for a dispensary/ clinic in Shechangthang. The clinic is proposed to be in the Urban Hub in a private property and will be run on a rental basis. This clinic will have a preliminary diagnostic facility. There will not be any in-patient facility at this clinic as the hospital at Sarpang Tar is proposed to be upgraded to a 30-bedded hospital with such facilities. The facility will provide a range of out-patient care facilities, including therapy, drug administration and monitoring of body element levels.

4.7.2 EDUCATION FACILITIES

There is a requirement for a primary level education facility in Shechangthang not only for the residents of Shechangthang but also for the people, who reside in the nearby villages. Presently the nearest primary educational facility is available at Sarpang Tar that is almost 2kms from Shechangthang wherein in absence of a school bus facility and public transport the students have to walk to and fro to the school. Hence it is proposed to have a primary school in Shechangthang. This reason plays a vital role in terms of identifying an appropriate site for the school. Beyond solving the purpose of the residents of Shechangthang, the proposed primary school will serve most of the western areas of Sarpang. For this private land has been pooled in! A public open space is proposed adjoining the proposed primary school in order to make use of it in the form of a play ground during the school hours. The same could be made available as a public open space to the local residents during the off-school hours. Adjoining area outside the municipal limit could be used as an extension to the primary school as and when the up-gradation of the school is felt necessary demanding for additional land.

4.7.3 SOLID WASTE MANAGEMENT SYSTEM

Shechangthang is proposed to be served by a door-to-door kind of solid waste collection system, under which, the community will have to hire the services of the Sarpang Municipal Corporation (S.M.C) trained workers to collect the waste from each household. The workers will be trained to segregate the waste into recyclable and non-recyclable categories, and will dump the waste in the bins classified respectively. The bins will be installed at walking distance across the locality. Disposal of this waste will be carried out by Sarpang Municipal on a regular basis from the bins. In the low-density areas, the S.M.C will promote compost pits with “vermiculture” for the production of garden compost. Only metal and glass will be collected from the low density areas on a weekly basis. Paper and other timber based waste materials will be used to kindle fires or composted in low-density areas. The waste thus collected will be disposed off to the solid waste disposal site identified in the Sarpang Structure Plan.

Shechangthang (Ranibagan) Local Area Plan Proposal

4.7.4 RECREATIONAL AND SPORTS FACILITIES

As a part of the recommendations from the Structure Plan of the Sarpang city, the Shechangthang Local Area Plan proposes both active and passive recreational facilities, including provision of space for the enhancement of traditional sports like archery. As a part of the facilities provided a sports complex is proposed at the existing football ground, which will house various sports like football, tennis, basketball, badminton, table tennis and indoor swimming pool. These facilities will not serve only the residents of Shechangthang. Apart from these, the proposed fifty-meter green corridor for the Sarpang Chhu and the National level Open Space would also act as passive recreational spaces where people can picnic, walk, jog, gather, relax, exercise and enjoy the nature.

4.8 P ROPOSED U TILITIES AND I NFRASTRUCTURE

4.8.1 WATER SUPPLY

An exclusive water supply system is proposed for the Shechangthang area, which includes filtration, storage and distribution of water.

The water supply and sewerage waste disposal systems proposed in this respect are merely “notional ideas” to begin serious designs by the ST’s competent public health engineers.

The Sarpang Chhu is identified as the primary source. A Filtration Plant is proposed at Shechangthang that will take care of the water filtration process for the water supplied to Shechangthang and also the other areas within the Sarpang Thromde limits.

A Main Reservoir for storage is proposed along with the filtration plant. The Main Reservoir is to be of 1.6 million liters capacity. This reservoir is to be constructed to serve the entire Urban Village of Shechangthang including the Urban Hub.

The storage reservoir will be constructed on the ground and water will be supplied in these areas through partial pressurized pumping system and partially through gravity-flow system. The distribution network is composed of Galvanized Iron / Ductile Iron pipes of the following diameters:

Table 7: Details of the proposed water supply distribution network

Distribution network category Pipe Diameter

Primary Network 300-250 mm

Secondary Network 200-100 mm

Tertiary Network 100-25 mm

Shechangthang (Ranibagan) Local Area Plan Proposal

Note: The local area plan limits itself to proposing a notional system of water supply based upon the total station survey and data provided. Pipe diameters should be calculated and designed by the experts only after detail hydraulic analysis. The proposals given above are to initiate the process and to allow the first cost estimates.

A maintenance centre is also proposed in the urban hub that would have a bill collection centre and a complaint cell.

Shechangthang (Ranibagan) Local Area Plan Proposal

Drawing 14: Proposed Water Supply System

Shechangthang (Ranibagan) Local Area Plan Proposal

Drawing 15: Proposed Sewerage Management System

Shechangthang (Ranibagan) Local Area Plan Proposal

Fire fighting requirements for the Shechangthang Urban Village Area:

To satisfy and safeguard the fire fighting requirements of the Shechangthang urban village, it is proposed that there should be a reservoir of approximately 6.7cum (6,700 Liters) capacity. This recommendation has been adopted from the recommendations of the Draft Planning Standards for Urban Settlements in Bhutan, by the Department of Urban Development and Housing, MoC, 1999, which recommends a reservoir capacity of 30, 000 gallons.

It is proposed that this reservoir be established within the Shechangthang Urban Village to satisfy the fire safety requirements. In the same regard, it has been proposed that a pressurized network of water supply be established to enable the setting up of on-street “fire- hydrants” within the Shechangthang Urban Hub and medium-density residential area.

4.8.2 SEWERAGE MANAGEMENT SYSTEM

Shechangthang is proposed to be served by a sewerage network. The network is designed to collect sewerage from the area, and direct it to the proposed mini-treatment plant in the south-east pocket of the local area. The proposed Shechangthang treatment plant is of 1.25 mld capacity, which will serve the future population of Shechangthang.

A network of main trunk and collector branches is proposed to run mainly along the roads underneath footpaths. No sewer will run under the carriageway, which hinders traffic flow during the maintenance. The proposed sewer network is composed of pipes of the following diameters:

Table 8: Details of the Proposed Sewer Network

Sewer Network category Pipe Diameter

Primary Network 500-350 mm

Secondary Network 350-225 mm

Tertiary Network 150 mm

Treatment Plant

Taking into account the expected sewerage load and its future implications, a detailed study needs to be carried out to decide upon the location and the treatment system of the new treatment plant. The following set of guidelines can be of assistance:

• The sewerage treatment plants should not be located near ground water resources, in areas with high water percolation rate and in lands suitable for agricultural use.

Shechangthang (Ranibagan) Local Area Plan Proposal

• Locations of the plants need to be decided considering the drainage and slope pattern, so as to minimize the needs for pumping station.

• The new treatment plant should be designed with provision for expansion to meet the requirements in the future.

• Treatment technology options which are less land intensive should be explored for the new plant like the Ecoline System as implemented at Damphu.

• Periodic flooding and ground water levels must be considered.

Deciding upon the technology to be used in the proposed treatment plants will be based on comparative analysis of candidate technologies, with respect to local environmental considerations; as well as on the techno-economic feasibility studies.

4.8.3 STORM WATER MANAGEMENT

The favorable topology facilitates smooth drainage of storm water in the streams and the Sarpang Chhu from Shechangthang. The proposed storm-water drainage network runs primarily along the roads and underneath footpaths. A typical drain laid under the footpath, will have vertical grills as part of the level-difference between the footpath and the carriageway. This arrangement is suitable to prevent blocking of the drains due to garbage and other waste being accumulated on the horizontal grills.

Figure 16: Typical Cross-section of Storm Water Drain

4.8.4 POWER, TELEPHONE AND CABLES

The existing level of these services is insufficient for the current population and they will need to be upgraded in phases to provide for the expanding population of Shechangthang. All the services are proposed to run underground as against the existing over-head cables.

Shechangthang (Ranibagan) Local Area Plan Proposal

4.8.5 STREET LIGHTING

An adequate street lighting system is proposed along the road network in Shechangthang. Since there is no existing street lighting system in Shechangthang, the entire system needs to be installed. Care should be taken during the laying of street lights on the Urban Corridor as it will be taking the load of most of the traffic generated in the town. Details of the proposed street lighting system are as follows:

Table 9: Details of the Proposed Street Lighting System in the Urban Village

Road Hierarchy Location C/C Distance Type 17.5m Wide Primary Road Along the footpaths in a (Urban Corridor) staggered manner on both 30M 400W Mercury/ Sodium 20m Wide Commercial Spine sides Vapor 11m Wide Secondary 150W mercury/Sodium Along the footpaths 20M Vapor 150W Decorative Lamps / 6m Wide Access Road Along the footpaths 10M 75W Sodium Vapor / 125W mercury Vapor 150W Decorative Lamps / Off -streets footpath On either side of the path in 10M 75W Sodium Vapor / a staggered manner Promenade 125W mercury Vapor

4.8.6 TREE PLANTING

Tree planting in the Shechangthang Urban Village is an important aspect because nearly 11.41 hectares (12.65%) of area in the Urban Village are forest areas. In the areas on the west of the Urban Village there already exists a cover of natural vegetation, which will have to be protected. Most of the forested areas can be maintained by the Forest Department. They can promote ‘eco-trails’ within these forested areas for tourists and students, giving valuable information about the bio-diversity of Bhutan. On the western boundary of Shechangthang local area, the slopes gradually become steeper and drift gradually into the hilly areas outside the municipal boundary, which are covered with natural vegetation. The forest cover in the Shechangthang Urban Village area will serve as a ‘transition’ between the urban areas and the wilderness. Tree plantation is a must on land with steep slopes that are facing land erosion issues. Also, the land reclaimed from the river bed and proposed as the river protection zone and national level open space should undergo plantation with the locally available species of plants and trees. As a result this will stabilize the soil in the reclaimed land and save the river edges from getting washed away by any future flash floods.

4.8.7 ROADSIDE PLANTATION:

The Primary Road within a local area can be treated as an avenue of wide spread shading trees. Most of the primary roads are also major shopping spines, which need shaded areas to facilitate the pedestrian as well the road-side car parking. Evergreen trees with dense foliage, wide-spread canopy will be suitable for primary roads. A mixture of flowering trees can be planted as second row at wider road sections for seasonal variation in streetscape. Secondary 57

Shechangthang (Ranibagan) Local Area Plan Proposal

roads and access roads can be treated with medium sized flowering trees with dense foliage to provide shade to road-side pedestrians, as well to the residential neighborhood.

4.8.8 DEVELOPMENT MANAGEMENT:

The Shechangthang area will undergo continuous up-gradation, repairs, infill and the construction of buildings, roads and infrastructure systems. This continuous process will be a source of continuous air pollution, traffic conflicts, visual pollution and ripping up and slightly repairing roads, sidewalks and plot fronts. A system must be devised to regulate the timing and entry paths and of construction and repair vehicles. Separate underground infrastructure from being under streets and footpaths. In advance provide large pipes and conduits under streets, particularly at corners.

Shechangthang (Ranibagan) Local Area Plan Proposal

Drawing 17: Proposed Storm Water Management System

Shechangthang (Ranibagan) Local Area Plan Proposal

Drawing 18: 3-dimensional Images

Master Plan

Shechangthang (Ranibagan) Local Area Plan Proposal

View from the River Side

Aerial View from the River Side

Aerial View from Damphu-Sarpang Highway

Shechangthang (Ranibagan) Local Area Plan Proposal

Urban Hub

Shechangthang (Ranibagan) Local Area Plan Proposal

5.0 DEVELOPMENT CONTROL REGULATION The Shechangthang Development Control Regulations 2010 (Shechangthang DCR-2010) shall apply to Shechangthang Local Area. For comprehensive development control regulations, refer Sarpang Thromde Development Control Regulations, 2010 provided in the Sarpang Structure Plan report. The permissible set-backs, number of floors, parking requirement etc. for Shechangthang, shall be applicable as provided in the following tables.

5.1.1 THE PRECINCTS SCHEDULE SHOWING USES PERMISSIBLE IN DESIGNATED PRECINCTS Table 10: Precincts Schedule Showing Uses Permissible in Designated Precincts

Designated Uses Permissible On Appeal Sr. No. Urban Uses Sanctioned To Competent Authority Precinct under Special Conditions

URBAN VILLAGE PRECINCTS 1.0 This Precinct takes into cognizance the residential use and its immediate needs.

High Density, Residential Precinct

All uses allowed in UV-3 Min. Plot size – 1,000sq.m a) All types of residential dwellings including All permissible non- apartments and group housing, Professional residential uses in residential Services, Commercial only on ground floors, area may be permitted in a Household economic activity, Light home residential dwelling only on workshops, Cottage industries not involving use of, the ground floor or any other or installation of, any machinery driven by more floor with separate means of UV-2 than 10 KW power and which do not create noise, access/staircase from within 1.1 vibrations, fumes and dust provided that such Urban Village the building or outside the home occupations, cottage industries and other Core building, but not within the non - residential uses shall not be permissible in the prescribed marginal space. tenement dwellings or flats. Play fields, Gardens, Gymnasium, Swimming pool, etc. Such development shall only be permitted beyond 150m b) Ubiquitous local level retail shops and services from the boundary of the establishments, Small restaurant, Pre - primary and building unit of existing primary school, Dispensary, clinic. school, or heritage place. c) Public facilities and utilities, Club house, Local Community Hall.

Medium and Low Density Residential Precinct L.P.G., Cylinder delivery Residential uses, Apartments and group housing center for the domestic UV-3 with less than or equal to 10 units, Ubiquitous local consumption only if on a 1.2 level retail shops and services, Household Urban Village separate plot of at least economic activity, Cottage industries not involving Periphery 1,000sq.m with no other use use of, or installation of, any machinery driven by on the premises. more than 1KW power and which do not create noise, vibrations, fumes and dust provided that

Shechangthang (Ranibagan) Local Area Plan Proposal

Designated Uses Permissible On Appeal Sr. No. Urban Uses Sanctioned To Competent Authority Precinct under Special Conditions

such home occupations and cottage industries shall not be permissible in the tenement dwellings or flats.

URBAN HUB PRECINCT

2.0 This Precinct takes into cognizance the commercial, institutional and recreational uses and their immediate needs at town level.

Entertainment and Shopping Centers

All uses permitted in UV-1 Cinema Hall, Multiplexes, Shopping Centers, Food Courts, Bowling Alleys, Pool and Billiard Halls, Lodging and Boarding Houses, Hotels, Tourism and Small printing press Recreation based facilities. Commercial Center, Residential incidental to and Public Buildings, Auditorium, Petrol Pumps, limited to 25% of Transport Terminal for passengers, Nursing Home, predominant institutional Hospitals, Office Buildings, Public Facilities, Public UC-2 use on plot > 4,000sq m. 2.1 Utilities, Banks, Professional Offices, Parks, Urban Hub Gardens, Playgrounds, Schools, Colleges, LPG delivery centers and Fuel Educational Buildings, Training Institutes Research Station can be permitted Institutions, Hostels, Boarding Houses, Staff under the fulfillment of all Quarters, Canteens, Sports Complex Gymnasium, relevant safety norms. Library, Assembly Buildings including Swimming Pool, Club, Stadium, Theatre, Open Space proposed for Party & Marriage Ceremony and Amusement and Recreation Activities, Art Galleries, Exhibition Halls, Discotheques, Bars (in association with eating establishments of forty seats and over).

INSTITUTIONAL PRECINCT 3.0 This Precinct takes into cognizance the institutional use and its immediate needs.

Institutions Residential and other Educational, Training, Cultural and Government activities incidental to the Institutions, Public Libraries, Museums, Art main institutional use, I galleries, Government Offices. provided only 20% of the site 3.1 Institutional should be used for such Precinct activities.

Shechangthang (Ranibagan) Local Area Plan Proposal

Designated Uses Permissible On Appeal Sr. No. Urban Uses Sanctioned To Competent Authority Precinct under Special Conditions

ENVIRONMENTAL PRECINCT

4.0 This Precinct takes into cognizance the environmental aspects related to a town at various levels and related concerns.

To be cleared at Dzongkhag level (environment Forest and Vegetation reserves committee) & put up to All uses permitted in E-1 Competent Authority for E-2 review and decision. Activities related to and permitted / undertaken by 4.1 Forest or on behalf of the Forest Department, Community Access road or any service Environments and Social forestry. installations to private lots to be permitted through this Chorten, Mani Walls, Pedestrian and Bicycle Path zone is to be checked by the Competent Authority.

Zones with risk of possible Flooding Development will be permitted in this zone only under the condition that necessary flood protection Museum for the history of measures for the entire zone are implemented the site, region, cultural and certified by competent authorities. center, parks, gardens. Traditional architectural All uses permitted as per the Natural Environment guidelines to be applicable. Protection and Enhancement Zone Guidelines More than one farmhouse Uses Permitted in Flood Plains protection Zone, shall be permitted provided located beyond the Flood Prone Area Protection the minimum plot area per Zone include, all uses permitted in E-1, E-2, E-3, E-5 farm house is 1,000sq.m. and E-6. Building to be constructed at All kind of recreational and entertainment activities a distance of not less than 8 E-4 associated with predominant use of open spaces. meters from the road, on 4.2 Flood Prone Tourist attractions and Facilities, Tourist which it abuts. Zone information centers/ kiosks, Camping area for For other activities for this recreation and tourist activities, Horticulture, precinct regulation, ground Orchards, Floriculture, Vegetable Gardens, coverage shall not exceed 5% Botanical Garden, Facilities for Plant Tissue - of the land area. culture, Mushroom Culture, Green Houses, Herbal based Health Centre, Health Clubs, Cemetery and Only basement, Ground Burial Ground, Brick Kiln, Public conveniences such floor, and first floor structure as toilets, Resorts, Amusement parks, Theme parks, may be permitted, however, Play fields and courses, Athletic tracks, Exhibition the structure for storage of grounds, Archery ranges, Adventure trials, Drive-in- inflammable material and Cinema, Open air theatres and auditoriums, explosive goods shall be recreational use of water, Social and Community single storied only. forestry, Flood Protection and River Training Works.

Shechangthang (Ranibagan) Local Area Plan Proposal

Designated Uses Permissible On Appeal Sr. No. Urban Uses Sanctioned To Competent Authority Precinct under Special Conditions

Precincts of National Importance

E-5 National Sports Complex, Aquarium, Archery To be cleared by the National Range, Zoo, Nursery, Stadium, Botanical Garden, Environment Commission National 4.3 Planetarium, Amusement Park, Swimming Pool, (NEC). Uses like Restaurants, Importance Exhibition and Fair grounds, Drive-In theater, etc. shall be permitted by Open Spaces Pedestrian and Bicycle Path and Recreational use special permissions. of water.

Public Assets E-6 Parks, Gardens, Playgrounds, Recreation of any 4.4 Local Green type, Club House, Small Stadium, Pedestrian and Space System Bicycle Path, Heritage related Structures.

SPECIAL ECONOMIC PRECINCT

5.0 This Precinct takes into cognizance the various aspects related to the economy generation at regional and national level.

Residential dwelling only for Service Centers, Industries and Workshops SE-4 care takers or top Go-downs, Dormitory, Convenience and Souvenir management within the Service 5.1 shops, Toilets and Showers, Oil depot, Junk yard, public utility service and Centers and Storage of permissible goods, Vehicle workshops. industrial premises Industry Battery charging, and Truck parking

Table 11: Precinct Schedule Showing Plot Coverage, Setbacks and Maximum Number of Allowable Floors in each Precinct

Max. Plot Area Min. Setbacks Sr. Designated Max. Plot Coverage Height No Precincts Allowed (%) no. of Sq.m floors** 1 Urban Village Precinct

368.264*-400 45 3

UV-2 3m on three sides and 5m on side a Urban Village 401- 500 45 3 accommodating septic tank Core

above 500 45 3

Shechangthang (Ranibagan) Local Area Plan Proposal

Max. Plot Area Min. Setbacks Sr. Designated Max. Plot Coverage Height No Precincts Allowed (%) no. of Sq.m floors**

368.264-400 40 2 UV-3 3m on three sides and 5m on side b Urban Village 401-500 40 2 accommodating the septic tank Periphery above 500 40 2

2 Town Core and Urban Hub Precinct

368.264-400 50 4 1.5 m on front, 3 m on two sides and 5 UC-2 a 401-500 50 m on the side accommodating the 4 Urban Hub septic tank. above 500 50 4

3 Institutional Precinct I More than 1,000 25 6m on all sides 2 Institutional

4 Environmental Precinct E-2 Forest Environment

E-4 Flood Protection Zone

E-5 National 10 4.5 m on all sides 1 Importance Open Spaces

E-6 Local Green 10 4.5 m on all sides 1 Open Spaces

5 Special Economic Zone

SE-4 3m on three sides and 5m on side Service Centers 400-3,000 40 2 accommodating the septic tank & Industries

Shechangthang (Ranibagan) Local Area Plan Proposal

Max. Plot Area Min. Setbacks Sr. Designated Max. Plot Coverage Height No Precincts Allowed (%) no. of Sq.m floors**

above 3,000 40 2

*Indicates the standard plot size after land pooling contribution of 30% of 13 decimal plot ** Habitable attics shall not be permitted and the number of allowable floors shall be as indicated Notes:

1. Plot Coverage: The maximum permissible plot coverage shall be within the set back rules as prescribed in this regulations, and balconies (not enclosed or roofed) projecting up to 1.2 m from the ground floor external wall face shall be permitted. Such projections/ structures shall not cover the septic tanks. In the case of commercial buildings cantilevered balconies shall be allowed only at the rear side. Corner plots, with roads on two sides, shall not be permitted with balconies or similar projections. 2. Compound wall: Construction of compound walls shall not be permitted in UC2 precinct. In residential precincts of UV2 and UV3, compound walls of height not more than 1.0 m in height shall be allowed followed by fencing on top. 3. All permitted proposals within the respective precincts should provide plot level parking spaces as per the parking standard provided in Table no. 12.

Table 12: Parking Requirements

No. Description Number of vehicle Parking Spaces Required

Minimum Sizes of Sizes of Parking Space Apartment Single/Detach ed Independent houses Sitting/Dining Above 1260 Above 1500 1 Car parking space 3 bed rooms 2 Sq.ft Sq.ft per unit toilets/baths kitchen/store

1 Residential Sitting/Dining 875-1259 1200-1499 1 Car Parking for 2 bed rooms 1 Sq.ft Sq.ft single occupant unit. toilets/baths 50% car parking*& kitchen 50% two wheeler parking* for more than one dwelling units. Sitting/Dining 508-874 874-1199 Sq.ft 1 Two wheeler 1 bed rooms 1 Sq.ft parking space per toilets/baths dwelling unit kitchen

Shechangthang (Ranibagan) Local Area Plan Proposal

No. Description Number of vehicle Parking Spaces Required

*% of total Residential Units equivalent to one parking space Shops (up to 40 Sq.Mts or 1 Car Parking Space for Every 5 Shops 2 400 Sq.ft of Clear Retail Floor Space) Shops (Over 50 Sq.Mts or 1 Car Parking Space to Every 40 Sq.Mtrs or 400 Sq.ft of Clear Retail Floor 3 550 Sq.ft of Clear Retail Space Floor Space) Department Store or 1 Car Parking Space for Every 30 Sq.Mts of Clear Retail Floor Space Shopping Centers (over 4 450Sq.Mts or 5,000 Sq.Ft of Clear Retail Floor Space) 1 Car Parking Space for Every 30 Sq.Mts of Net-Usable Office Floor area 5 Offices with a Minimum of 5 per office Public Halls, Community 1 Car Parking Space for Every 30 Sq.Mts of Net-Usable Floor area Centers, Non-Residential 6 Clubs, Restaurants and Cafes 7 Theatres and Cinemas 1 Car Parking Space for Every 10 fixed seats of Public Accommodation 8 Hotels and Guest Houses 1 Car Parking Space for Every Room or 30 Sq.Mts or Net-Usable Floor area 9 Industry and Workshops 1 Car parking space for every 80 Sq.m of Net-Usable Floor area 10 Warehouses 1 Car Parking Space for every 100 Sq.m of net-Usable Floor Area Vehicle Services and 5 Car Parking Space for every service or repair bay 11 Repair workshops

Note:

1. No on-street parking will be allowed for streets identified by the Implementing Authority. Conversion of garages for other uses will not be allowed unless otherwise approved by the Implementing Authority in conformity to these regulations.

2. For the general Public Use the Municipality or private developers shall provide paid parking spaces according to local area plan for commercial zones. General parking spaces shall be charged as designated by the municipality and according to the charges fixed by the management.

Shechangthang (Ranibagan) Local Area Plan Investment Plan

6.0 INVESTMENT PLAN

6.1 I NTRODUCTION

The Investment Plan for Shechangthang (Ranibagan) is prepared as a part of the Shechangthang Local Area Plan, with the prime objective of the long-term wellbeing of the people of Shechangthang and their environment, through an innovative approach and the provision of cost-effective services. To ensure sustainable communities and bring about lasting improvements to quality of life of individuals, families and neighborhoods, w e need integrated policies, investment and action across a range of economic, social, physical and environmental issues.

This coordinated approach aims to deliver

• Access to economic opportunities (e.g. through new businesses and improved transport) along with the skills and support (e.g. training, child care and other support services) to take advantage of these opportunities;

• Improvements to the local environment, open spaces and facilities;

• Good quality and responsive public services (e.g. education, health and neighborhood services such as street cleaning, roads and lighting, and safety);

• Safer communities; and,

• Genuine community engagement in shaping the place they live.

This leads to an approach of making a balanced infrastructure investment programme. The Programme will:

• Invest in environmental, transportation and social infrastructure; and,

• Maximize economic efficiency through innovative investment mechanisms like revolving and securitization funds and grants (where necessary).

The main goal is to achieve improved quality of life, increased environmental and health protection, reduced levels of homelessness and improved community well-being.

The main sectors of investment would be:

1. Environmental Infrastructure:

a. Solid-waste management systems, including programs for reducing, reusing and recycling, waste diversion such as composting, upgrades of existing landfill sites;

Shechangthang (Ranibagan) Local Area Plan Investment Plan

b. Water and wastewater systems, including water and wastewater treatment plants, distribution and collection systems (covering potable water, sanitary and other effluents and storm waters), and water conservation; and,

c. Protection of ecologically sensitive lands and natural heritage.

2. Transportation Infrastructure:

a. Repair and upgrade of roads and bridges;

b. Construct new roads as proposed in the transportation plan; and,

c. Mass public transport system.

3. Social Infrastructure:

a. New affordable housing;

b. Improved health services;

c. Recreational facilities for children and youth; and,

d. Revitalization, including housing intensification; and heritage preservation.

The investment will benefit in the form of

• Improved productivity and competitiveness;

• Local job creation and training;

• Community economic development;

• Increased community safety; and,

• Reduced levels of homelessness and the related costs of emergency shelters, health and social services.

6.2 EXECUTIVE SUMMARY

The preparation of the Shechangthang Local Area Plan is the primary task of the Department of Urban Development and Engineering Services (DUDES) under the Ministry of Works and Human Settlement (MoW&HS), Royal Government of Bhutan (RGoB). This Investment Plan Report presents and discusses projects which are proposed as a part of the Shechangthang Local Area Plan. Looking at the demographic studies it reveals that population will reach a figure of 11,323 while the accommodation capacity of Shechangthang would be 10,673 by the year 2035.

Shechangthang (Ranibagan) Local Area Plan Investment Plan

The Investment Plan proposal can act as a reference to plan carefully, to take care of the infrastructure needs of this growing population. This Plan deals in detail with infrastructure projects. It aims to help various departments to work together more efficiently and to execute the projects in a coordinated way and to provide greater transparency for the community on the infrastructure strategies and projects. Along with this process the implementing authority should also stress on the issues of maintenance and of implication for the provision of new infrastructure; on the possibilities for multi-year budgeting for infrastructure projects, and on new technologies and their implications for infrastructure.

While making the proposals for action three major criteria are used to assess the merits of an infrastructure project.

They should:

• Meet a clear social need;

• Be consistent with existing government policies and requirements; and

• Produce more benefits than costs.

The community’s need for an infrastructure project may emerge from a number of factors. The report takes in to consideration population factor: population growth, population movements and the characteristics of new population distribution. The community’s need for infrastructure may also stem from the demands of economic change over and above that required simply to sustain a growing population.

The Shechangthang Local Area Plan is prepared considering four key policy points within which strategies, plans, initiatives and individual infrastructure projects would fit.

These are:

• Integrating environment protection into all activities;

• Encouraging economic development and employment growth;

• Achieving greater social justice for all members of the community and creating livable towns; and,

• Delivering more financially responsible programs that reduce public debt and unfunded liabilities.

Some of the most important initiatives aimed at helping, meet these commitments are:

• Reducing pollution from storm water and sewage;

• Integrating land use and transport planning;

Shechangthang (Ranibagan) Local Area Plan Investment Plan

• Investing in information technology infrastructure;

• Improving access to affordable housing; and

• Enhancing recreational and cultural infrastructure.

The Investment Plan specifies the proposed projects and recommendations that will deliver these initiatives.

As per the analysis of the proposed projects mentioned in the ‘Proposals for Action’, the Investment for the Shechangthang Urban Village (within the proposed municipal boundary limits) will be about Nu. 707.923 Million (USD 15.732 Million) and within Municipal Limits and outside the Municipal Limits add to Nu. 897.233 Million (USD 19.939 Million) up to the year 2035, for the projects of various SECTORS.

6.3 P ROPOSED P ROJECTS: COST E STIMATED (SECTOR W ISE)

Shechangthang Local Area Plan proposes various projects under the following SECTOR heads. The cost estimates are carried out for the same projects.

6.3.1 UTILITIES AND INFRASTRUCTURE

• Water Supply Scheme and Network System

• Sewerage Management and Network System

• Storm Water Management, Flood Protection and River Training and Watershed Development

• Soil Waste Management System

• Electrical Distribution System

• Street Lighting System

• Telecommunication System

• Local Area Plan Implementation and landscape designing and;

• Transportation System

6.3.1.1 WATER SUPPLY SYSTEM

The main objective of the proposed Water Supply System is to

• To ensure an efficient and regular supply of potable treated water for the entire area Urban Village.

Shechangthang (Ranibagan) Local Area Plan Investment Plan

• To ensure adequate tapping of the available water sources and after treatment, to utilize them as a part of the town water supply network.

• To enable a decentralized network of sources and supply networks to reduce and distribute the anticipated load on the central network, in the future, on to other subsidiary ones.

• To establish a cost efficient network, this would maximize the use of the gravity flow mechanism, thus efficiently utilizing the local terrain characteristics, reducing the need for expensive pumping facilities to the bare minimum.

Considering this framework, the following system of supply is proposed:

Figure 19: Flow Diagram of the Proposed Water Supply Network System

Source

Tapping

Intake Source

Raw Water Network

Treatment Plants (1nos.)

Primary Network (treated water)

Main Reservoir (1nos.)

Secondary Network (treated water) For Shechangthang (Ranibagan)

User Connections

Shechangthang (Ranibagan) Local Area Plan Investment Plan

Table 13: Summary of Cost Estimate of the Proposed Projects for Water Supply System and its Network

Note: for detailed calculation please refer to Appendix

The costing for the Water Supply System is arrived at considering the proposed system of flow from source to the intermediate reservoirs and then to the distribution expected within the proposed Urban Village limits. Pricing of the water supply consumption should be as per the metered consumption for each unit and would vary according to the precinct it is located in. A detailed pricing mechanism could be evolved for different grades of development and income groups as per the density of the development. Looking at the proposed systems, there would be a phase-wise expansion of the current manpower capacities engaged in the management and maintenance of the urban water supply network, to cover and manage the other recommended treatment plants and other facilities in the outlying areas.

Conclusion

The estimated cost for the entire water supply network system for Shechangthang Urban Village is Nu. 78.006 million. This is a huge expenditure, but it is a necessity looking at the overall progress of the town. The entire scheme of implementation of the water supply system should be worked-out taking into consideration the amount to be invested and amount to be recovered from the consumers. At the same time the manpower and maintenance tasks have to be considered, as the system would have different control points. The implementing authority must establish this mechanism.

6.3.1.2 SEWERAGE MANAGEMENT SYSTEM

The main objective of the proposed Sewerage Management System is to

• To ensure an efficient sewerage and waste water disposal system with respect to maintaining high standards of health and hygiene in Shechangthang.

• To lay the sewerage network mainly along the natural drains and off the road networks. This will have a major advantage of not blocking the vehicular traffic during sewer repairing operations, which is a chronic problem on several main roads today.

• To enable a decentralized sewer network and to reduce and distribute the anticipated load on the central network.

Shechangthang (Ranibagan) Local Area Plan Investment Plan

• To establish a cost efficient network, by installing sew age treatment plant.

For the purpose of facilitating an efficient sewerage System, the network lines which come from the territories to come at a point where pathways are proposed and then the lines follow the pathway running along the rivulets to the treatment plants. This pathway alignment will enable to locate the lines for maintenance and would also provide an access to the manholes.

Table 14: Summary of Cost Estimates of the Proposed Project for Sewerage Management System

Note: for detailed calculation please refer to Appendix

The costing for the Sewerage Management System is arrived at considering the various projects mentioned and the mechanism proposed for the same.

Conclusion

The estimated cost for the entire sewerage network system for the Urban Village is Nu. 83.500 million. It is a large expenditure over the years but it is a necessity looking the overall progress of the town. The entire scheme of implementation of the sewerage network system should be worked-out taking into consideration the amount to be invested, and the amount to be recovered from the consumers. At the same time enough manpower and maintenance tasks have to be considered as the system would have different control points. An appropriate mechanism for implementation must be established by the implementing authority.

6.3.1.3 STORM WATER DRAINAGE SYSTEM, FLOOD PROTECTION AND RIVER TRAINING WORK

The main objective of the proposed Storm Water Drainage System is to:

• To ensure an efficient storm water disposal system with respect to maintaining high standards of health and hygiene in Shechangthang.

• To lay the network of the storm water drainage mainly along the off the road networks.

• To establish a cost efficient network, by constructing storm water drainage channels wherever possible with loads according to areas of collection, thereby reducing on the exposed networks and the possibility of causing serious hygienic problems.

The main objectives of the proposed River Training and Flood Protection works are: 76

Shechangthang (Ranibagan) Local Area Plan Investment Plan

• To make the river flow as perpendicular to the bridge as possible and follow its earlier course by dredging river training structure

• To protect both banks from erosion and make transportation trouble free

• To retrieve a land by reclamation within the municipal area to act as buffer plantation zone.

• To provide golf course of international standards to attract tourists

• To create a source of income by dredging of sand and stones every year from the river bed.

Table 15: Summary of Cost Estimates of the Proposed Projects for Storm Water Drainage System, Flood Protection and River Training Works

Estimated Cost Phase 01 Phase 02 Phase 03 Phase 04 Phase 05 Sector (Nu.) (US $) 2011-15 2016-20 2021-25 2026-30 2031-35 (in Million) (in Million) (in Million) (in Million) (in Million) (in Million) (in Million) Storm Water, Flood Protection & River Training 324.928 7.221 161.358 141.800 8.690 8.140 5.940 (within municipal boundary) Storm Water, Flood Protection & River Training 511.488 11.366 161.358 240.360 30.690 74.140 5.940 (within & outside municipal boundary)

Note: for detailed calculation please refer to Appendix

The costing for the Storm Water Drainage System and Flood Protection and River Training work is arrived considering the various projects mentioned in the Shechangthang Local Area Plan.

Conclusion

The estimated amount for the entire storm water drainage system for Shechangthang Urban Village is Nu. 324.928 million and Nu. 511.488 for area within and beyond the Urban Village boundary. It is a large expenditure over the years but it is a necessity looking to the overall progress of the town.

6.3.1.4 SOLID WASTE COLLECTION AND DISPOSAL SYSTEM

The proposed Solid Waste Collection and Disposal System aim at

Shechangthang (Ranibagan) Local Area Plan Investment Plan

• Managing the Solid waste at source level by segregating the wastes into recyclable and reusable wastes, organic wastes and other rubbish.

• The main objective of the proposed Solid Waste Collection and Disposal System is to

• To manage and minimize the volume of solid waste carried to the landfill site.

• To alter the methodology of solid waste collection and disposal system.

• To manage the solid waste at the source level.

• To extend the services of the solid waste collection network to all the proposed precincts.

• To decentralized the solid waste management system to other institutions and organizations. Large institutions should have their own facilities.

• To promote awareness among the public in managing the solid wastes.

Table 16: Summary of Cost Estimates of the Proposed Solid Waste Collection and Disposal System

Note: for detailed calculation please refer to Appendix

Conclusion

The estimated amount for the entire solid waste management system for Shechangthang Urban Village area is Nu. 12.260 million. It is a large expenditure over the years but it is a necessity looking to the overall progress of the town. All the projects mentioned aim to minimize and manage the volume of the solid waste collected at the landfill site. Introduction of strict monitoring system, introduction of public participation and privatization of the solid waste management, will minimize the responsibilities and ease the management process for the Sarpang Municipal Corporation. These systems will also induce awareness among the public.

6.3.1.5 ELECTRICAL (POWER) DISTRIBUTION SYSTEM

The main objective of the proposed Electrical Power Distribution System is to:

• To provide sufficient electricity requirements to maximum consumption areas.

• To establish a proper mechanism by establishing maintenance centers at key locations.

Shechangthang (Ranibagan) Local Area Plan Investment Plan

• To convert the overhead lines network to underground network wherever necessary and feasible.

Pricing of the electrical distribution system should be worked-out as per the number of connections (by strict monitoring) and the investment to be done for the systems.

Table 17: Summary of Cost Estimates of the Proposed Electrical (Power) Distribution System

Conclusion

The estimated amount for the entire electrical distribution system for Shechangthang Urban Village Area is Nu. 49.275 million. It is a large expenditure over the years, but it is a necessity looking at the overall progress of the town. The entire scheme of implementation of the electrical distribution system should be worked-out taking into consideration the amount to be invested and amount to be recovered from the consumers. Separate facilities to be established by the implementing authority.

6.3.1.6 STREET LIGHTING

The main objective of the proposed Street Lighting System is to:

• To add a character to the streets of different types by providing various types of illumination characteristics.

• To add greater visibility to the vehicular traffic thus reducing the number of accidents.

The costing for the Street Lighting System is arrived considering the various transportation projects proposed.

Table 18: Summary of Cost Estimates of the Proposed Project for Street Lighting System

Street Lighting 17.006 0.378 3.481 8.075 2.463 1.938 1.050

Note: for detailed calculation please refer to Appendix

Shechangthang (Ranibagan) Local Area Plan Investment Plan

Conclusions

The estimated amount for the entire street lighting system for the Shechangthang Urban Village Area is Nu. 17.006 million. It is a large expenditure over the years but it is a necessity looking the overall traffic condition of the town. The entire scheme of implementation of the street lighting system should be worked-out taking into consideration the immediate requirements.

6.3.1.7 TELECOMMUNICATION SYSTEM

The main objective of the proposed Telecommunication System is to:

• To upgrade the network system in areas of high demand.

• To increase the capacity of the existing and newly built stations in a phased manner considering the population and the number of connections.

The costing for the Telecommunication System is arrived considering the various proposed tasks. Accordingly, the entire planning network would have to be done from the proposed Urban Village roads after executing a detailed survey.

Table 19: Summary of Cost Estimate of the Proposed Telecommunication System

Note: for detailed calculation please refer to Appendix

Conclusion

The estimated amount for the entire telecommunication system for Shechangthang Urban Village Area is Nu. 16.595 million. It is a large expenditure over the years but it is a necessity looking the overall demand of the town and its extended limits. The entire scheme of implementation of the telecommunication system should be worked-out taking into consideration a detailed survey of the immediate requirements and also the future demand.

6.3.1.8 TRANSPORTATION SYSTEM

The main objective of the proposed transportation system is to:

• To strengthen the inter-town linkages.

• To reduce the emission levels in the town by promoting the Public Transit System and by discouraging the use of private vehicles. 80

Shechangthang (Ranibagan) Local Area Plan Investment Plan

• To encourage a pedestrian oriented transportation system by enhancing safety and convenience

• To complement the proposed land use pattern with appropriate transportation and pedestrian linkages.

• To create opportunities for the citizens of Sarpang to meet new people and make new friends, which they meet sitting next to them in public transport.

The costing for the Transportation System is arrived taking into consideration the town’s present situation. A detailed survey has to be executed on the proposed roads and further make a study on its implication on the surrounding areas of the roads.

Table 20: Summary of Cost Estimate of the Proposed Transportation System

Note: for detailed calculation please refer to Appendix

Conclusion

The estimated amount for the entire transportation system for the Shechangthang Urban Village Area is Nu. 116.910 million. It is a large expenditure over the years but it is a necessity looking the overall traffic movements of the Town, its extended limits and the safety of the public. The entire scheme of implementation of the transportation system should be worked- out taking into consideration a detailed survey of the immediate requirements and also of the future demand.

6.3.1.9 LOCAL AREA PLAN IMPLEMENTATION AND LANDSCAPING:

The main objectives of the proposed Local Area Plan implementation and Landscape design is:

• To establish permanently the boundary limits of Shechangthang within the Sarpang Municipal Corporation

• To demarcate the local area plan area for Shechangthang Urban Village as per the final approved plan with permanent bench markings

• To implement a beautiful landscape design on both sides of the reclaimed river bank and the important road junctions and proposed Golf Course of international level from tourist point of view

Shechangthang (Ranibagan) Local Area Plan Investment Plan

Table 21: Summary of Cost Estimates of the Proposed Local Area implementation and Landscaping:

Estimated Cost Phase 01 Phase 02 Phase 03 Phase 04 Phase 05 Sector (Nu.) (US $) 2011-15 2016-20 2021-25 2026-30 2031-35 (in Million) (in Million) (in Million) (in Million) (in Million) (in Million) (in Million) Local Area Plan Implementation & Landscaping Within Urban 9.443 0.210 5.260 2.513 2.045 0.000 0.000 Village Within & Outside Urban 12.193 0.271 5.260 3.913 2.920 1.025 0.733 Village

Note: for detailed calculation please refer to Appendix

The costing of the system is arrived taking into consideration the town’s present situation, future growing prospects and importance. A detailed survey has to be executed on the proposed reclaimed area and further make a study on its implication on the total township.

Conclusion

The estimated amount of the entire system for within Shechangthang Urban Village Area is Nu. 9.443 million and Nu. 12.193 million inclusive of the area inside and outside the Urban Village area along the river bed. It is a large expenditure over the years but it is a necessity looking to the overall location and importance of the town. The entire scheme of implementation of the landscape design should be worked out taking into consideration a detailed survey of the immediate and future prospects of the town.

6.4 P ROJECT I MPLEMENTATION AND P ROJECT M ANAGEMENT

6.4.1 IMPLEMENTATION

The Structure Plan is implemented through a variety of means including Local Area Plans prepared for various zones. The implementation may be done through the following methods

• Urban Strategy and Action Programme

• Economic Strategies

• Guidelines for Developer’s Contributions

• City Conservation/ Forest Protection Strategy

• Recreation Strategies

• Tourism Strategies

• Urban Fringe Countryside Management Plan

Shechangthang (Ranibagan) Local Area Plan Investment Plan

• Local Transport Plans

Supplementary planning guidance does have to be prepared in order to assist in implementing the strategy. The particular supplementary planning guidance should contain broad guidelines about the requirements for developer contributions towards the services and facilities needed to support new development.

It is proposed that implementation of the Shechangthang Local Area Plan, Sarpang Municipal Corporation would be the Implementing Authority. There is an immediate requirement to set up a Municipal Corporation at Sarpang by recruiting technical professionals in the engineering and management fields.

Also, the Sarpang Municipal Corporation along with the Department of Urban Development and Engineering Services (DUDES) should explore the commissioning of the external or international consultants for design and project management of the jobs. Corporation representatives can be a part of the team so as to get trained and also as a means of direct exposure to the work.

The records from the Construction Development Board confirm that contractors under various categories are capable for executing projects of different scales, thus strengthening the capacities of the building construction contracting industry.

A provision in the projects implementation process is that the work should not be necessarily awarded to the lowest cost bidder. It should be ensured that this provision will take care of the quality of the job. But, again this may not suffice, and, a very strict monitoring by a team of technical professionals has to be lined-up for close supervision and monitoring.

With the execution of the projects there has to be a back-up of a very strong maintenance team. This team will ensure regular monitoring and maintenance of the jobs being executed to keep them intact and functioning.

6.4.2 RESOURCES

The Implementing Authorities have a good idea of the resources that are likely to be available to implement the Local Area Plan’s proposals. This includes taking account of the city’s economic policies, the financial policies of implementing agencies and the likely availability for the use of land, labor and other material resources. As the Structure Plan for Sarpang sets out policies and proposals for land use in broad terms and over the long term, such an assessment can only be made in general terms and will inevitably be subject to some uncertainty.

The Sarpang Structure Plan and the Shechangthang Local Area Plan provides the strategic precinct planning framework for the decision making by a wide range of public and private sector bodies and agencies whose contribution will be necessary to implement the Plan. In preparing the Plan consultation took place with concerned bodies regarding amongst other

Shechangthang (Ranibagan) Local Area Plan Investment Plan

matters the use of resources. The Implementing Authority will need to work with these other bodies and agencies to secure the necessary resources to implement the Plan. Making effective use of resources will necessitate genuine partnership working both between the Implementing Authority and various bodies and organizations operating at the strategic and more local levels and with local communities.

Public investment includes funds made available from Local Authorities and those secured from the Government via bidding arrangements as for the Local Transport Plans and from other organizations. The restrictions on public expenditure means that much will depend on securing private finance to implement the development requirements proposed in the Plan.

The above mentioned guidelines dealing with requirements for developer’s contributions towards the services and facilities required to support new development will be particularly relevant in this respect.

6.4.3 MONITORING

Monitoring plays an important part in the Local Area Plan implementation process. In order to assess the effectiveness and progress of the Plan, policies should be regularly monitored by the Implementing Authority.

There are two main elements of the monitoring process:

• Scrutiny of emerging Local Area Plan in terms of their conformity with Structure Plan policies.

• Identification of appropriate indicators and the continuous monitoring of social, economic and environmental data to assess the effectiveness of the Local Area Plan.

The second element will be undertaken by the use of a selected number of key indicators and targets that will measure specific policies or groups of policies. It will provide a consistent basis to judge whether the Plan is achieving its objectives, and to identify where policies need to be strengthened, maintained, changed or removed as part of future reviews.

The following factors have been taken into account in identifying the key indicators

• The ability of the Local Area Plan to influence the indicator;

• The overall objectives of the Plan set out in Strategy Policy;

• The policies themselves;

• The availability of source data; and,

• Their compatibility with other national, regional and local indicators.

Shechangthang (Ranibagan) Local Area Plan Investment Plan

The indicators will monitor progress towards meeting the targets set by the Plan. The measurement of such indicators will provide an initial indication of the effectiveness of the policies. However, further analysis will be required to be undertaken to give a more informed consideration. The analysis of indicators and implementation of the policies through Local Area Plans will provide an opportunity to identify areas requiring further investigation and, where appropriate, the need for new policy responses in a future review of the Structure Plan and the Local Area Plan.

Table 22: Executive Summary of the Investment Plan Proposals

Estimated Cost Phase 01 Phase 02 Phase 03 Phase 04 Phase 05 Sr. Sector (Nu.) (US $) 2011-15 2016-20 2021-25 2026-30 2031-35 No. (in Mn.) (in Mn.) (in Mn.) (in Mn.) (in Mn.) (in Mn.) (in Mn.) Water Supply Scheme & 1 78.006 1.733 46.806 9.500 8.500 8.000 5.200 Network System Sewerage Management & 2 83.500 1.856 21.050 19.350 19.350 19.050 4.700 Network System

Storm Water, Flood 3a. Protection & River Training 324.928 7.221 161.358 141.800 8.690 8.140 5.940 (within municipal boundary)

Storm Water, Flood Protection & River Training 3b. 511.488 11.366 161.358 240.360 30.690 74.140 5.940 (within & outside municipal boundary) Solid Waste Management 4 12.260 0.272 4.720 4.720 4.720 1.360 1.360 System Electrical Distribution 5 49.275 1.095 17.400 16.650 9.550 5.175 0.500 System

6 Street Lighting 17.006 0.378 3.481 8.075 2.463 1.938 1.050

7 Telecommunication System 16.595 0.369 4.595 5.225 2.600 2.600 1.575

8 Transportation System 116.910 2.598 35.960 32.620 20.220 15.680 12.430

Local Area Plan 9 Implementation & Landscaping

9a. Within Urban Village 9.443 0.210 5.260 2.513 2.045 0.000 0.000

9b. Within & outside UV 12.193 0.271 5.260 3.913 2.920 1.025 0.733

Total (within UV) 707.923 15.732 300.630 240.453 78.138 61.943 32.755

Total (within & outside UV) 897.233 19.939 300.630 340.413 101.013 128.968 33.488

Shechangthang (Ranibagan) Local Area Plan Investment Plan

Note: a. The cost estimates have been derived from: Project mentioned in 'Proposals for Action' in the Shechangthang Local Area Plan, and the quantification of items of works have been calculated from the proposed layouts etc. b. The costs estimated mentioned above are excluding 'inflation' component. During the process of finalization and approval of a particular proposal necessary inflation index rate needs to be implied and then the final cost to be arrived at. c. 1 US Dollar = Nu. 45

Shechangthang (Ranibagan) Local Area Plan Appendices

7.0 APPENDICES

7.1 A PPENDIX A: DETAILED T ABLES FOR I NVESTMENT P LAN Table 23: Cost Estimate for the Proposed Water Supply Scheme and Network System

Estimated Estimated Cost Phase 01 Phase 02 Phase 03 Phase 04 Phase 05 Sr. Item Description (in brief) Quantity Unit Rate (Nu.) (Nu.) (US $) 2011-2015 2016-2020 2021-2025 2026-2030 2031-2035 No. (Nu.) (Million) (Million) (in Million) (in Million) (in Million) (in Million) (in Million) 1.0 Source Intake Structure and Sand 1.1 1 Nos. 600,000 600,000 0.600 0.013 0.600 0.000 0.000 0.000 0.000 Trap Monitoring and 1.2 1 LS 400,000 400,000 0.400 0.009 0.400 0.000 0.000 0.000 0.000 Maintenance Facility 1.3 Raw Water Sump 1 LS 10,500,000 10,500,000 10.500 0.233 10.500 0.000 0.000 0.000 0.000 Total 11,500,000 11.500 0.256 11.500 0.000 0.000 0.000 0.000 2.0 Main Plant 2.1 New Treatment Plant - 01 1 Nos. 11,500,000 11,500,000 11.500 0.256 11.500 0.000 0.000 0.000 0.000 Total 11,500,000 11.500 0.256 11.500 0.000 0.000 0.000 0.000 3.0 Reservoirs 3.1 Main 1 Nos. 5,600,000 5,600,000 5.600 0.124 5.600 0.000 0.000 0.000 0.000 Fire Fighting (static water 3.2 1 Nos. 400,000 400,000 0.400 0.009 0.400 0.000 0.000 0.000 0.000 tank) Total 6,000,000 6.000 0.133 6.000 0.000 0.000 0.000 0.000 4.0 Distribution Network pipelines Raw Water Line from 4.1 150 Rmt. 3,200 480,000 0.480 0.011 0.480 0.000 0.000 0.000 0.000 Source to Treatment Plant 4.2 Treatment Plant to Main 150 Rmt. 3,200 480,000 0.480 0.011 0.480 0.000 0.000 0.000 0.000

Shechangthang (Ranibagan) Local Area Plan Appendices

Estimated Estimated Cost Phase 01 Phase 02 Phase 03 Phase 04 Phase 05 Sr. Item Description (in brief) Quantity Unit Rate (Nu.) (Nu.) (US $) 2011-2015 2016-2020 2021-2025 2026-2030 2031-2035 No. (Nu.) (Million) (Million) (in Million) (in Million) (in Million) (in Million) (in Million) Reservoir Fire Hydrant System 4.5 2,000 Rmt. 4,000 8,000,000 8.000 0.178 2.000 2.000 2.000 2.000 0.000 (pressurized) Distribution Network 4.6 5,000 Rmt. 2,500 12,500,000 12.500 0.278 4.500 2.000 2.000 2.000 2.000 pipelines Total 21,460,000 21.460 0.477 7.460 4.000 4.000 4.000 2.000 5.0 Total (1 + 2 + 3 + 4) 50,460,000 50.460 1.121 36.460 4.000 4.000 4.000 2.000 6.0 Miscellaneous 6.1 Water Meter Installation 2,000 Nos. 6,000 12,000,000 12.000 0.267 3.000 3.000 2.000 2.000 2.000 6.2 Maintenance Facility 1 LS 500,000 500,000 0.500 0.011 0.200 0.100 0.100 0.100 0.000 6.3 Material Stock- Pipes 1 LS 7,500,000 7,500,000 7.500 0.167 2.500 1.500 1.500 1.000 1.000 Material Stock- Valves, 6.4 1 LS 2,500,000 2,500,000 2.500 0.056 1.000 0.500 0.500 0.500 0.000 etc. Total 22,500,000 22.500 0.500 6.700 5.100 4.100 3.600 3.000 7.0 Other related costs System Design Cost (5%) 7.1 5 % 2,523,000 2.523 0.056 1.823 0.200 0.200 0.200 0.100 of 5.0 Supervision and 7.2 Administrative Cost (5%) 5 % 2,523,000 2.523 0.056 1.823 0.200 0.200 0.200 0.100 of 5.0 Total 5,046,000 5.046 0.112 3.646 0.400 0.400 0.400 0.200 Total (5 + 6 + 7) 78,006,000 78.006 1.733 46.806 9.500 8.500 8.000 5.200

Note: a) The item rate costs mentioned are inclusive of cost of material and labor including concrete channel and safety covers. b) The system proposed of treatment plants, reservoirs and water supply network is tentative based on the structure plan proposals and should be systemized by executing a proper survey for the source, for positioning of the reservoirs and further distribution network of pipelines with respect to its diameter, type of type and it's laying. 88

Shechangthang (Ranibagan) Local Area Plan Appendices

Table 24: Cost Estimate for the Proposed Sewerage Scheme and Network System

Estimated Estimated Cost Phase 01 Phase 02 Phase 03 Phase 04 Phase 05 Sr. Item Description Quantity Unit Rate (Nu.) (Nu.) (US $) 2011-2015 2016-2020 2021-2025 2026-2030 2031-2035 No. (in brief) (Nu.) (Million) (Million) (in Million) (in Million) (in Million) (in Million) (in Million) 1.0 Collection 1.1 Group Collection Center 8 Nos. 1,000,000 8,000,000 8.000 0.178 2.000 2.000 2.000 2.000 0.000 Total 8,000,000 8.000 0.178 2.000 2.000 2.000 2.000 0.000 2.0 Treatment Plant 2.1 New Treatment Plant - 01 1 Nos. 37,000,000 37,000,000 37.000 0.822 9.000 9.000 9.000 9.000 1.000 Total 37,000,000 37.000 0.822 9.000 9.000 9.000 9.000 1.000 3.0 Sewerage Network Pipelines Laying of New Sewerage 3.1 8,000 Rmt. 2,500 20,000,000 20.000 0.444 5.000 4.000 4.000 4.000 3.000 Pipeline Total 20,000,000 20.000 0.444 5.000 4.000 4.000 4.000 3.000 4.0 Total (1 + 2 + 3) 65,000,000 65.000 1.444 16.000 15.000 15.000 15.000 4.000 5.0 Miscellaneous Mechanized Pressure 5.1 4 Nos. 2,000,000 8,000,000 8.000 0.178 2.000 2.000 2.000 2.000 0.000 Cleaners 5.2 Maintenance Facility 1 LS 1,000,000 1,000,000 1.000 0.022 0.250 0.250 0.250 0.250 0.000 5.3 Material Stock- Pipes 1 LS 2,500,000 2,500,000 2.500 0.056 1.000 0.500 0.500 0.250 0.250

Shechangthang (Ranibagan) Local Area Plan Appendices

Note: a) The item rate costs mentioned are inclusive of cost of material and labor. b) The system proposed of treatment plants and sewerage pipeline network is tentative based on the structure plan proposals and should be systemized by executing a proper survey with respect to group collection points, network of sewerage pipelines with respect to its diameter, type of type and it's laying. c) Item Rate for item no. (3.1) includes pipeline cost, manholes and inspection chambers. d) After the detailed survey the entire system should be designed by a Expert in Sewerage System. e) The System Design Cost is notional consultancy fees for the system design and the Supervision and Administrative Cost is assumed at five percent of the total cost of investment. f) In (5.0) Miscellaneous, a tentative provision of materials stock is proposed so as to be prepared for any emergencies in the system.

Shechangthang (Ranibagan) Local Area Plan Appendices

Table 25: Cost Estimate for the Storm Water Drainage System, Flood Protection and River Training Works

Estimated Estimated Cost Phase 01 Phase 02 Phase 03 Phase 04 Phase 05 Sr. Item Description Quantity Unit Rate (Nu.) (Nu.) (US $) 2011-2015 2016-2020 2021-2025 2026-2030 2031-2035 No. (in brief) (Nu.) (Million) (Million) (in Million) (in Million) (in Million) (in Million) (in Million) 1.0 Collection Structures 1.1 Collection Structures 8 Nos. 900,000 7,200,000 7.200 0.160 2.700 1.800 0.900 0.900 0.900 Total 7,200,000 7.200 0.160 2.700 1.800 0.900 0.900 0.900 2.0 Flood Protection and River Training (A) within Urban Village (A) Retaining Wall with hand packed stone masonry in 2.1 1,600 Rmt. 64,000 102,400,000 102.400 2.276 51.200 51.200 0.000 0.000 0.000 CC mortar 1:2:4 with railing Internal Retaining Wall as 2.2 1,600 Rmt. 25,000 40,000,000 40.000 0.889 20.000 20.000 0.000 0.000 0.000 above Rough Excavation & 2.3 banking earth for 1,500 Rmt. 64,000 96,000,000 96.000 2.133 48.000 48.000 0.000 0.000 0.000 reclamation 50m wide Total (2.0 (A)) 238,400,000 238.400 5.298 119.200 119.200 0.000 0.000 0.000 Total 1.0 + 2.0 (A) 245,600,000 245.600 5.458 121.900 121.000 0.900 0.900 0.900 2.0 Flood Protection and River Training (B) outside Urban Village (B) 2.1 Retaining Wall on banks 1,400 Rmt. 64,000 89,600,000 89.600 1.991 0.000 49.600 0.000 40.000 0.000 Rough Excavation & 2.2 banking earth for 400,000 Cu.mt 200 80,000,000 80.000 1.778 0.000 40.000 20.000 20.000 0.000 reclamation Total (2.0 (B)) 169,600,000 169.600 3.769 0.000 89.600 20.000 60.000 0.000 Total 2.0 (A) + 2.0 (B) 408,000,000 408.000 9.067 119.200 208.800 20.000 60.000 0.000 Total 1.0 + 2.0 (A) + 2.0 415,200,000 415.200 9.227 121.900 210.600 20.900 60.900 0.900

Shechangthang (Ranibagan) Local Area Plan Appendices

3.0 Storm Water Drain Network Covered Storm Water 3.1 16,000 Rmt. 2,000 32,000,000 32.000 0.711 16.000 4.000 4.000 4.000 4.000 Drains 3.2 Open Storm Water Drains 1,800 Rmt. 1,600 2,880,000 2.880 0.064 0.880 0.500 0.500 0.500 0.500 Storm Water Drain 3.3 2,000 Rmt. 7,000 14,000,000 14.000 0.311 7.000 2.500 2.500 2.000 0.000 Channels Total 48,880,000 48.880 1.086 23.880 7.000 7.000 6.500 4.500 4.0 Total (1 + 2A + 3) 294,480,000 294.480 6.544 145.780 128.000 7.900 7.400 5.400 (A) 4.0 Total (1 + 2A + 2B + 3) 464,080,000 464.080 10.313 145.780 217.600 27.900 67.400 5.400 (A+B) 5.0 Miscellaneous Mechanized Pressure 5.1 1 Nos. 1,000,000 1,000,000 1.000 0.022 1.000 1.000 0.000 0.000 0.000 Cleaners Total 1,000,000 1.000 0.022 1.000 1.000 0.000 0.000 0.000 6.0 Other related costs System Design Cost (5%) 6.1 5 % 14,724,000 14.724 0.327 7.289 6.400 0.395 0.370 0.270 of 4 (A) Supervision and 6.2 Administrative Cost (5%) 5 % 14,724,000 14.724 0.327 7.289 6.400 0.395 0.370 0.270 of 4 (A) 6 (A) Total 29,448,000 29.448 0.654 14.578 12.800 0.790 0.740 0.540 System Design Cost (5%) 6.3 5 % 23,204,000 23.204 0.516 7.289 10.880 1.395 3.370 0.270 of 4 (A+B)

Shechangthang (Ranibagan) Local Area Plan Appendices

Note: a) The item rate costs mentioned are inclusive of cost of material and labor. b) The Support System (2.0 A & 2.0 B) is proposed and needs a very critical approach on the design of the system. An expert should be employed to explore the Support System proposed. c) Item Rate for item no. (3.0) includes cost of excavation, concrete trenches and covers. d) After the detailed survey the entire storm water system should be designed by an Expert to work as a back-up system during emergencies. e) The System Design Cost is notional consultancy fees for the system design and the Supervision and Administrative Cost is assumed at five percent of the total cost of investment. f) 7.0 denotes the cost of storm water drainage and river training work only within Urban Village g) 8.0 denotes the total cost of storm water drainage and river training works within and outside Urban Village

Shechangthang (Ranibagan) Local Area Plan Appendices

Table 26: Cost Estimate for the Proposed Solid Waste Management System

Note: No separate site other than that included for Sarpang Structure Plan and hence no separate cost involved for the same

Shechangthang (Ranibagan) Local Area Plan Appendices

Table 27: Cost Estimate for Electrical Distribution System

Estimated Estimated Cost Phase 01 Phase 02 Phase 03 Phase 04 Phase 05 Sr. Item Description Quantity Unit Rate (Nu.) (Nu.) (US $) 2011-2015 2016-2020 2021-2025 2026-2030 2031-2035 No. (in brief) (Nu.) (Million) (Million) (in Million) (in Million) (in Million) (in Million) (in Million) 1.0 Transformers 1.1 Transformer 2 Nos. 3,000,000 6,000,000 6.000 0.133 3.000 3.000 0.000 0.000 0.000 Total 6,000,000 6.000 0.133 3.000 3.000 0.000 0.000 0.000 2.0 Electricity Distribution Lines 2.1 Underground Lines 3,500 Rmt. 5,500 19,250,000 19.250 0.428 6.000 6.000 5.000 2.250 0.000 2.2 Overhead Lines 6,000 Rmt. 2,500 15,000,000 15.000 0.333 5.000 5.000 3.000 2.000 0.000 Total 34,250,000 34.250 0.761 11.000 11.000 8.000 4.250 0.000 3.0 Total (1 + 2) 40,250,000 40.250 0.894 14.000 14.000 8.000 4.250 0.000 4.0 Miscellaneous Maintenance- Yard 4.1 1 LS 1,000,000 1,000,000 1.000 0.022 0.500 0.500 0.000 0.000 0.000 Facility 4.2 Material Stock- Wires 1 LS 3,000,000 3,000,000 3.000 0.067 1.000 0.500 0.500 0.500 0.500 Material Stock- Ancillary, 4.3 1 LS 1,000,000 1,000,000 1.000 0.022 0.500 0.250 0.250 0.000 0.000 etc. Total 5,000,000 5.000 0.111 2.000 1.250 0.750 0.500 0.500 5.0 Other related costs System Design Cost (5%) 5.1 5 % 2,012,500 2.013 0.045 0.700 0.700 0.400 0.213 0.000 of 3.0 Supervision and 5.2 Administrative Cost (5%) 5 % 2,012,500 2.013 0.045 0.700 0.700 0.400 0.213 0.000 of 3.0 Total 4,025,000 4.025 0.089 1.400 1.400 0.800 0.425 0.000

Shechangthang (Ranibagan) Local Area Plan Appendices

Note: a) The item rate costs mentioned are inclusive of cost of material and labor. b) Item Rate for item (1.1) includes cost of transformer and necessary structure c) After the detailed survey the entire system should be designed by an expert in electrical distribution and street lighting d) The System Design Cost is notional consultancy fees for the system design and the Supervision and Administrative Cost is assumed at five percent of the total cost of investment. e) In (4.0) miscellaneous, a tentative provision of materials stock is proposed so as to be prepared for any emergencies in the system.

Shechangthang (Ranibagan) Local Area Plan Appendices

Table 28: Cost Estimate for Proposed Street Lighting System

Note: a) The item rate costs mentioned are inclusive of cost of material & labor. b) In (3.0), a tentative provision of materials stock is proposed so as to be prepared for any emergencies in the system

Shechangthang (Ranibagan) Local Area Plan Appendices

Table 29: Cost Estimate for Tele-Communication System

Note: a) The item rate costs mentioned are inclusive of cost of material and labor. b) In (3.0) Miscellaneous, a tentative provision of materials stock is proposed so as to be prepared for any emergencies in the system.

Shechangthang (Ranibagan) Local Area Plan Appendices

Table 30: Cost Estimate for the Proposed Transportation System

Estimated Estimated Cost Phase 01 Phase 02 Phase 03 Phase 04 Phase 05 Sr. Item Description Quantity Unit Rate (Nu.) (Nu.) (US $) 2011-2015 2016-2020 2021-2025 2026-2030 2031-2035 No. (in brief) (Nu.) (Million) (Million) (in Million) (in Million) (in Million) (in Million) (in Million) 1.0 Roads 1.1 Upgrade existing roads Primary, Secondary & a 2,700 Rmt. 4,000 10,800,000 10.800 0.240 2.700 2.700 1.800 1.800 1.800 Access Total 10,800,000 10.800 0.240 2.700 2.700 1.800 1.800 1.800 1.2 New Roads a Secondary Roads 7,000 Rmt. 7,500 52,500,000 52.500 1.167 17.500 17.000 6.000 6.000 6.000 b Access Roads 1,000 Rmt. 4,000 4,000,000 4.000 0.089 1.500 1.000 1.000 0.500 0.000 Total 56,500,000 56.500 1.256 19.000 18.000 7.000 6.500 6.000 1.3 Bridges/ Culverts Widening of existing a 5 Nos. 400,000 2,000,000 2.000 0.044 1.000 0.500 0.500 0.000 0.000 culverts/ new Total 2,000,000 2.000 0.044 1.000 0.500 0.500 0.000 0.000 Develop and Improve 1.4 4 Nos. 2,000,000 8,000,000 8.000 0.178 2.000 2.000 2.000 2.000 0.000 Road Junctions Construct Pedestrian 1.5 12,500 Rmt. 2,000 25,000,000 25.000 0.556 6.000 6.000 6.000 3.500 3.500 Footpaths 1.6 Bus Stops 8 Nos. 100,000 800,000 0.800 0.018 0.400 0.000 0.400 0.000 0.000 Total 33,800,000 33.800 0.751 8.400 8.000 8.400 5.500 3.500 2.0 (1.1 to 1.6) 103,100,000 103.100 2.291 31.100 29.200 17.700 13.800 11.300 3.0 Miscellaneous 3.1 Road Cleaning 1 Nos. 1,000,000 1,000,000 1.000 0.022 1.000 0.000 0.000 0.000 0.000

Shechangthang (Ranibagan) Local Area Plan Appendices

3.2 Maintenance Facility 1 Nos. 500,000 500,000 0.500 0.011 0.250 0.000 0.250 0.000 0.000 3.3 Material Stock 1 LS 2,000,000 2,000,000 2.000 0.044 0.500 0.500 0.500 0.500 0.000 Total 3,500,000 3.500 0.078 1.750 0.500 0.750 0.500 0.000 4.0 Other related costs System Design Cost (5%) 4.1 5 % 5,155,000 5.155 0.115 1.555 1.460 0.885 0.690 0.565 of 2.0 Supervision and 4.2 Administrative Cost (5%) 5 % 5,155,000 5.155 0.115 1.555 1.460 0.885 0.690 0.565 of 2.0 Total 0 10,310,000 10.310 0.229 3.110 2.920 1.770 1.380 1.130 Total (2 + 3 + 4) 0 116,910,000 116.910 2.598 35.960 32.620 20.220 15.680 12.430

Note: a) The item rate costs mentioned are inclusive of cost of material and labor including concrete channel and safety covers. b) After the detailed survey the road alignment and the cross-section to be finalized with a Road Designer/Expert. c) The Road Design Cost is notional consultancy fees for the system design and the Supervision and Administrative Cost is assumed at five percent of the total cost of investment. d) In (3.0) Miscellaneous, a tentative provision of materials stock is proposed so as to be prepared for any emergencies. e) While designing the transportation system, the provisions about the River Training and River Protection works and its sections be taken into consideration.

100

Shechangthang (Ranibagan) Local Area Plan Appendices

Table 31: Cost Estimate for Local Area Plan Implementation and Landscaping

Total (1.0) + (2A)- within 8,755,125 8.755 0.195 4.700 2.250 1.805 0.000 0.000 Urban Village 3.0 Total (1.0) + (2B)- within 11,255,125 11.255 0.250 4.700 3.250 2.305 0.500 0.500 and outside Urban Village 4.0 Other related costs Landscape Design Cost 4.1 5 % 250,000 0.250 0.006 0.325 0.150 0.150 0.000 0.000 (5%) of (2A) Landscape Design Cost 4.2 5 % 375,000 0.375 0.008 0.325 0.500 0.500 0.500 0.208 (5%) of (2B) 101

Shechangthang (Ranibagan) Local Area Plan Appendices

Estimated Estimated Cost Phase 01 Phase 02 Phase 03 Phase 04 Phase 05 Sr. Item Description Quantity Unit Rate (Nu.) (Nu.) (US $) 2011-2015 2016-2020 2021-2025 2026-2030 2031-2035 No. (in brief) (Nu.) (Million) (Million) (in Million) (in Million) (in Million) (in Million) (in Million) 4.3 Supervision and Administrative Cost (5%) of 3.0 within Urban 4.3A 5 % 437,756 0.438 0.010 0.235 0.113 0.090 0.000 0.000 Village (5%) of 3.0- within and 4.3B 5 % 562,756 0.563 0.013 0.235 0.163 0.115 0.025 0.025 outside Urban Village Total 1,625,513 1.626 0.036 1.120 0.925 0.856 0.525 0.233 Total (3) + (4.1) + (4.3A) 5.0A 9,442,881 9.443 0.210 5.260 2.513 2.045 0.000 0.000 within Urban Village Total (3) + (4.2) + (4.3B) 5.0B within & outside Urban 12,192,881 12.193 0.271 5.260 3.913 2.920 1.025 0.733 Village Note: a) The boundary limits of Sarpang Municipal Corporation needs to be established permanently. b) Local Area Plan needs to be demarcated as per the final approved plan with permanent bench marking. c) After detailed survey the landscape design of requisite area should be designed by an expert in landscape design. d) The landscape design cost is notional consultancy fees for the design and the supervision and administrative cost is assumed at five percent of the total cost of investment.

102

Shechangthang (Ranibagan) Local Area Plan References

Table32: Proposed Plot Reconfiguration Details

103

Sherchamthang Local Area Plan‐ Detailed Plan Appendices

1 500.181 0.124 1 53 Tahal Man Rai 1 1.500 6,070.290 4,391.435 0.000 0.000 1,678.855 0.415 0.300 503.657 1,175.199 0.290 1,175.199 0.290 2 675.018 0.167 2 723 Kunga Wangmo 1 A 0.400 1,618.744 0.000 0.000 0.000 1,618.744 0.400 0.300 485.623 1,133.121 0.280 1,133.121 0.280 1,133.121 0.280 3 724 Rinchen Wangmo 1 B 0.300 1,214.058 232.099 0.000 0.000 981.959 0.243 0.300 294.588 687.371 0.170 687.371 0.170 687.371 0.170 4 725 Tobgay 1 C 0.300 1,214.058 275.363 0.000 0.000 938.695 0.232 0.300 281.609 657.087 0.162 657.087 0.162 657.087 0.162

1 D 0.040 161.874 minimum plot size of 5 735 Choki 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 1 368.264 0.091 368.264 0.091 0.091acre should be 29 C 0.060 242.812 alloted 6 796 Mina Rai 1 E 0.690 2,792.333 0.000 0.000 0.000 2,792.333 0.690 0.300 837.700 1,954.633 0.483 1,954.633 0.483 1,954.633 0.483 1 368.264 0.091 7977 Tul Maya Rai 1 F 0.260 1,052.184 0.000 0.000 0.000 1,052.184 0.260 0.300 315.655 736.529 0.182 736.529 0.182 2 368.265 0.091 8 798 Tul Maya Rai 1 G 0.300 1,214.058 0.000 0.000 0.000 1,214.058 0.300 0.300 364.217 849.841 0.210 849.841 0.210 849.841 0.210 9 778 Wangmo 1 I 1.000 4,046.860 0.000 0.000 0.000 4,046.860 1.000 0.300 1,214.058 2,832.802 0.700 2,832.802 0.700 2,832.802 0.700 10 779 Jamyang Sherab Wangdi 1 H 0.335 1,355.698 0.000 0.000 0.000 1,355.698 0.335 0.300 406.709 948.989 0.235 948.989 0.235 948.989 0.235 11 780 Dr. Sonam Ugyen 1 J 0.330 1,335.464 0.000 0.000 0.000 1,335.464 0.330 0.300 400.639 934.825 0.231 934.825 0.231 934.825 0.231 12 856 Sangay 1 N 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 13 473 Khampa Dorji 2 0.400 1,618.744 0.000 0.000 0.000 1,618.744 0.400 0.300 485.623 1,133.121 0.280 1,133.121 0.280 1,133.121 0.280 14 606 Purnimaya Rai 2 A 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 15 610 Dhan Bahadur Tiwari 2 B 0.200 809.372 0.000 0.000 0.000 809.372 0.200 0.300 242.812 566.560 0.140 566.560 0.140 566.560 0.140 16 611 Padam Bahadur Kuragai 2 C 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 17 604 Man Bahadur Rai 2 D 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 18 609 Kali Maya Rai 2 E 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 19 605 Sumidtar Rai 2 F 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 20 607 Drambar Singh Gurung 2 H 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091

21 608 Bhim Bahadur Rai 2 I 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091

22 600 Chhimi Tshering 2 J 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 23 659 Jeth Kumar Mongar 2 K 0.260 1,052.184 0.000 0.000 0.000 1,052.184 0.260 0.300 315.655 736.529 0.182 736.529 0.182 736.529 0.182 24 660 Sonam Pelden 2 L 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091

25 661 Khara Nanda Adhiraki 2 M 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105

26 689 Kuenley Dorji 2 N 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 27 688 Passang 2 O 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 28 751 Tshewang Dendrup 2 P 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 minimum plot size of 29 753 Sangay Zangmo 2 Q 0.120 485.623 0.000 0.000 0.000 485.623 0.120 0.300 145.687 339.936 0.084 368.264 0.091 368.264 0.091 0.091acre should be alloted 30 752 Tshering Phuntsho 2 R 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 31 733 Phurpa Drukpa 2 S 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091

1 1,731.599 0.428 12032 Gopal Khatiri 4 1.490 6,029.821 0.000 0.000 0.000 6,029.821 1.490 0.300 1,808.946 4,220.875 1.043 4,220.875 1.043 2 2,489.276 0.615 Sherchamthang Local Area Plan‐ Detailed Plan Appendices

33 770 Muna Kaflay 4 B 0.260 1,052.184 0.000 0.000 0.000 1,052.184 0.260 0.300 315.655 736.529 0.182 736.529 0.182 736.529 0.182

34 475 Tshering Delma 5 0.920 3,723.111 0.000 0.000 0.000 3,723.111 0.920 0.300 1,116.933 2,606.178 0.644 2,606.178 0.644 2,606.178 0.644

35 6 7.848 31,760.571 0.000 0.000 31,760.571 0.000 0.000 0.300 0.000 0.000 0.000 0.000 0.000 0.000 0.000 36 23 0.199 803.921 0.000 803.921 0.000 0.000 0.000 0.300 0.000 0.000 0.000 0.000 0.000 0.000 0.000

1 1,517.928 0.375 2637 Kharka Badhur Rai 24 0.960 3,884.986 0.000 0.000 0.000 3,884.986 0.960 0.300 1,165.496 2,719.490 0.672 2,436.210 0.602 2 918.282 0.227 38 51 Chandraman Rai 24 A 0.650 2,630.459 0.000 0.000 0.000 2,630.459 0.650 0.300 789.138 1,841.321 0.455 1,841.321 0.455 1,841.321 0.455 minimum plot size of 39 539 Ganga Maya Raini 24 D 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted 40 459 Sonam 24 1 0.200 809.372 0.000 0.000 0.000 809.372 0.200 0.300 242.812 566.560 0.140 566.562 0.140 566.562 0.140 41 492 Thimsung Gagpai 24 J 1.030 4,168.266 0.000 0.000 0.000 4,168.266 1.030 0.300 1,250.480 2,917.786 0.721 2,917.788 0.721 2,917.788 0.721 Sakhong 42 764 Chogyel Rabgay 24 K 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.265 0.091 368.265 0.091 43 545 Raju Karki 24 P 0.650 2,630.459 0.000 0.000 0.000 2,630.459 0.650 0.300 789.138 1,841.321 0.455 1,841.322 0.455 1,841.322 0.455 44 328 Tul Maya Rai 24 P 0.300 1,214.058 0.000 0.000 0.000 1,214.058 0.300 0.300 364.217 849.841 0.210 849.841 0.210 849.841 0.210 45 855 Rekha Karki 24 S 0.150 607.029 0.000 0.000 0.000 1,011.715 0.250 0.300 303.515 708.201 0.175 708.201 0.175 708.201 0.175 46 930 Rekha Karki 24 T 0.100 404.686 0.000 0.000 0.000

Chadham Leykhung(Dept. 47 474 25 0.600 2,428.116 0.000 0.000 0.000 2,428.116 0.600 0.300 728.435 1,699.681 0.420 1,699.681 0.420 1,699.681 0.420 of Revenue & Custom)

48 461 Dept. of Forest 24 2 0.400 1,618.744 0.000 0.000 0.000 1,618.744 0.400 0.300 485.623 1,133.121 0.280 1,311.122 0.324 1,311.122 0.324

49 460 Dept. of Immigration 24 3 0.200 809.372 0.000 0.000 0.000 809.372 0.200 0.300 242.812 566.560 0.140 566.561 0.140 566.561 0.140

1 4,438.980 1.097 6850 Shrimati Manmaya Raini 26 1.920 7,769.971 0.000 0.000 0.000 7,769.971 1.920 0.300 2,330.991 5,438.980 1.344 2 576.049 0.142 5,438.980 1.344 3 423.951 0.105 51 767 Bhim Bhadhur Rai 26 B 0.250 1,011.715 0.000 0.000 0.000 1,011.715 0.250 0.300 303.515 708.201 0.175 708.201 0.175 708.201 0.175 52 768 Tula Maya Rai 26 C 0.250 1,011.715 0.000 0.000 0.000 1,011.715 0.250 0.300 303.515 708.201 0.175 708.201 0.175 708.201 0.175 53 26 I 0.847 3,425.806 0.000 0.000 0.000 3,425.806 0.847 0.300 1,027.742 2,398.064 0.593 2,398.064 0.593 2,398.064 0.593 1 679.874 0.168 54 58 Ganga Ram Khatiri 27 0.500 2,023.430 0.000 0.000 0.000 2,023.430 0.500 0.300 607.029 1,416.401 0.350 1,416.402 0.350 2 736.528 0.182 55 120 Gopal Khatiri 27 A 0.260 1,052.184 0.000 0.000 0.000 1,052.184 0.260 0.300 315.655 736.529 0.182 736.529 0.182 736.529 0.182 56 568 Keshar Man Rai 27 C 0.500 2,023.430 0.000 0.000 0.000 2,023.430 0.500 0.300 607.029 1,416.401 0.350 1,416.401 0.350 1,416.401 0.350 57 710 Ugyen Lhamo 27 E 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 58 709 Tashi Chephel 27 F 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 59 708 Ugyen Drukpa 27 G 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 60 784 Kunley Pem 27 H 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 61 27 I 0.654 2,648.295 0.000 0.000 0.000 2,648.178 0.654 0.300 794.453 1,853.724 0.458 1,853.725 0.458 1,853.725 0.458 62 783 Balwani Shangkar 27 J 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 Timshina 63 834 Arjun Rai 27 K 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 64 833 Tashi Wangchuk 27 M 0.160 647.498 0.000 0.000 0.000 647.498 0.160 0.300 194.249 453.248 0.112 453.248 0.112 453.248 0.112 65 793 Tarani Devi Bandari 27 N 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 66 809 Mina Khatiri 27 O 0.260 1,052.184 0.000 0.000 0.000 1,052.184 0.260 0.300 315.655 736.529 0.182 736.529 0.182 736.529 0.182 Sherchamthang Local Area Plan‐ Detailed Plan Appendices

67 814 Nirmala Chhetri 27 P 0.490 1,982.961 0.000 0.000 0.000 1,982.961 0.490 0.300 594.888 1,388.073 0.343 1,388.074 0.343 1,388.074 0.343

1 2,006.565 0.496

68 513 Tshering Dolma 28 B 3.000 12,140.580 0.000 0.000 0.000 12,140.580 3.000 0.300 3,642.174 8,498.406 2.100 8,498.406 2.100 2 5,665.650 1.400

3 826.190 0.204 69 513 Tshering Dolma 28 C 0.500 2,023.430 0.000 0.000 0.000 2,023.430 0.500 0.300 607.029 1,416.401 0.350 1,416.401 0.350 1,416.401 0.350 70 28 I 0.446 1,806.915 0.000 0.000 0.000 1,806.915 0.446 0.300 542.074 1,264.840 0.313 1,264.840 0.313 1,264.840 0.313 71 26 Kharka Badhur Rai 28 K 0.600 2,428.116 0.000 0.000 0.000 2,428.116 0.600 0.300 728.435 1,699.681 0.420 1,699.681 0.420 1,699.681 0.420 72 818 Indra Kumar Gurung 28 S 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 73 822 Gopal Tamang 28 T 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 74 821 Dhan Bhadhur Tamang 28 U 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 minimum plot size of 75 736 Tshering Dorji 29 D 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted 76 29 I 0.291 1,178.883 0.000 0.000 0.000 1,178.883 0.291 0.300 353.665 825.218 0.204 825.218 0.204 825.218 0.204 77 30 0.912 3,689.670 0.000 0.000 0.000 3,689.670 0.912 0.300 1,106.901 2,582.769 0.638 2,582.770 0.638 2,582.770 0.638

1 491.081 0.121 78 469 Hasta Bdr Sutar Karki A30 0.500 2,023.430 0.000 0.000 0.000 2,023.430 0.500 0.300 607.029 1,416.401 0.350 1,416.404 0.350

2 925.323 0.229

1 3,699.510 0.914 79 514 Kajurla 30 D 2.500 10,117.150 0.000 0.000 0.000 10,117.150 2.500 0.300 3,035.145 7,082.005 1.750 7,082.010 1.750 2 3,382.500 0.836

1 2,922.570 0.722 80 515 Tshewang Lhamo 30 B 2.500 10,117.150 0.000 0.000 0.000 10,117.150 2.500 0.300 3,035.145 7,082.005 1.750 2 1,602.873 0.396 7,082.006 1.750 3 2,556.563 0.632 1 2,950.722 0.729 81 516 Sherab Zangmo 30 C 2.080 8,417.469 0.000 0.000 0.000 8,417.469 2.080 0.300 2,525.241 5,892.228 1.456 2 1,173.465 0.290 5,892.228 1.456 3 1,768.041 0.437 82 514 Kajurla 30 E 0.500 2,023.430 0.000 0.000 0.000 2,023.430 0.500 0.300 607.029 1,416.401 0.350 1,416.401 0.350 1,416.401 0.350

83 515 Tshewang Lhamo 30 F 0.500 2,023.430 0.000 0.000 0.000 2,023.430 0.500 0.300 607.029 1,416.401 0.350 1,416.401 0.350 1,416.401 0.350

84 684 Krishnalal Suthar 30 G 0.500 2,023.430 0.000 0.000 0.000 2,023.430 0.500 0.300 607.029 1,416.401 0.350 1,416.403 0.350 1,416.403 0.350

1 4,485.801 1.108 85 25 Mamu Rai 31 4.840 19,586.802 10,012.301 0.000 0.000 9,574.502 2.366 0.300 2,872.350 6,702.151 1.656 2 1,322.140 0.327 6,702.152 1.656 3 894.211 0.221 1 820.218 0.203 86 587 Kunti Maya Rai 31 A 0.700 2,832.802 0.000 0.000 0.000 2,832.802 0.700 0.300 849.841 1,982.961 0.490 1,982.959 0.490 2 1,162.741 0.287

87 578 Dil Badhur Rai 75 1 0.300 1,214.061 0.000 0.000 0.000 1,214.061 0.300 0.300 364.218 849.843 0.210 849.840 0.210 849.840 0.210

88 595 Tek Bahadur Rai 31 B 0.300 1,214.058 0.000 0.000 0.000 1,214.058 0.300 0.300 364.217 849.841 0.210 849.840 0.210 849.840 0.210

89 516 Sherab Zangmo 31 C 0.500 2,023.430 0.000 0.000 0.000 2,023.430 0.500 0.300 607.029 1,416.401 0.350 1,416.401 0.350 1,416.401 0.350 Sherchamthang Local Area Plan‐ Detailed Plan Appendices

90 633 Lata Rai 31 D 0.300 1,214.058 0.000 0.000 0.000 1,214.058 0.300 0.300 364.217 849.841 0.210 849.841 0.210 849.841 0.210

0.000 0.000 0.000 1 1,586.296 0.392 91 693 Parja Pati Nepal 31 H 0.750 3,035.145 3,035.145 0.750 0.300 910.544 2,124.602 0.525 2,124.597 0.525 2 538.301 0.133

1 2,818.806 0.697 92 31 I 1.745 7,063.104 1,996.379 0.000 0.000 5,066.725 1.252 0.300 1,520.018 3,546.708 0.876 3,546.706 0.876 2 727.900 0.180 93 694 Hemjeth Rai 31 L 0.750 3,035.145 0.000 0.000 0.000 3,035.145 0.750 0.300 910.544 2,124.602 0.525 2,124.602 0.525 2,124.602 0.525 94 762 Drambar Kumar Siwakothi 36 0.820 3,318.425 0.000 0.000 0.000 3,318.425 0.820 0.300 995.528 2,322.898 0.574 2,322.900 0.574 2,322.900 0.574 95 25 Mamu Rai 37 0.460 1,861.556 0.000 0.000 0.000 1,861.556 0.460 0.300 558.467 1,303.089 0.322 1,303.088 0.322 1,303.088 0.322 96 820 Dilmaya Rai 37 C 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 1 1,114.248 0.275 97540 Ganga Ram Basnet 37 I 1.870 7,567.628 0.000 0.000 0.000 7,567.628 1.870 0.300 2,270.288 5,297.340 1.309 2 3,356.322 0.829 5,297.341 1.309 3 826.771 0.204 1 759.921 0.188 2 1,653.754 0.409 98 763 Purna Parsad Siwakothi 38 2.180 8,822.155 0.000 0.000 0.000 8,822.155 2.180 0.300 2,646.646 6,175.508 1.526 3 1,941.091 0.480 6,175.508 1.526 4 1,344.022 0.332 5 476.721 0.118 99 762 D. Kumar Siwakoti 38 A 0.220 890.309 890.309 0.220 0.300 267.093 623.216 0.154 623.216 0.154 623.216 0.154 100 38 I 0.351 1,420.073 0.000 0.000 0.000 1,420.073 0.351 0.300 426.022 994.051 0.246 994.051 0.246 994.051 0.246 1 2,011.582 0.497 2 3,302.529 0.816 101 40 Kamala Thapa 39 2.890 11,695.425 0.000 0.000 0.000 11,695.425 2.890 0.300 3,508.628 8,186.798 2.023 8,186.799 2.023 3 1,977.170 0.489 4 895.519 0.221 102 527 Chandra Bdr Panwa 39 A 0.250 1,011.715 0.000 0.000 0.000 1,011.715 0.250 0.300 303.515 708.201 0.175 708.202 0.175 708.202 0.175 103 813 Karna Bhadhur Gurung 39 D 0.250 1,011.715 0.000 0.000 0.000 1,011.715 0.250 0.300 303.515 708.201 0.175 708.201 0.175 708.201 0.175 39 F 0.100 404.686 0.000 0.000 0.000 534.149 0.132 104 499 Tshering Dorji 39 G 0.160 647.498 0.000 0.000 0.000 1,456.870 0.360 0.300 437.061 1,019.809 0.252 1,019.809 0.252 283 L 0.100 404.686 0.000 0.000 0.000 485.660 0.120 minimum plot size of 105 850 Naresh Rai 39 H 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted 1 1,078.872 0.267 106 39 I 0.516 2,087.362 0.000 0.000 0.000 2,087.362 0.516 0.300 626.208 1,461.153 0.361 1,461.153 0.361 2 382.282 0.094

107 848 Ram singh Rai 39 J 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 1 2,699.537 0.667 108 737 Dil Badhur Rai 40 1.290 5,220.449 0.000 0.000 0.000 5,220.449 1.290 0.300 1,566.135 3,654.315 0.903 3,654.318 0.903 2 954.781 0.236 109 816 Pema Cheden 40 A 0.150 607.029 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 110 554 Devi Maya Rai 40 B 0.300 1,214.058 0.000 0.000 0.000 1,214.058 0.300 0.300 364.217 849.841 0.210 849.841 0.210 849.841 0.210 112 828 Rajan Rai 40 B 0.270 1,092.652 0.000 0.000 0.000 1,092.652 0.270 0.300 327.796 764.857 0.189 764.857 0.189 764.857 0.189 113 44 Airaynuka Rai 40 D 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 Sherchamthang Local Area Plan‐ Detailed Plan Appendices

1 2,551.822 0.631

40 F 1.420 5,746.541 0.000 0.000 0.000 6,272.633 1.550 0.300 1,881.790 2 813.484 0.201 115 738 Mani Kumar Rai 4,390.843 1.085 4,390.842 1.085 3 525.534 0.130

41 0.130 526.092 500.002 0.124 116 40 I 0.314 1,272.724 0.000 0.000 0.000 1,272.724 0.314 0.300 381.817 890.907 0.220 890.908 0.220 890.908 0.220 117 40 J 0.169 684.239 0.000 0.000 0.000 684.239 0.169 0.300 205.272 478.967 0.118 478.969 0.118 478.969 0.118 118 40 K 0.131 529.175 0.000 0.000 0.000 529.175 0.131 0.300 158.752 370.422 0.092 370.422 0.092 370.422 0.092 119 794 Jigme Choden 40 M 0.300 1,214.058 0.000 0.000 0.000 1,214.058 0.300 0.300 364.217 849.841 0.210 849.841 0.210 849.841 0.210 120 40 N 0.276 1,116.481 0.000 0.000 0.000 1,116.481 0.276 0.300 334.944 781.537 0.193 781.537 0.193 781.537 0.193 121 829 Phul Maya Rai 40 O 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 122 817 Phul Maya Rai 40 P 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091

123 463 Kinley Penjor 40 1 0.340 1,375.932 1,375.932 0.340 0.300 412.780 963.153 0.238 963.153 0.238 963.153 0.238

124 464 Thinley Wangchu 40 2 0.160 647.498 647.498 0.160 0.300 194.249 453.248 0.112 453.248 0.112 453.248 0.112 125 585 Domanti Chhetri 41 A 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 minimum plot size of 126 596 Mahindara Subiri 41 B 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted 41 E 0.100 404.686 0.000 0.000 0.000 737127 Dil Badhur Rai 566.560 0.140 0.300 169.968 396.592 0.098 396.592 0.098 396.592 0.098 42 0.040 161.874 0.000 0.000 0.000 minimum plot size of 128 740 Harka Maya Dahal 41 F 0.120 485.623 0.000 0.000 0.000 485.623 0.120 0.300 145.687 339.936 0.084 368.264 0.091 368.264 0.091 0.091acre should be alloted 129 831 Tshewang Lhamo 41 H 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 130 551 Ambir Bdr. Rai 42 1 0.300 1,214.058 0.000 0.000 0.000 1,214.058 0.300 0.300 364.217 849.841 0.210 849.841 0.210 849.841 0.210 131 72 Bakta Bahadur Dital 43 0.540 2,185.304 0.000 0.000 0.000 2,185.304 0.540 0.300 655.591 1,529.713 0.378 1,529.713 0.378 1,529.713 0.378 132 864 Padmey Rana 43 4 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 minimum plot size of 133 43 B 0.110 446.107 0.000 0.000 0.000 446.107 0.110 0.300 133.832 312.275 0.077 368.264 0.091 368.264 0.091 0.091acre should be alloted minimum plot size of 134 612 Meena Kumari Dhihal 43 C 0.100 404.686 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted 135 613 Khina Maya Dhital 43 D 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091

136 639 Mon Maya Bhasini Tra 43 F 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091

137 658 Sonam Norbu 43 H 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 138 43 I 0.720 2,912.656 0.000 0.000 0.000 2,912.656 0.720 0.300 873.797 2,038.859 0.504 2,038.859 0.504 2,038.859 0.504 139 43 J 0.507 2,052.774 0.000 0.000 0.000 2,052.774 0.507 0.300 615.832 1,436.942 0.355 1,436.942 0.355 1,436.942 0.355

Undersezed plot. Need 140 810 Chandra Maya Dhital 43 M 0.080 323.749 0.000 0.000 0.000 323.749 0.080 0.300 97.125 226.624 0.056 226.620 0.056 226.620 0.056 to consolidate with other undersized plots Sherchamthang Local Area Plan‐ Detailed Plan Appendices

Plot Reconfiguration for Shechangthang Local Area Plan Part of Plot Area Under (sq.m) Reallocated Plot Area Effective Developable Area Considered Land Sr. Thram Area Area Pooled Land to be No. of Owner Name SuffPlot Forest/ Hill Reserved Pooling sub-total Remarks No. No. River Bed (sq.m) reallocated Plots Slopes Govt. %age Acres Sq.m Sq.m Acres Sq.m Acres Sq.m Acres minimum plot size of 141 726 Papa Rinchen Sherpa 43 N 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted minimum plot size of 142 791 Nim Dorji Sherpa 43 O 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted 143 716 Harka Maya Dahal 43 P 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 minimum plot size of 144 792 Tenpa Sherpa 43 Q 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted minimum plot size of 145 788 Bal Bhadhur Pithakothi 43 R 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted minimum plot size of 146 790 Rabilal Katal 43 S 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted 147 766 Dhan Bhadhur Dital 43 T 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 148 546 Pasang Sherpini 43 2 0.500 2,023.430 0.000 0.000 0.000 2,023.430 0.500 0.300 607.029 1,416.401 0.350 1,416.401 0.350 1,416.401 0.350 1 2,091.294 0.517 149 51 Chandra man Rai 44 1.320 5,341.855 0.000 0.000 0.000 5,341.860 1.320 0.300 1,602.558 3,739.302 0.924 3,739.299 0.924 2 1,648.004 0.407

150 465 Zachoeleykhung (FCB) 44 A 2.780 11,250.271 0.000 0.000 0.000 11,250.271 2.780 0.300 3,375.081 7,875.190 1.946 7,875.190 1.946 7,875.190 1.946 151 771 Dal Bahadur Rai 44 C 1.000 4,046.860 0.000 0.000 0.000 4,046.860 1.000 0.300 1,214.058 2,832.802 0.700 2,832.802 0.700 2,832.803 0.700 1 2,812.318 0.695 152 772 Mongal Rai 44 D 1.230 4,977.638 0.000 0.000 0.000 4,977.638 1.230 0.300 1,493.291 3,484.346 0.861 3,484.342 0.861 2 672.024 0.166 153 878 Maker Singh Rai 44 K 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091

154 819 Passang Norbu Sherpa 44 G 0.150 607.029 0.000 0.000 0.000 809.372 0.200 0.300 242.812 566.560 0.140 1 566.560 0.140 566.560 0.140 155 819 Passang Norbu Sherpa 44 K 0.050 202.343 0.000 0.000 0.000

156 896 Pema Lhadon 44 L 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091

157 923 Mon Maya Pithakothi 44 M 0.260 1,052.184 0.000 0.000 0.000 1,052.184 0.260 0.300 315.655 736.529 0.182 736.529 0.182 736.529 0.182 minimum plot size of 158 867 Budhiman Chhetri 44 H 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted 1 1,166.700 0.288 159 44 I 0.776 3,138.928 0.000 0.000 0.000 3,138.928 0.776 0.300 941.678 2,197.250 0.543 2,197.251 0.543 2 1,030.551 0.255 minimum plot size of 160 44 J 0.107 431.589 0.000 0.000 0.000 431.589 0.107 0.300 129.477 302.113 0.075 368.264 0.091 368.264 0.091 0.091acre should be alloted 161 531 Durgi Maya Rai 44 5 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105

162 186 Bradilal Pokrel 45 2.000 8,093.720 0.000 6,054.530 0.000 2,039.190 0.504 0.300 611.757 1,427.433 0.353 1,427.430 0.353 1,427.430 0.353

46 163 205 Partal Kami 47 2.371 9,594.288 0.000 9,594.288 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0 0.000 0.000 0.000 0.000 48

164 578 Dil Bdr. Rai 75 1 0.300 1,214.058 0.000 0.000 0.000 1,214.058 0.300 0.300 364.217 849.841 0.210 849.841 0.210 849.841 0.210

165 420 Kul Bahadur Pandit 83/E 2.090 8,457.937 0.000 0.000 0.000 8,457.937 2.090 0.300 2,537.381 5,920.556 1.463 5,920.556 1.463 5,920.556 1.463

166 527 Chandra Bdr Panwa 82 C 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105

167 603 Kharka Bdr Rai 82 D 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 Sherchamthang Local Area Plan‐ Detailed Plan Appendices

168 74 Dal Bahadur Pangrel 83 1.400 5,665.604 0.000 0.000 0.000 5,665.604 1.400 0.300 1,699.681 3,965.923 0.980 3,965.923 0.980 3,965.923 0.980

169 15 Man Maya Pandey 83 A 1.961 7,934.289 0.000 7,934.289 0.000 0.000 0.000 0.300 0.000 0.000 0.000 0.000 0.000 0.000 0.000

170 575 Padam Lal Katel 83 C 0.200 809.372 0.000 0.000 0.000 809.372 0.200 0.300 242.812 566.560 0.140 566.560 0.140 566.560 0.140

minimum plot size of 171 929 Kharka Maya Khatiwara 83 L 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted

1 1,024.608 0.253

2 2,130.892 0.527 172 407 Man Bahadur Rai 84 2.000 8,093.720 0.000 0.000 0.000 8,093.720 2.000 0.300 2,428.116 5,665.604 1.400 5,665.604 1.400 3 1,531.816 0.379

4 978.288 0.242

173 508 Peljor 84 A 0.320 1,294.995 0.000 0.000 0.000 1,294.995 0.320 0.300 388.499 906.497 0.224 906.497 0.224 906.497 0.224 1 766.282 0.189 174 508 Peljor 84 B 0.920 3,723.111 0.000 0.000 0.000 3,723.111 0.920 0.300 1,116.933 2,606.178 0.644 2 1,225.912 0.303 2,606.178 0.644 3 613.984 0.152 175 759 Bisnu Maya Siwakothi 85 0.250 1,011.715 0.000 0.000 0.000 1,011.715 0.250 0.300 303.515 708.201 0.175 708.201 0.175 708.201 0.175

85 A 0.150 607.029 0.000 0.000 0.000 176 758 Devi Maya Siwakothi 1,011.715 0.250 0.300 303.515 708.201 0.175 708.200 0.175 708.200 0.175 87 B 0.100 404.686 0.000 0.000 0.000

177 760 Sabitara Siwakothi 85 B 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.921 0.105 424.921 0.105

Undersezed plot. Need 178 757 Padma Kumari Siwakothi 85 C 0.060 242.812 0.000 0.000 0.000 242.812 0.060 0.300 72.843 169.968 0.042 169.969 0.042 169.969 0.042 to consolidate with other undersized plots

179 85 D 0.134 542.275 0.000 0.000 0.000 542.275 0.134 0.300 162.682 379.592 0.094 379.592 0.094 379.592 0.094 1 1,679.736 0.415 180 I85 0.725 2,934.595 0.000 0.000 0.000 2,934.595 0.725 0.300 880.378 2,054.216 0.508 2,054.216 0.508 2 374.481 0.093 1 1,087.794 0.269 181 762 Drambar Kumar Siwakothi 87 1.130 4,572.952 0.000 0.000 0.000 4,572.952 1.130 0.300 1,371.886 3,201.066 0.791 3,201.067 0.791 2 2,113.273 0.522 minimum plot size of 182 760 Sabitara Siwakothi 87 A 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted 183 761 Bima Devi Siwakothi 87 C 0.250 1,011.715 0.000 0.000 0.000 1,011.715 0.250 0.300 303.515 708.201 0.175 708.201 0.175 708.201 0.175 184 89 I 0.713 2,886.850 0.000 0.000 0.000 2,886.850 0.713 0.300 866.055 2,020.795 0.499 2,020.795 0.499 2,020.795 0.499 185 51 Chandra man Rai 172 0.300 1,214.058 0.000 0.000 0.000 1,214.058 0.300 0.300 364.217 849.841 0.210 849.841 0.210 849.841 0.210 186 782 Drambar Kumari 172 C 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.921 0.105 424.921 0.105 187 773 Thinley Dorji 181 M 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 1 2,083.589 0.515 188 28 Parmila Raini 281 2.010 8,134.189 0.000 0.000 0.000 8,134.189 2.010 0.300 2,440.257 5,693.932 1.407 2 442.313 0.109 5,693.932 1.407 3 3,168.030 0.783 189 701 Indu Rai 281 A 0.200 809.372 0.000 0.000 0.000 809.372 0.200 0.300 242.812 566.560 0.140 566.560 0.140 566.560 0.140 190 679 Tashi Dendrup 281 B 0.260 1,052.184 0.000 0.000 0.000 1,052.184 0.260 0.300 315.655 736.529 0.182 736.530 0.182 736.530 0.182 Sherchamthang Local Area Plan‐ Detailed Plan Appendices

196 281 I 0.421 1,705.514 354.790 0.000 0.000 1,350.724 0.334 0.300 405.217 945.507 0.234 945.507 0.234 945.507 0.234

197 747 Rita Thapa 281 K 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091

198 755 Harka Badhur Rana 281 L 0.120 485.623 0.000 0.000 0.000 485.623 0.120 0.300 145.687 339.936 0.084 368.264 0.091 368.264 0.091

199 746 Gotu Rai 281 M 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.265 0.091 368.265 0.091

200 749 Puspa Rai 281 N 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 minimum plot size of 201 748 Gyen Badhur Rai 281 O 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted 202 801 Rupnarayen Mongar 281 P 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 203 803 Deukumar Rana 281 Q 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 204 802 Aimed Lepcha 281 R 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 205 217 Yeshey K Tshering 281 S 0.170 687.966 0.000 0.000 0.000 687.966 0.170 0.300 206.390 481.576 0.119 481.576 0.119 481.576 0.119 206 801 Rupnarayen Mongar 281 T 0.400 1,618.744 0.000 0.000 0.000 1,618.744 0.400 0.300 485.623 1,133.121 0.280 1,133.121 0.280 1,133.121 0.280 207 830 Doley Tshering 281 U 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 208 837 Damber Mani Rai 281 X 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 209 847 Rinchen Zangmo 281 Z 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 1 1,536.697 0.380 210 462 D. Wangdi 281 2 1.000 4,046.860 0.000 0.000 0.000 4,046.860 1.000 0.300 1,214.058 2,832.802 0.700 2 640.127 0.158 2,832.802 0.700 3 655.978 0.162 1 602.870 0.149 211 82 Sangye Dorji 282 2.600 10,521.836 615.512 0.000 0.000 9,906.324 2.448 0.300 2,971.897 6,934.427 1.714 2 4,951.907 1.224 6,934.427 1.714 3 1,379.650 0.341 212 580 Tika Ram Rai 282 B 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 213 544 Karma Tenzin 282 C 0.130 526.092 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 214 678 Sonam Tenzin 282 D 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.922 0.105 424.922 0.105 215 677 Sangay Chhodrup 282 E 0.260 1,052.184 0.000 0.000 0.000 1,052.184 0.260 0.300 315.655 736.529 0.182 736.529 0.182 736.529 0.182 216 719 Baghi Maya Pandi 282 F 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 217 691 Indra man Chetri 282 G 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 218 692 Pema Yangdon 282 H 0.260 1,052.184 0.000 0.000 0.000 1,052.184 0.260 0.300 315.655 736.529 0.182 736.529 0.182 736.529 0.182 219 690 Sangay Yuden 282 I 0.260 1,052.184 283.814 0.000 0.000 768.370 0.190 0.300 230.511 537.859 0.133 537.864 0.133 537.864 0.133 220 765 Sonam Tobgay 282 J 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.265 0.091 368.265 0.091 Sherchamthang Local Area Plan‐ Detailed Plan Appendices

223 774 Yangchen Pelden 282 N 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091

224 773 Thinley Dorji 282 M 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.265 0.091 368.265 0.091 1 368.264 0.091 225775 Tashi Chophel 282 O 736.529 0.182 736.530 0.182 0.260 1,052.184 0.000 0.000 0.000 1,052.184 0.260 0.300 315.655 2 368.266 0.091 226 82 Sangye Dorji 283 0.710 2,873.271 162.881 0.000 0.000 2,710.390 0.670 0.300 813.117 1,897.273 0.469 1,897.274 0.469 1,897.274 0.469 minimum plot size of 227 82 Pema Namgyel 283 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted

228 625 Sonam Phuntsho 283 B 0.260 1,052.184 0.000 0.000 0.000 1,052.184 0.260 0.300 315.655 736.529 0.182 736.529 0.182 736.529 0.182

229 643 Namkha Lhamo 283 C 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091

230 491 Thinley Wangmo 283 C 0.150 607.029 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 231 497 Kinley Wangmo 283 D 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 minimum plot size of 232 498 Thukla 283 E 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted minimum plot size of 233 487 Chogyel 283 F 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted minimum plot size of 234 486 Choki Norbu 283 G 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted 235 592 Gokul Singh Kafley 283 I 0.200 809.372 0.000 0.000 0.000 809.372 0.200 0.300 242.812 566.560 0.140 566.560 0.140 566.560 0.140 236 537 Hasta Bdr 283 J 0.200 809.372 0.000 0.000 0.000 809.372 0.200 0.300 242.812 566.560 0.140 566.560 0.140 566.560 0.140

283 K 0.130 526.092 0.000 0.000 0.000 237 576 Tulmaya Lunggili 1,011.715 0.250 0.300 303.515 708.201 0.175 708.209 0.175 708.209 0.175 283 T 0.120 485.623 0.000 0.000 0.000 minimum plot size of 238 538 Santa Kumar Samal 283 M 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted minimum plot size of 239 565 Deki Pemo 283 N 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted 240 502 Sonam 283 O 0.300 1,214.058 0.000 0.000 0.000 1,214.058 0.300 0.300 364.217 849.841 0.210 849.841 0.210 849.841 0.210 241 525 Phuentsho Wangmo 283 P 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 242 662 Choni Dorji 283 P 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 243 524 Kezang Wangchuck 283 Q 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 244 526 Tashi Yuden 283 R 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 minimum plot size of 245 577 Nabin Kesar Rai 283 S 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted 246 591 Thukla 283 U 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.921 0.105 424.921 0.105 247 624 Wangchuk Dema 283 W 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.266 0.091 368.266 0.091 248 636 Kinley Tenzin 283 X 0.200 809.372 0.000 0.000 0.000 809.372 0.200 0.300 242.812 566.560 0.140 566.560 0.140 566.560 0.140 Sherchamthang Local Area Plan‐ Detailed Plan Appendices

249 283 Z 0.162 654.479 0.000 0.000 0.000 654.479 0.162 0.300 196.344 458.135 0.113 458.135 0.113 458.135 0.113 1 2,378.635 0.588 250 13 Padam Bahadur Bomjan 284 1.550 6,272.633 0.000 0.000 0.000 6,272.633 1.550 0.300 1,881.790 4,390.843 1.085 4,390.843 1.085 2 2,012.208 0.497 284 D 0.080 323.749 251 602 Lobzang Yuden 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 284 E 0.070 283.280 284 A 0.150 607.029 252 553 Tashimo 0.000 0.000 0.000 1,011.715 0.250 0.300 303.515 708.201 0.175 708.201 0.175 708.201 0.175 284 U 0.100 404.686

253 582 Makar Shing Rai 284 B 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 254 622 Ugyen Tenzin 284 C 0.300 1,214.058 0.000 0.000 0.000 1,214.058 0.300 0.300 364.217 849.841 0.210 849.840 0.210 849.840 0.210 255 603 Kharka Bahadur Rai 284 I 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.921 0.105 424.921 0.105 256 619 Kuenley Budar 284 F 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105

257 642 Deki Chhoden 284 G 0.500 2,023.430 0.000 0.000 0.000 2,023.430 0.500 0.300 607.029 1,416.401 0.350 1,416.402 0.350 1,416.402 0.350

258 623 Ngawang Phuntsho 284 H 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105

259 667 Dhan Bahadur Tamang 284 J 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 260 620 Suriya Bahadur Rai 284 K 0.260 1,052.184 0.000 0.000 0.000 1,052.184 0.260 0.300 315.655 736.529 0.182 736.529 0.182 736.529 0.182 (Chamling) 261 603 Kharka Bahadur Rai 284 P 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.921 0.105 424.921 0.105 262 641 Karma Sherap 284 Q 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.921 0.105 424.921 0.105 263 640 Sonam Wangmo 284 R 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 264 648 Pema Zangmo 284 S 0.250 1,011.715 0.000 0.000 0.000 1,011.715 0.250 0.300 303.515 708.201 0.175 708.202 0.175 708.202 0.175 265 700 Ram Bahadur Rai 284 T 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 266 644 Deki 284 Z 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105

1 3,200.009 0.791 267 60 Sarharman Rai 285 1.630 6,596.382 0.000 0.000 0.000 6,596.382 1.630 0.300 1,978.915 4,617.467 1.141 4,617.479 1.141 2 1,417.470 0.350

1 1,100.006 0.272

2 1,274.157 0.315

268 69 Anil Kumar Sunar 286 2.660 10,764.648 0.000 0.000 0.000 10,764.648 2.660 0.300 3,229.394 7,535.253 1.862 3 368.266 0.091 7,535.253 1.862

4 2,642.595 0.653

5 2,150.231 0.531 minimum plot size of 269 875 Kelzang Dema 286 E 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted 270 472 Norbu Drukpa 287 1.000 4,046.860 0.000 0.000 0.000 4,046.860 1.000 0.300 1,214.058 2,832.802 0.700 2,832.802 0.700 2,832.802 0.700 271 287 I 1.211 4,901.959 726.435 0.000 0.000 4,175.524 1.032 0.300 1,252.657 2,922.867 0.722 2,922.869 0.722 2,922.869 0.722 1 1,379.618 0.341 272 12 Radhika Karki 288 2.730 11,047.928 0.000 0.000 0.000 11,047.928 2.730 0.300 3,314.378 7,733.549 1.911 2 5,187.539 1.282 7,733.551 1.911 3 1,166.394 0.288 minimum plot size of 273 490 Ugyen Tshering 288 B 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted Sherchamthang Local Area Plan‐ Detailed Plan Appendices

274 826 Chandra Maya Karki 288 D 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 275 638 Lachhi Maya Gura Gai 288 E 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 276 581 Ganga Maya Adhikari 288 F 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105

277 572 Trek Bahadhur Rai 288 G1 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 736.529 0.182 278 572 Trek Bahadhur Rai 288 G2 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091

279 598 Pushpa Rai 288 H 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 280 632 Mindu 288 I 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 281 637 Hari Parsad Neupani 288 J 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 282 718 Tshewang Tashi 288 K 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 283 288 L 0.136 550.345 0.000 0.000 0.000 550.345 0.136 0.300 165.104 385.242 0.095 385.242 0.095 385.242 0.095 284 614 Muni Chhetri 288 M 0.260 1,052.184 0.000 0.000 0.000 1,052.184 0.260 0.300 315.655 736.529 0.182 736.529 0.182 736.529 0.182 285 665 Thinley Gyeltshen 288 M 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 286 664 Sonam Chhoden 288 N 0.140 566.560 0.000 0.000 0.000 566.560 0.140 0.300 169.968 396.592 0.098 396.592 0.098 396.592 0.098 minimum plot size of 287 288 O 0.116 467.427 0.000 0.000 0.000 467.427 0.116 0.300 140.228 327.199 0.081 368.264 0.091 368.264 0.091 0.091acre should be alloted 288 670 Thugji Pem 288 P 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 289 683 Rekha Karki 288 Q 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 290 681 Raju Karki 288 R 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 minimum plot size of 291 672 Lhamo 288 S 0.120 485.623 0.000 0.000 0.000 485.623 0.120 0.300 145.687 339.936 0.084 368.264 0.091 368.264 0.091 0.091acre should be alloted 292 686 Roma Kumari Kafley 288 T 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 293 682 Milan Karki 288 U 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 294 685 Neta Kumari Kafley 288 V 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 295 704 Durga Devi Pardhen 288 W 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 296 706 Sarawati Pradhen 288 X 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 297 705 Suman Pradhen 288 Y 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.265 0.091 368.265 0.091 298 707 Dhan Kumang Pradhen 288 Z 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 299 776 Sonam Choki 289 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 1 1,407.379 0.348 300 579 Jit Bdr Rai 289 1.2805,179.981 0.000 0.000 0.000 5,179.981 1.280 0.300 1,553.994 3,625.987 0.896 2 1,807.141 0.447 3,625.987 0.896 3 411.467 0.102 301 533 Prakash Pradhan 289 A 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 302 549 Bikash Thapa 289 B 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 303 482 Dasho Pasang Thinlay 289 C 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 304 481 Jamtsho 289 D 0.200 809.372 0.000 0.000 0.000 809.372 0.200 0.300 242.812 566.560 0.140 566.560 0.140 566.560 0.140

289 E 0.200 809.372 305 479 Dorji Drukpa 0.000 0.000 0.000 971.246 0.240 0.300 291.374679.872 0.168 679.872 0.168 679.872 0.168 289 Z 0.040 161.874 306 695 Karma Choden 289 F 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 307 486 Divika Thapa 289 G 0.150 607.029 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 308 488 Surveyor General Sithar 289 H 0.200 809.372 0.000 0.000 0.000 809.372 0.200 0.300 242.812 566.560 0.140 566.560 0.140 566.560 0.140 Namgye Sherchamthang Local Area Plan‐ Detailed Plan Appendices

309 495 Pema Sherpa 289 I 0.200 809.372 0.000 0.000 0.000 809.372 0.200 0.300 242.812 566.560 0.140 566.560 0.140 566.560 0.140 minimum plot size of 310 496 Jampel Dorji 289 J 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted minimum plot size of 311 494 Nado 289 K 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted minimum plot size of 312 500 Kinlay Wangchuk 289 L 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted 313 528 Dhan Maya Sinchuri 289 M 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 minimum plot size of 314 536 Harka Bdr Rai 289 N 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted 315 563 Phurpa Sonam Sherpa 289 O 0.050 202.343 0.000 0.000 0.000 202.343 0.050 0.300 60.703 141.640 0.035 141.640 0.035 141.640 0.035 316 542 Sonam Jatsho 289 P 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 minimum plot size of 317 550 Ganesham Adhikari 289 P 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted minimum plot size of 318 599 Samsher Rai 289 Q 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted 319 489 Dechen Pelden 289 Q 0.200 809.372 0.000 0.000 0.000 809.372 0.200 0.300 242.812 566.560 0.140 566.560 0.140 566.560 0.140 320 634 Karma Thinley 289 R 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.921 0.105 424.921 0.105 321 618 Sonam Zangpo 289 S 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 minimum plot size of 322 615 Mukid 289 U 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted minimum plot size of 323 617 Thugten Norbu 289 V 0.100 404.686 0.000 0.000 0.000 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted 324 616 Chimi Zangmo 289 W 0.260 1,052.184 0.000 0.000 0.000 1,052.184 0.260 0.300 315.655 736.529 0.182 736.529 0.182 736.529 0.182 325 626 Pema 289 X 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 1 1,799.689 0.445 326 517 Deki 290 2.620 10,602.773 2,017.109 0.000 0.000 8,585.664 2.122 0.300 2,575.699 6,009.965 1.485 2 3,403.299 0.841 6,009.965 1.485 3 806.977 0.199 327 517 Deki 290 B 0.500 2,023.430 0.000 0.000 0.000 2,023.430 0.500 0.300 607.029 1,416.401 0.350 1,416.401 0.350 1,416.401 0.350 328 508 Peljor 291 C 0.500 2,023.430 0.000 0.000 0.000 2,023.430 0.500 0.300 607.029 1,416.401 0.350 1,416.401 0.350 1,416.401 0.350 1 2,454.955 0.607 329 508 Peljor B291 1.290 5,220.449 0.000 0.000 0.000 5,220.449 1.290 0.300 1,566.135 3,654.315 0.903 3,654.315 0.903 2 1,199.360 0.296 330 292 4.681 18,945.143 0.000 0.000 18,945.143 0.000 0.000 0.300 0.000 0.000 0.000 0.000 0.000 0.000 0.000 331 863 Nandalal Rai 292 H 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105

332 860 Rabilal Rai 292 F 0.110 445.155 0.000 0.000 0.000 445.155 0.110 0.300 133.546 311.608 0.077 368.264 0.091 368.264 0.091 333 331 0.155 628.962 0.000 0.000 0.000 628.962 0.155 0.300 188.688 440.273 0.109 440.273 0.109 440.273 0.109 334 815 Chandra Mani Pandit 340 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 335 825 Anu Geri 400 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 336 715 Nyingku 444 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.264 0.091 368.264 0.091 337 849 Choni Zangpo 445 0.150 607.029 0.000 0.000 0.000 607.029 0.150 0.300 182.109 424.920 0.105 424.920 0.105 424.920 0.105 338 696 Peljor 777 0.130 526.092 0.000 0.000 0.000 526.092 0.130 0.300 157.828 368.264 0.091 368.267 0.091 368.267 0.091 Sherchamthang Local Area Plan‐ Detailed Plan Appendices

339 675 Budhi Maya Tamang 888 0.250 1,011.718 186.725 0.000 0.000 824.992 0.204 0.300 247.498 577.495 0.143 577.498 0.143 577.498 0.143 minimum plot size of 340 874 Tsheten Norbu 988 C 0.100 404.686 404.686 0.100 0.300 121.406 283.280 0.070 368.264 0.091 368.264 0.091 0.091acre should be alloted 341 Department of Roads 0.140 566.560 0.000 0.000 566.560 0.140 0.300 169.968 396.592 0.098 396.592 0.098 396.592 0.098 156.371 632,810.924 21,254.842 24,387.027 50,705.714 536,463.229 132.563 160,938.969 375,524.260 92.794 379,009.922 93.655 379,009.923 93.655

No information plots minimum plot size of 1 NI-01 (No Plot Information) NI 1 0.117 473.509 0.000 0.000 0.000 473.509 0.117 0.300 142.053 331.456 0.082 368.265 0.091 368.265 0.091 0.091acre should be alloted 2 NI-02 (No Plot Information) NI 2 0.169 685.869 0.000 0.000 0.000 685.869 0.169 0.300 205.761 480.108 0.119 480.108 0.119 480.108 0.119 3 NI-03 (No Plot Information) NI 3 0.150 605.983 0.000 0.000 0.000 605.983 0.150 0.300 181.795 424.188 0.105 424.118 0.105 424.118 0.105 minimum plot size of 4 NI-04 (No Plot Information) NI 4 0.118 478.436 0.000 0.000 0.000 478.436 0.118 0.300 143.531 334.905 0.083 368.264 0.091 368.264 0.091 0.091acre should be alloted 1 1,363.615 0.337 5 NI-05 (No Plot Information) NI 5 0.731 2,959.737 0.000 0.000 0.000 2,959.737 0.731 0.300 887.921 2,071.816 0.512 2,071.816 0.512 2 708.201 0.175 6 NI-06 (No Plot Information) NI 6 0.204 827.471 0.000 0.000 0.000 827.471 0.204 0.300 248.241 579.230 0.143 579.230 0.143 579.230 0.143 7 NI-07 (No Plot Information) NI 7 0.284 1,149.096 0.000 0.000 0.000 1,149.096 0.284 0.300 344.729 804.367 0.199 804.367 0.199 804.367 0.199 8 NI-08 (No Plot Information) NI 8 0.284 1,149.096 0.000 0.000 0.000 1,149.096 0.284 0.300 344.729 804.367 0.199 804.367 0.199 804.367 0.199

9 NI-09 (No Plot Information) NI 9 0.054 220.459 0.000 0.000 0.000 Undersized plot. Need 476.416 0.118 0.300 142.925 333.491 0.082 333.490 0.082 333.490 0.082 to consolidate with 10 NI-10 (No Plot Information) NI 10 0.063 255.957 0.000 0.000 0.000 other undersized plots

11 NI-11 (No Plot Information) NI 11 0.892 3,609.327 0.000 3,609.327 0.000 0.000 0.000 0.300 0.000 0.000 0.000 0.000 0.000 0.000 0.000 12 NI-12 (No Plot Information) NI 12 0.142 573.675 0.000 0.000 0.000 573.675 0.142 0.300 172.103 401.573 0.099 401.574 0.099 401.574 0.099

Undersized plot. Need 13 NI-13 (No Plot Information) NI 13 0.058 233.748 0.000 0.000 0.000 233.748 0.058 0.300 70.125 163.624 0.040 163.624 0.040 163.624 0.040 to consolidate with other undersized plots

Undersezed plot. Need 14 NI-14 (No Plot Information) NI 14 0.073 294.314 0.000 0.000 0.000 294.314 0.073 0.300 88.294 206.020 0.051 206.020 0.051 206.020 0.051 to consolidate with other undersized plots

15 NI-16 (No Plot Information) NI 15 0.249 1,006.640 0.000 0.000 0.000 1,006.640 0.249 0.300 301.992 704.648 0.174 704.648 0.174 704.648 0.174 3.589 14,523.318 0.000 3,609.327 0.000 10,913.991 2.697 3,274.197 7,639.794 1.888 7,709.892 1.905 7,709.892 1.905

Service Plots (Sq.m) Service Plots (Sq.m) Open Spaces (Sq.m) Open Spaces (Sq.m) Amenity Plots (sq.m) Footpath 5979.29 S1 149.615 S13 246.108 OS1 246.762 OS11 6474.608 A1 Taxi Parking 498.813 S2 151.866 S14 206.928 OS2 250.033 OS12 336.104 A2 Car Parking 1074.380 S3 108.046 S15 118.132 OS3 319.087 OS13 306.010 A3 Taxi Parking 1314.050 Parking for S4 83.507 S16 50.342 OS4 6087.390 OS14 411.218 A4 sports 466.755 complex Community S5 129.117 S17 158.452 OS5 231.331 OS15 3902.553 A5 2682.794 Hall Primary S6 67.708 S18 248.263 OS6 296.841 Total 22192.918 A6 6042.869 School S7 170.772 S19 54.134 OS7 1046.371 A7 2728.665 Sherchamthang Local Area Plan‐ Detailed Plan Appendices

8.0 REFERENCES

McKee, S (1984) Urbanization and Urban Planning in Bhutan, United Nations Centre for Human Settlements (Habitat)

Royal Government of Bhutan (1996) National Report to Habitat-two, A City Summit, Bhutan

Department of Urban Development and Housing (1999) Planning Standards for Urban Settlements in Bhutan, Ministry of Communication, Bhutan

Department of Urban Development and Housing (1999) Bhutan Municipal Act 1999, Ministry of Communication, Bhutan

DANIDA (2000) Housing Finance for Low Income Groups, Danish Ministry of Foreign Affairs/ Ministry of Communication, Bhutan

Department of Urban Development and Housing (2000) Bhutan Building Rules 2000, Ministry of Communication, Bhutan

Christopher Charles Benninger Architects Pvt. Ltd. (2002) Thimphu Structure Plan, Thimphu

Christopher Charles Benninger Architects Pvt. Ltd. (2002) Jongshina Local Area Plan, Thimphu

Benninger Architectonics USA Inc. (2004) Gelephu Structure Plan, Bhutan

Benninger Architectonics USA Inc. (2004) Samtse Structure Plan, Bhutan

Department of Urban Development and Housing (2004) Development Control Rules for Thimphu, Ministry of Works and Human Settlements, Bhutan

Royal Government of Bhutan (2005), Population and Housing Census of Bhutan 2005, Office of the Census Commissioner, Thimphu, Bhutan

Royal Government of Bhutan (2008), Bhutan National Urbanization Strategy 2008, Ministry of Works and Human Settlements

Royal Government of Bhutan (2009), Statistical Yearbook of Bhutan 2009, National Statistical Bureau

Royal Government of Bhutan (2009), The Land Pooling Rules of the Kingdom of Bhutan 2009, Ministry of Works and Human Settlements, Bhutan

Royal Government of Bhutan (2009), Proposed Draft of Local Government Act 2009, Ministry of Works and Human Settlements, Bhutan

104