DEVELOPMENT PLAN FOR ROHRU PLANNING AREA - 2031

CONTENTS

FOREWORD ...... 69-7

CHAPTER -1 ...... 8-9 CHAPTER –2 ...... 10-11 TOWN OVER TIME 2.1 NOMENCLATURE 2.2 LOCATION OF PHYSICAL SETTING 2.3 MUNICIPAL COUNCIL 2.4 STATUS OF TOWN

CHAPTER –3 ...... 12-13 PLANNING AREA

CHAPTER- 4 ...... 14-16 REGIONAL SCENARIO 4.1 ROHRU REGION 4.2 REGIONAL LINKAGES 4.3 REGIONAL RESOURCES 4.4 REGIONAL ATTRACTIONS 4.5 REGIONAL IMPERATIVES

CHAPTER -5 ...... 17-19 PHYSICAL AND ENVIRONMENTAL CONSIDERATIONS 5.1 PHYSICAL DETERIORATION-A PRIME CONCERN 5.2 MOUNTING PRESSURE OVER INFRASTRUCTURE 5.3 LAND USE AND ZONING 5.4 NATURAL HAZARDS 5.5 ENVIRONMENTAL POLLUTION 5.6 GEOLOGICAL STRUCTURE 5.7 CLIMATIC VARIATION 5.8 IMPERATIVES

CHAPTER 6 ...... 20-28 DEMOGRAPHIC CHARACTERISTICS 6.1 POPULATION 6.2 HOUSEHOLD SIZE 6.3 RURAL AND URBAN POPULATION OF ROHRU PLANNING AREA 6.4 LITERACY 6.5 OCCUPATIONAL STRUCTURE 6.6 POPULATION ANTICIPATION 6.7 IMPERATIVES

CHAPTER -7 ...... 29-33 HOUSING 7.1 HOUSING 7.2 SPATIAL EXPANSION OF BUILT UP AREAS 7.3 HOUSING CHARACTERISTICS

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DEVELOPMENT PLAN FOR ROHRU PLANNING AREA - 2031

7.4 USE OF BUILDINGS 7.5 OWNERSHIP STATUS 7.6 CRITICAL HOUSING ISSUE 7.7 IMPERATIVES

CHAPTER - 8 ...... 34-38 TRADE AND COMMERCE 8.1 BACKGROUND 8.2 SPATIAL DISTRIBUTION OF SHOPS 8.3 WHOLESALE TRADING CENTRES 8.4 SHOPPING AREAS AND MARKET CENTRES 8.5 AGE OF ESTABLISHMENT 8.6 VEHICLE OWNERSHIP 8.7 SOLID WASTE 8.8 STREET VENDORS 8.9 IMPERATIVES

CHAPTER 9 ...... 39 TOURISM AND BUILT HERITAGE 9.1 TOURISM SCENARIO 9.2 GLIMPSE OF TOURISM INFRASTRUCTURE 9.3 LOCAL TOURIST ATTRACTIONS 9.4 REGIONAL TOURIST ATTRACTIONS 9.5 ECO- TOURISM POTENTIAL AND PROSPECTUS IN ROHRU PLANNING AREA 9.6 POTENTIAL SITES TO PROMOTE ECO TOURISM ACTIVITIES 9.7 BUILT HERITAGE AND CONSERVATION

CHAPTER -10 ...... 45-49 FACILITY AND SERVICES 10.1 EDUCATION 10.2 MEDICAL FACILITIES/ HOSPITALS 10.3 TELEGRAPH AND COMMUNICATION 10.4 FIRE FIGHITING 10.5 BANKING 10.6 IMPERATIVES

CHAPTER -11 ...... 500-51 GOVERNMENT OFFICES AND INSTITUTIONS 11.1 SPATIAL DISTRIBUTION OF GOVERNMENT OFFICES 11.2 PARKING 11.3 OTHER FACILITIES AND AMENITIES 11.4 IMPERATIVES

CHAPTER -12 ...... 522-57 BASIC INFRASTRUCTURE 12.1 WATER SUPPLY 12.2 SEWERAGE SYSTEM 12.3 SOLID WASTE 12.4 ELECTRICITY 12.5 TELECOMMUNICATION

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DEVELOPMENT PLAN FOR ROHRU PLANNING AREA - 2031

CHAPTER -13 ...... 598-63 TRAFFIC AND TRANSPORTATION 13.1 ROAD NETWORK 13.2 ARTERIAL ROADS 13.3 TRANSPORTATION 13.4 GROWTH OF VEHICLES 13.5 TRAFFIC VOLUME 13.6 TERMINALS 13.7 MAJOR CONCERNS 13.8 IMPERATIVES

CHPATER-14 ...... 654-67 EXISTING LAND USE 14.1 RESIDENTIAL USE 14.2 COMMERCIAL USE 14.3 INDUSTRIAL USE 14.4 GOVERNMENT, SEMI- GOVERNMENT AND FACILITY AND SERVICES 14.5 PARKS AND OPEN SPACES 14.6 TRAFFIC AND TRANSPORTATION 14.7 AGRICULTURE/ FOREST AND BARREN LAND 14.8 WATER BODIES

CHAPTER-15 ...... 698-72 PROJECTIONS AND REQUIREMENTS 15.1 PERSPECTIVE 15.2 HARD REALITY 15.3 REGIONAL CONTEXT 15.4 POPULATION PROJECTION 15.5 DEVELOPMENTAL PROPOSAL 15.6 LANDUSE ANTICIPATION

CHAPTER -16 ...... 743-77 DEVELOPMENT PROPOSAL 16.1 PERCEPTION 16.2 IMPERATIVES 16.3 PROPOSED LAND USE STRUCTURE

CHAPTER- 17 ...... 798-82 PLAN IMPLEMENTATION 17.1 PERCEPTION 17.2 PHASING 17.3 PHASING 17.4 FINANCING AND RESOURCE GENERATION 17.5 COSTING 17.6 FINANCING AND RESOURCE GENERATION 17.7 IMPLEMENTATION

CHAPTER –18 ...... 83-141 PLANNING AND DEVELOPMENT REGULATIONS 18.1 PROCEDURE 18.2 GENERAL REGULATIONS 18.3 SUB-DIVISIONOF LAND REGULATIONS 18.4 REGULATIONS FOR EACH LAND USE ZONE

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18.5 REGULATIONS FOR EXEMPTED AREA 18.6 EASE OF DOING BUSINESS 18.7 ABADI DEH 18.8 RIVER FRONT AREA 18.9 FOREST AREA 18.10INFORMATION TECHNOLOGY PARKS REGULATIONS 18.11 SOLAR PASSIVE BUILDING DESIGN REGULATIONS 18.12 BARRIER FREE REGULATIONS FOR PWD (PERSONS WITH DISABILITIES) 18.13 REGULATIONS FOR COLLECTION OF RAIN WATER 18.14 REGULATIO FOR DEVELOPMENT OF APARTMENTS & COLONIES 18.15 REGULATIONS FOR INSTALLATION OF COMMUNICATION TOWERS

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DEVELOPMENT PLAN FOR ROHRU PLANNING AREA - 2031

FOREWORD

Rohru town is situated on the right bank of River Pabbar in the interior Himalayan region at a distance of 130 Kms. away from the Shimla city, in the northeast direction. It is well known for its rich cultural heritage and majestic historical monuments. It served as trade and commerce centre from times immemorial. The town has potential for development as regional centre by virtue of its location on the State Highway-10 amidst rich horticultural hinterland. Town has status of a Municipal Council. It is having population of 9501 persons as per Census 2011 and is one of the fastest growing towns in Shimla District. Due to rapid urbanisation in town as well as its vicinity, ribbon development along the State Highway No.10, and roads connecting to Chirgaon in northeast and Rampur in north, is picking up pace. Rohru town under ever mounting development pressure is rapidly losing its carrying capacity and thereby leading to environmental crisis. A perspective Development Plan has been prepared to combat these problems. This Development Plan paves the way for preservation of vital character of Rohru town by ensuring proper upkeep of Heritage and Environment with participation of stakeholders. In order to ensure planned and regulated growth of Rohru Planning Area, Government of Himachal Pradesh extended the Himachal Pradesh Town and Country Planning Act, 1977 vide Notification No. PWD (B&R)(B) 4 (ii)-6/84 dated 0.1.07.1986. Subsequently, existing landuse of this Planning area was prepared and adopted/ frozen on 27.7.1988. Draft Development Plan for Rohroo Planning area is now devised for ensuring planned development till the year 2031. An area of 600.91 hectares has been taken in to account for formulation of this Development Plan, which includes Municipal Council area and three revenue villages namely, Gantoli, Annu and Bakhirna surrounding the Municipal Council.

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DEVELOPMENT PLAN FOR ROHRU PLANNING AREA - 2031

Prepared for an anticipated population of 14,785 persons by year 2031, the document envisages major proposals like construction of circular bye pass, Transport Nagar, Car, Bus and Truck Terminals, Warehousing and Whole sale market, which are to be implemented either through financial patronage of State Government or through Public Private Partnership (PPP) mode on the BOT basis, as Rohru has a very high potential for these activities. The implementation of Development Plan has been proposed to be regularly monitored by an apex coordination committee of related stakeholder Departments. The implementation of development plan has been contemplated in a phased manner by integrating it as part of Five Year Plans system and keeping in view development priorities to meet needs of growing town as well as regional dependent population. Zoning and sub-Division regulations have also been framed to achieve objectives of planned and regulated growth.

Place : Director, Dated : Town & Country Planning Deptt., Shimla-9.

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DEVELOPMENT PLAN FOR ROHRU PLANNING AREA - 2031

CHAPTER 1 CONTEXT

1.1 Located at the confluence of River Pabbar and Shikdu Nullah and sprawling along the right bank of River Pabbar, Rohru is the one of the growing urban centre of Shimla District. Amidst the rich agricultural hinterland, it is expanding by leaps and bounds. With a panoramic view of mountains all around, it has fascinating setting. It acts as a base station for interior areas of Shimla District namely, Chirgaon, Dodraqwar on one hand and for neighboring state of Uttarakhand on the other. A lot of ribbon development is taking place along the roads. In order to regulate the development in accordance with potentials of the town and its propensities, a perspective Development Plan for the year 2031 is required to be prepared.

1.2 In order to prepare a technically viable document, acceptable to the masses, three deliberations with the public, grass root functionaries, public representatives and Non- Government Organizations have been organized in Rohru Planning Area to obtain their opinions on problems and Emerging Rohru Town overflowing at seams possible remedial measures/ solutions to the same.To examine the quantitative and qualitative aspects of various land uses, development activities, problems and potentialities of the Rohru Planning Area both, primary and secondary sources of data have been collected. Which form the basis for working out future requirements of space for various activities and proportionate infrastructure for both physical and socio-economic sector.

1.3 The Development Plan prepared has envisaged implementation of Plan through the Development Authority and Local Bodies. The provisions of Development Plan have been, envisaged to be implemented through limited acquisition of land for roads and public/semi – public uses through Land Pooling and Re-constitution mechanism. In order to ensure social acceptability development proposals have been worked out in accordance with changing requirements and aspirations of local stakeholders. The Plan has been prepared on the physical survey map of 2004-05 and on the basis of

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DEVELOPMENT PLAN FOR ROHRU PLANNING AREA - 2031

findings of socio-economic surveys and studies and subsequent revisions done from time to time.

1.4 The Development Plan aims at Planned and Regulated Development with the objectives of Zoning of land use, provision of infrastructure, preservation of the character of the landscape, areas of natural beauty, renewal of areas in need of re-generating, preservation of heritage, monuments, structures, improvement and extension of re-creational facilities, location and future development pattern.

1.5 This Development Plan is a strategic policy document setting out an overall strategy for the proper planning and sustainable development of Rohru town for the plan period 2011-2031.

Insensitive, unplanned and haphazard development in Rohru Town

1.6 As the Development Plan is a document of people, community, Government and all democratic institutions including Local Bodies, the same are, therefore, required to come forward for its implementation. Execution of this Development Plan has to be ensured by Land Pooling and Re-constitution Mechanism by coordinated efforts of the land owners, Development Authority, Revenue Department, Panchayats and Infrastructural Departments. Besides land owners, Nagar Parishad, Development Authority, and Gram Panchayats shall be responsible for creation of service land.

1.7 Rohru being a potential tourist and multi-functional town, financing of Plan is required to be geared by the Development Authority by raising resources from the betterment levies on development pursuits. The development that has come up along the State Highway and public roads is required to be suitably charged.

1.8 The role of this Development Plan is to ensure orderly and progressive development of both rural and urban areas in Rohru Planning Area in order to secure a proper balance between the competing demands for the use of land.

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DEVELOPMENT PLAN FOR ROHRU PLANNING AREA - 2031

CHAPTER –2 TOWN OVER TIME

2.1 NOMENCLATURE Rohru was part of Bushahr State and founded during the period of Raja Padam Singh in 18th century. Besides, town is dotted with numerous temples majority of which belong to Lord Ram and Lord Shiva with rich manifestation of hill architecture design elements including stone roofs and windows. In Bushahr State, Rohru town was famous for exchange of goods and services with different parts of the state as well as Indian plains. The State level Shikdu fair and other festivals are organized in Rohru with great enthusiasm.

2.2 LOCATION OF PHYSICAL SETTING A Chunk of flat surface Rohru Planning Area is bounded by high mountains with height ranging between 3000-4220 meters. Geographically, it is located at 310.12‘30‖North latitude and 770.45‘ East Longitude at an altitude of 1525 meters above the Mean Sea Level. It has magnificent geographical entities, comprising of rivers, valleys, mountains and various types of vegetation including medicinal plants and herbs.

2.3 MUNICIPAL COUNCIL The Nagar Panchayat Rohru was constituted in March 1978 with an area of 1.28 Sq.kms. As per census year 2011, town has seven wards accommodating population of 6,875 persons. On an average population in each ward are around 982 persons. Besides, there are 1652 households; therefore, on an average household size is 4.2 persons. As per state level Urban Statistics, 2013, Rohru town is most densely populated town of the state with a density of 6425 persons/sq.km. Rohru is one of the fast growing and over active town in the Shimla District. In order to cater and manage critical urban issues, the Nagar Panchayat was upgraded to the level of Municipal Council on 25.11.2009 and provided with adequate technical manpower and resources for ensuring efficient urban management and sustainable development of Rohru town.

2.4 STATUS OF TOWN Rohru town is enjoying the administrative status of a Municipal Council. Town is growing by leaps and bounds by dint of rapidly increasing decadal population, urbanisation pressure and massive influx of rural migration. Town is not expanding in consonance with the provisions of Himachal Pradesh Town & Country Planning Act 1977. The Act was extended in 1986 and Planning Area was frozen. Yet development pattern along the State

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DEVELOPMENT PLAN FOR ROHRU PLANNING AREA - 2031

Highways and local road is emerging in form of uncontrolled strip manner. Construction and design of houses are not ensured as per seismically resistant norms as prescribed in the National Building Code (NBC). District Shimla comes under seismic zone IV from deformation of tectonic activities point of view. Provisions of town planning principles are grossly violated. There is no urban use zoning for ascertaining planned and regulated development. Haphazard concrete construction across the town in an unplanned manner is a major concern. Rohru town is facing worse conditions and losing its carrying capacity, besides bearing mounting pressure over infrastructure and thus becoming prey of consumerism forces.

Keeping this in view and to ensure planned and regulated development of Rohru town, this Development Plan has been conceived for the Plan period up to 2031. Future development shall be regulated in purview of this strategic policy document. Schemes and programme are framed for urban renewable, fringe area and urban slum development. Development shall not be allowed without considering its environs, as larger part of Rohru Planning Area is highly eco-sensitive. This is a legal document to guide common masses, Local Bodies, Development Authorities and Government agencies.

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DEVELOPMENT PLAN FOR ROHRU PLANNING AREA - 2031

CHAPTER –3

PLANNING AREA

In order to ensure planned and regulated growth Government of Himachal Pradesh extended the Himachal Pradesh Town and Country Planning Act, 1977 in Rohru Area vide Notification No. PBW (B&R) (B) 4(ii)-6/84 dated 0.1.07.1986. Subsequently the Existing Land Use of Planning Area was prepared and adopted/ frozen vide Notification No. dated 27.7.1988. For formulation of this development plan, 600.91 hectares of land has been taken in to account for delineating Planning Area covering four revenue villages namely, Gangtoli, Annu and Bakhirna along with Municipal Council as detailed in table 3.1 below. Table 3.1: Rohru Planning Area and Population Sr. Name of Hadbast Area (in Population Growth No. Settlement No. Hectare) Trend 1991 2001 2011 1. Rohru (M.C.) 00 146.91 3366 6607 6875 2. Gangtoli (Rural) 64 108.00 460 739 1389 3. Annu 163 239.00 98 345 716 4. Bakhirna 166 107.00 227 309 521 Total - 600.91 4151 8000 9501 Source: Census Hand Book, 1991, 2001 & 2011

Rohru Planning Area consists of Municipal Council Rohru, Gangtoli(Rural), Annu and Bhakhirna, which starts different directions as below

North: Starting from Samoli Bridge along Pubber River in the east. East: From the junction point of Shikdi khad and Pubber river along the outer boundary of Revenue mohal Gangtoli (Rural) up to Petrol Pump. South: From the Petrol Pump outer boundary of revenue mohal Gangtoli (Rural) towards western side touching the Shikdi Khad along the Revenue mohal boundary of Annu. West: Following the outer boundary of revenue mohal Annu & touching the boundary of revenue mohal Bakhirna at Samoli Bridge in North. Rohru being base station serves, entire surrounding regional population of Tikker, Jubbal, Chirgaon and Dodraqwar areas. Besides, in-migration is also higher in Rohru as compared to other towns of Shimla District. Town is also well connected with rest of Himachal Pradesh. All these factors have made Rohru town a centre for collection of goods and distribution as

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DEVELOPMENT PLAN FOR ROHRU PLANNING AREA - 2031 well. Relevance of Rohru as a commercial centre is increasing with the increase in population. As more and more people started pouring in, the needs and demands of the larger population of Rohru town attracted traders and service providers in a big way from almost all parts of the region. The development of above said sectors of economy overtime have made the town hub of apex order multifarious economic activities. The regional level trade and commerce function combined with administration, services and tourism have further strengthened the economic base of this town.

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CHAPTER- 4

REGIONAL SCENARIO

4.1 ROHRU REGION Regional level Planning is essential for addressing the growing public concern of haphazard physical expansion of cities and towns on account of expending, growing administrative services and accelerated economic growth. In order to overcome such vital issue, it is imperative to consider the Regional Planning at wider regional level for ensuring the sustainable development of regional space. According to Census 2011, about 8,14,010 persons lives in 17 Tehsils and Sub-Tehsil of Shimla district region. In addition, there are 12 urban centers including one Cantonment area and one Municipal Corporation Shimla as per census year 2011. Keeping this in view, an effective integrated regional Planning is required to meet these challenges and regulate unprecedented growth of regional centers in a planned way.

4.2 REGIONAL LINKAGES

Rohru Tehsil has an excellent accessibility by road network and also by emergency Air service. The road network is also connected with neighboring Uttarakhand State. There is facility of a Helipad for emergency civilian and other defense purposes. Besides, there are number of old trekking routes which connect Kullu, Kinnaur, Sirmour, Spiti, Laddakh and Uttrakhand.

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4.3 REGIONAL RESOURCES Agriculture and Horticulture are main stay of economy of this region. The geo-climate features of this region are very much congenial for the development of horticulture pursuits, especially the temperate zone fruits. During recent years, the horticulture has become a major concern of economy of this region. A strategic shift from agriculture to horticulture practices in the economic pattern of this region has revolutionized the economic condition of people. This has led to commercialization, industrialization, marketing and urbanization. The production of apple has become single major horticulture produce of the state, which alone covers about 1,03,644 hectaer area as on 2011. The apple production has increased from 1200 tonnes in 1950-51 to 10.08 Lakh tonnes by 2010. During the year 2013-14 apples season about 3.32 Crore Apple boxes were produced in the state. Rohru Tehsil is famous as a apple bowl of the district. It is also famous for pears, aprocts, plums, potato and peas production. It is anticipated that Rohru Town will continue to serve as a major collection and distribution hub of a vast regional hinterland.

4.4 REGIONAL ATTRACTIONS Rohru Tehsil has magnificent and picturesque attractions like Chanshel Valley, Hatkoti temple, beautiful meandering Pabbar River, Pandab Temples and other natural features. District Headquarter-Shimla is a well known summer resort and tourist city. It is preferred by the tourists more for its scenic beauty, British heritage. Shimla is more famous for its snowfall when the entire city is covered with a thick blanket of snow and it looks like a ‗city of dreams‘.

Raja Padam Mahal(Rampur) Bhima Kali Temple(Sarahan) IIAS Shimla

4.5 REGIONAL IMPERATIVES Rohru is growing beyond its leaps and bounds. Ribbon development along the Highways and even minor roads emanating from the town is a common feature. A vast townscape is in the formation. Whereas, the already existing areas have got congested, the fringes are acquiring serious proportions. Being a regional town, problems of Rohru cannot be tackled at local level. Formulation of a Regional Plan for central town of Rohru and accordingly to tackle its problems is foremost necessity of the day. Regional Plan for spatial

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DEVELOPMENT PLAN FOR ROHRU PLANNING AREA - 2031 extent up to radius of about 30 kilometers crow fly distance will go a long way to tackle multifarious problems of Rohru. However, perspective solutions to Rohru‘s problems lie in developing a counter magnet as well.

Regional Level Map: India Himachal Pradesh-Shimla and Rohru Planning Area

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DEVELOPMENT PLAN FOR ROHRU PLANNING AREA - 2031

CHAPTER 5

PHYSICAL AND ENVIRONMENTAL CONSIDERATIONS

5.1 PHYSICAL DETERIORATION-A PRIME CONCERN Rohru town is bounded by three major Sub-Tehsils i.e. Jubbal, Tikker and Chirgaon. It is connected through major roads and occasional Air service. State Highway No-10 passes through the main town and linked with State Capital Shimla. It has tremendous potential for tourism development having unique natural features such as moderately high mountain peaks, fluvial flood plains, overlooking snowcapped Chanshel peaks, river meanders, pristine landscapes, terraced agricultural fields and extensive Apple Orchards and including trout fishing as well. Rohru town has sufficient productive agrarian fields in and around the Planning area.

5.1.1 By the dint of Sub-Divisional headquarter and an important base station for traders & commerce and travelers, it is now over growing by leaps and bounds. Forces of consumerism and urbanisation pressure is increasing at faster rate due to massive influx of rural in-migration leading to emergence of haphazard concrete constructions, which is against the objectives of Planned and regulated development of town.

5.2 MOUNTING PRESSURE OVER INFRASTRUCTURE The urban land use structure shows that, there is around 55-60% land under residential use as against prescribed norms of 50-55% in Urban and Regional Development Plans Formulation & Implementation (URDPFI) guidelines for small hill towns. Therefore, consumption of urban scarce land is higher as compared to other towns. Over last two decades, 1991 to 2011, population of planning area has increased at an average decadal growth rate of 55%, which has been beyond absorbing capacity thresholds of majority of the localities. Major arterial and local roads are encroached upon by residents upon by putting non-conferring activities are along. Availability of water quantum per head per day is 70-75 lpcd as against of requisite norm 100-135 lpcd for small towns. Prime virgin land and hill slopes are being used as dumping sites. Therefore, susceptibility to health hazards is also very high. The history is witness of such incidents in the past. Drains are open along roads/paths the residential areas. There is no use of system for sewer/sullage management laid down in the town by the Irrigation & Public Health Department.

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5.3 LAND USE AND ZONING As per Town & Country Planning Act 1977, there is provision for Land-Sub- Division and proper planning of urban land in order to avoid unplanned and haphazard development of land. At present the development is coming in consonance with concept of hill architecture. Implementation and enforcement of such techno- legal frame work is violated. Even residents are denied proper circulation, ventilation and light to their habitable Private lands without Sub-division and irregular Khasras rooms. There is mixed land use structure, no any zoning for urban uses, like residential zone, Commercial, public and semi-public and traffic and transportation is in practice. Each and every use is intermixed with some other. As such collision and intrusion of land use is prime concern. In order to have planned and regulated development of Rohru Planning area, this Development Plan will guide and cater for needs of each and every use. Entire future development activities will be in consonance with provisions of this strategic document up to the plan period of 2026; wherein overall strategies are set for the proper planning and sustainable development.

5.4 NATURAL HAZARDS As per National Earthquake Seismic Map Himachal Pradesh comes under Zone IV&V, therefore susceptibility of Earthquake is very high due to tectonic movement. Development activities, including housing are not coming accordance to the provision of

JAMMU & KASHMIR

CHAMBA LAHUL & SPITI

CHINA

KANGRA KULLU

KINNAUR codes meant by earthquake UNA MANDI

SHIMLA

SOLAN PUNJAB

CHANDIGARH SIRMAUR

UTTRANCHAL resistant structure. Therefore, HARYANA buildings and public utilities, including services like water

VERY HIGH DAMAGE RISK supply, hospitals, and schools ZONE HIGH DAMAGE RISK ZONE THRUSTS Magnitude (Richter Scale) are critical areas vulnerable to >5.0-6.5 6.5-7.0 7.0-7.5 earthquake and need to be 7.5-8.0 built as per seismic code in NORTH

order to save life and mitigate 20 0 40 80

20 60 100 Km losses of properties in the H.P. SEISMIC MAP event of any disaster. Besides, susceptibility to other related hazards like fire,

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landslides and flood is high in Rohru town. Therefore, this Development Plan envisages a strategy to cope with such natural hazards by making provision for and guide for preparedness rules and norms and rehabilitation.

5.5 ENVIRONMENTAL POLLUTION So far as pollution level is concerned, quantum of pollutants is increasing in the town due to massive development activities increasing raw toxics. The air

is contaminated with different pollutants such as SO2, No2 as well as SPM. Ph level in potable water is increasing and ground water table is going down over the year, therefore, quantum of water from existing sources are getting reduced causing acute shortage of water supply in town. Level of noise pollution in strategic localities is higher, mainly in town centre, Gangtoli and Bus Stand area.

5.6 GEOLOGICAL STRUCTURE As far as geomorphology is concerned, Rohru Planning area lies amidst the lesser Himalayas and is situated to the east of continuous series of Shimla- Rampur range, along the bank of Pabbar River on alluvial terraces. Being part of lowest bed of lesser Himalayas, its geological formation consists of carbonaceous and crystalline, limestone and schist. There have been no fossil and absence of which geological age of the region is unknown.

5.7 CLIMATIC VARIATION Increasing heat in summers, declining quantum of show in winters, unusual behavior of monsoon and frequent dry spells are the prime climatic concerns. The highest temperature during summer months of May-June goes as high as 350 C. However, temperature goes down even below 40 C during winters. In extreme cases during winter, temperature is recorded below 0°C.

5.8 IMPERATIVES Integration of environmental concerns is major issue by dint of unplanned and improper management of physical as well as man-made environment. The techno-legal frameworks for management of such issues are not properly enforced. An integrated environmental development is required for sustainable development of such small hill town like Rohru. It is imperative to avoid ribbon development, over size population, unplanned construction and haphazard development. Entire future developmental activities shall have to be in accordance with provisions of this Development Plan.

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CHAPTER- 6

DEMOGRAPHIC CHARACTERISTICS

6.1 POPULATION Rohru Tehsil consists of 417 census villages, of which 32 villages are uninhabited as per records of Census 2011. About 6.08% of the total District population is residing in Rohru Tehsil, out of which, 19.20% population lives in Rohru Planning Area. The development of a particular town, city or a region depends upon natural, physical and economic factors. Among these factors the population assumes significance in determining the future pattern of progress and spatial development. Some of the most important aspects of population structure like population size, density, spatial distribution, and age and sex composition as well as social organization are as below.

Table 6.1: Population of Rohru Planning Area 1991-2011

Name of Settlement Hadbast Area ( in 1991 2001 2011 No. Hectare ) Rohru ( M.C.) ---- 146.91 3366 6607 6875 Gangtoli 64 108.00 460 739 1389 Annu 163 239.00 98 345 716 Bahkirna 166 107.00 227 309 117 STotal ---- 600.91 4151 8000 9501 o uSource: Census Hand Book 1991, 2001 & 2011

Figure 6.1: Population of Rohru Planning Area 1991-2011

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Table 6.1 reveals that population of Rohru Planning Area has increased from 4151 persons in 1991 to 8000 persons in 2001 at an average decadal growth rate of 92.72% and further increased to 9501 persons by 2011 but at a quite lower decadal growth rate of 18.76% only. The growth rate of population in Planning Area is higher as compared to other towns of the Shimla District which may be attributed to the rapid rural-urban migration in the area. Within planning area, areas other than M.C. Rohru have posted a higher growth rate.

6.2 HOUSEHOLD SIZE Household size while related to number of available habitable rooms gives an idea about occupancy ratio and the degree of congestion. It has its utmost use in estimating the future housing requirements of the town or city. As per census 2001, it is found that there were 2037 households accommodating a population of 8000 persons. Therefore, the household size worked out to be 3.9 persons, which is taken as 4 persons. In the following decade, the number of households increased marginally to 2281 with an average household size of 4.2. The household size is varying and higher in rural areas against the planning area as given in table 6.2 below.

Table 6.2: Household size and population in Rohru Planning Area.

Name of Settlement 2001 2011

No. of Popula Househo No. of Populati Househo House tion ld size House on ld size Holds holds Rohru ( M.C.) 1690 6607 3.9 1652 6875 4.2

Gangtoli (R) 190 739 3.8 340 1389 4.1 Annu 84 345 4.1 172 716 4.2 Bahkirna 73 309 4.2 117 521 4.5 Total 2037 8000 3.9 2281 9501 4.2

Besides, intensity of gross density is around 10 persons/hectares, whereas net density of urban areas is quite high due to overcrowding, congestion and high occupancy rate, building bulk, adequacy and inadequacy of open spaces. Major concentration of population is along the State Highway-10 and other arterial roads leading in different directions of the Planning Area, depending on the availability of developable land in and around the town.

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6.3 RURAL AND URBAN POPULATION OF ROHRU PLANNING AREA As per the Census 2011, Rohru town is classified as Class-V town with Municipal Council having population of 6875 persons. Shimla district has urban population of 2,01,351 persons and about 3.41% of the district‘s urban population lives in Rohru town, which is around 13.89% of the Tehsil population. The decadal growth rate of urban population has drastically decreased from 96.29% in 1991-2001 to mere 4.06% by 2001-2011 decade. On an average decadal growth rate of Rohru Planning Area was around 92.72%, during 1991-2001 decade, which was comparatively higher as compared to growth rate of other Class-V category towns of the State. However the following decade of 2001-2011 saw a rapid decline in growth rate which stood at 18.76% only. Keeping in view the present growth trends of Rohru planning area, future population has been anticipated at a higher rate of 30.03% to be 12,380 in 2021 and 14,785 persons in 2031 at a growth rate 19.42%. These growth rates are worked out based on the existing trends of individual potential areas of Gangtoli, Annu and Bakhirna. Given the current economic boom of the region these higher rate of population growths are likely to follow. Besides the huge influx of rural migration is adding fuel to rapid urbanization process, which is comparatively faster in Rohru than other towns of Shimla District on account of the town being Sub-Divisional head quarter and base station for adjoining sub Tehsils namely Tikker, Chirgaon and Jubbal. Population projections for Planning Area are given in following table 6.3. Table 6.3: Decadal Population Growth of Rohru Planning Area

Year Persons Decadal Variation Decadal Growth (in % age) 1991 4151 - - 2001 8000 3849 92.72 2011 9501 1501 18.76 2021* 12380 2879 30.31 2031* 14785 2404 19.42 Source: Source: Census Hand Book 1991,2001& 2011  Projections

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Figure 6.3:

Table 6.3a: Rural–Urban Sex Ratio of Rohru Tehsil

Component Person % Male % Age Female %Age Sex - s age Ratio Rohru Tehsil 49490 ---- 25607 51.74 23833 48.26 933 Rohru Rural 42615 86.11 21848 51.27 20767 48.73 951 Rohru urban 6875 13.89 3759 54.68 3116 45.32 829 Source: Census Hand Book 2011

Rural-Urban Population Above table reveals that, majority of population residing in rural area, which accounts 15% for 86.11% of the total Tehsil population and only 13.89% 85% population resides in Urban area. Of total Tehsil Rural population about 48.73% are Rural Urabn females and rural areas have higher sex ratio of 951 then Tehsil level (933) and Urban area (829). Reason behind lower sex ratio in urban area is that majority of males migrate to urban areas under thrust of availability of job opportunities from surrounding rural area as well as even from other parts of the country.

6.4 LITERACY As per the Census 2011, 70.12% of total population of Rohru Tehsil is literate as against higher 75.26% of the Shimla District. Urban literacy in Rohru is

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79.48% as against 85.39% corresponding figure at the district level. Only 29.88% of the total Rohru Tehsil population is illiterate.

Table 6.4: Literate and Illiterate in Rohru Tehsil Component Literacy rate Rohru Tehsil Person Male % age Female % age Literate 34704 20151 78.69 14553 60.93 Illiterate 14786 5456 21.31 9330 39.07 Total 49490 25607 100.00 23883 100.00 Rohru Urban Literate 5464 3141 83.56 2323 70.39 Illiterate 1411 618 16.44 793 29.61 Total 6875 3759 100.00 3116 100.00 Source: Source: Census Hand Book 2001

It is observed that about 29.88% of the total population is illiterate in Rohru Tehsil. Female illiteracy is very high as compared to male, both at Tehsil as well as in urban area, at 39.07% and 29.61% respectively. Rohru Planning area needs to be provided with infrastructure under Government education schemes to improve the situation. Females illiterates in urban area needs to be given priority under Serva Shiksha Abhiyaan program.

Table 6.4: Educational Status Figure 6.4: Educational Status

Class Percentage Educational Status 4% Under matric 72.14 8% Graduate & 24.85 post graduate Technically 3.01

qualified 88% Total 100 Source: Town & Country Planning Under matric Graduate & post graduate Technical qualified Survey 2005

The survey conducted by Town & Country Planning Department reveals that, 72.14% literate are under matric followed by 24.85% Graduate and Post Graduate. Only 3.01% are technically qualified, which is lower as compared to other towns. It is thus imperative to provide vocational training opportunities by locating more Technical Institutions within the Planning Area, which is the emerging as a hub of socio-cultural up gradation activities in the region

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Table 6.4: Age structure of population in Rohru Planning Area

Age Composition Figure6.4: Age Population Percentage 5% 10% Group 13% 0-8 1520 19.00 27% 8-15 1930 24.13 16-45 2380 29.75 45% 46-60 1720 21.50

60 & > 450 5.63 0-8 15-Jun 16-45 46-60 60 & > Total 8000 100.00 Source: Town & Country Planning Deptt.2005

Survey Conducted by Town & Country Planning Department with respect to age structure revealed that 29.75% of population is in the age group of 16-45 years. This age group requires facilities for higher learning like Senior Secondary Schools, Colleges, industrial training institutions, professional colleges alike Information Technology, Computer Applications and Management, Engineering and Medical. This reproductive age group has to be provided with family planning and post/pre-natal health care services. 19.00% of population is below < 8-year age, requiring mother care nurseries and creches. Only 5.63% population is in >60 year age, implying that most of these people may be leading a retired life or may be in old age mostly living a dependent life. For this age group provisions are to be made for old care homes, Panchkarma facilities, passive recreational facilities and safe pedestrian movement system.

6.5 OCCUPATIONAL STRUCTURE It has been observed that, during last two decades there were tremendous growth in the economic activities in Rohru town. The sector wise distribution of workers supports the fact that the town is predominantly an important service centre in the State. The capacity of a town to provide various employment opportunities and absorb its working population in various sectors of economy is an indicator of the economic strenghth of the town.The participation rate gives an idea of the share of gainfully employed persons against the dependent and non working population. The Occupational structure of Rohru according to the 2001 and 2011 census is shown in table 6.5 below.

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Table 6.5: Occupational Structure 2001 2011 Worker Workers % age Worker %age Change % Change Category over over previous previous decade decade Main worker 3161 39.51 3203 33.71 42 1.33 Marginal 231 2.89 1742 18.33 1511 654.11 worker Non worker 4608 57.60 4556 47.95 -52 -1.13 Total 8000 100.00 9501 100.00 1501 18.76 Source : Census 2001 & 2011

Fig 6.5: Occupational Structure As per census record, people engaged in the service sector are dominating as compared to the other forms of services like trade and commrce, communication, mining and quarrying, cultivation etc. Table 6.5 reveals that percentage of Main Workers has marginally dcreased from 39.51% in 2001 to 33.71% in 2011 whereas the percentage of Marginal Workers have from 2.89% in 2001 to 18.33% by 2011, an increase of about 654.11% between 2001 and 2011. Non Worker have come down from 57.60% in 2001 to 47.95% by 2011, and they comprises of dependent young children and old people.

6.6 POPULATION ANTICIPATION

In order to have planned and regulated growth of town, it is imperative to work out population size of town meticulously as the same is prerequisite for regulation of spatial development regulation of town. Keeping same in view,

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DEVELOPMENT PLAN FOR ROHRU PLANNING AREA - 2031 population size for the Rohru Planning Area has been worked out for the year 2031, on the basis of previous trends and potential for future growth. The decadal growth rate of 1991 to 2001 was observed at 92.72%, which is comparatively higher than other planning areas and can be considered as an exceptional case. As per Urban and Regional Development Plans Formulation & Implementation (URDPFI) norm such high growth rate of population is not compatible to small towns. However, in the following decade 2001-2011 it was 18.76% only, which was quite lower than expected and can be compared to natural growth trends of small towns. Considering the prevailing population growth trends of Rohru Planning area, future population is likely to reach 12,380 in 2021 and 14,785 persons by 2031. Therefore, strategic policy is required to go for optimization of population size in the small hill towns. Population projections for the plan period are given in table 6.6 below.

Table 6.6: Projected population for Rohru Planning Area -2031 Year Population Decadal % age Variation 1991 4151 --- 2001 8000 3849 92.72 2011 9501 1501 18.76 2021 12380 2879 30.31 2031 14785 2404 19.42 Source: Census Handbook 1991-2011

Figure 6.6: Population Projections

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6.7 IMPERATIVES Rohru town is growing at a fast pace, being the hub of administrative and other activities of Sub Division level. It is likely to attract more population. The existing natural growth coupled with floating regional population is exerting heavy pressure on the existing infrastructure. Unplanned and unauthorized development is taking place. At present the construction activities are not coping up with geo-climatic conditions as well as the traditional culture and heritage of the town. It is however overweight and cannot combat with increasing load of population and activities. In order to safeguard from further environmental deterioration and ruin, it is imperative that growth of Rohru is channelised in a planned manner. The interests of already settled population can only be safeguarded, if additional population on account of natural growth as well as migration is allowed to settle in ambience of main Rohru town in a systematic fashion with simultaneous development of correspondingly requisite socio-economic and physical infrastructure.

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CHAPTER -7 HOUSING

7.1 HOUSING The provisions of good housing in any town planning scheme is desirable and it is to be accomplished by various means and measures. In any urban area, quantum of residential land use is larger than any other land uses. As far as Rohru Planning Area is concerned, residential land use constitutes less than 40% of the total urban area as compared to 50-55% recommended by Urban and Regional Development Plans Formulation & Implementation (URDPFI) norm for small hill towns. Majority of mixed residential houses are concentrated in old Rohru core area and Gangtoli areas.

Figure 7.1: Housing Growth Trend

The man-made built environment is mushrooming over virgin lands in view of inadequate implementation of planning norms and proper sub-division of land. As per the Census 1991, 1204 households were recorded, which increased to 2037 by 2001 and further increased to 2281 by 2014. Keeping in view the high growth rate of population the numbers of households are estimated around 3020 houses for the year 2021 and 3696 by 2031. By year 2031, to meet the housing demand, an additional 1415 dwelling units shall be required.

7.2 SPATIAL EXPANSION OF BUILT UP AREAS In Rohru old temple and Bazaar area is main hub for commercial and business activities. In addition, a few Government, semi- Government offices and facilities, services are also existing in the vicinity of bazaar area, which add fuel to the fire of overcrowding as well as mounting High Density core area in Rohru Town

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pressure over infrastructure. Besides, residential and commercial buildings with their activities are spatially expending along the State Highway–10, towards north and Chirgaon side in form of ‗linear extension‘. The present development activities are not as per the consonance to surrounding environs and hill architecture tradition. Similarly such expansion is being carried out along the Rohru-Rampur road in the direction of north-west of the planning area along the Shikdu River.

Emerging high-rise buildings around the stadium are posing threats to smooth and safe landing of very important persons flights. In southern side, development is going along the Rohru- Shimla State Highway-10 towards the Hatkoti temple, right from the Shikdu Bridge to Gangtoli Petrol Pump. Major development has come above the State Highway as per availability of developable land along

Expanding Commercial and Residential localities along SH-10 the road.

7.3 HOUSING CHARACTERISTICS Rohru town has mixture of different types of houses i.e. rain forced cement concrete, Brick masonry, stone, wooden masonry and Dhajji wall. Besides, a few old heritage buildings also exist in and around the town. The survey conducted in 2005 by the Town & Country Planning Department reveals Wooden, Bricks and RCC Construction in Rohru Town that, in which 434 buildings were surveyed, the share of reinforced cement concrete structures are higher as compared to other types of houses. Around 86.63% of houses are reinforced cement concrete followed by 7.37% brick masonry. In addition, shacks, wooden and stone masonry houses also exist in Rohru planning area. Proportions of various types of buildings are given in table 7.3 below.

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Table 7.3: Building types in Rohru Planning Area Sr. No. Type of Building Construction No. Of House % Age 1 RCC 376 86.64 2 Dhajji wall 5 1.15 3 Brick masonry 32 7.37 4 Stone masonry 5 1.15 5 Wooden masonry 7 1.61 6 Shacks 9 2.07 Total 434 100.00 Source: Town & Country Planning Deptt. Shimla 2005

Figure 7.3: Building types in Rohru Planning Area

7.4 USE OF BUILDINGS The survey analysis reveals that 60% of total houses are used for residential activities where as 40% building are put to use comprising of mixed commercial and residential uses. Ground floors are used for commercial and upper floors are put to residential use. Major issue is that residential and commercial lanes are not in planned order. As such congestion and overcrowding have become prime concern. Proper zoning for urban uses are not at all followed and thereby or Emerging Unplanned Colonies in Agriculture fields confusion are common scenes in the town. Around 42 buildings are occupied by the Government and Government office uses.

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7.5 OWNERSHIP STATUS In planning area, 40% people are house owners and 60% are tenants, which means that ratio of tenants is higher as compared to owners. It is due to the fact that labourers, students and employees who have come from outside have taken on rent private houses in urban area. Economically, town has capacity to absorb workforce and provide livelihood opportunities that is why, number of tenants is higher than owners. In order to cater housing need as per requirements of these categories, this Development Plan shall have to provide community wise hostel, Government quarters and planned labourers residential colonies in the Planning area.

7.6 CRITICAL HOUSING ISSUE Rohru is witnessing exodus of haphazard and unplanned residential development. Housing is a primary need of human society and next to food and cloth, therefore, it has to be viewed in a planned, functional, secure and aesthetic way. An unprecedented haphazard and unauthorised housing on zig-zag plots due to inadequate supply of serviced land has become a major

Haphazard Constructions & jumbled LT/HT lines over buildings concern today. Hazards Sub-Division of land especially on irregular ‗Khasras‘ have played havoc with precious and scare urban land resources. Construction of houses on steep slopes, even more than 600, enormous violation of regulations and encroachments on virgin areas in the absence of services infrastructure are common problems. Uncontrolled linear development is creating bottlenecks on roads in many stretches and is a potential threat to smooth flow of traffic in future. The building aesthetics standards are extremely inferior and generally out of

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harmony with the hill environment. Such development is gradually degrading entire hillsides, and appears attractive only at night when darkness hides its ugliness.

7.7 IMPERATIVES Housing has to be developed in accordance with locational aspects of work areas, environmental and ecological imperatives, accessibility and availability of basic services infrastructure and facilities. Redevelopment Schemes are required to be taken up for already congested localities of Central town area. The limits of such crowded areas be defined wherein no more population be allowed at all and the constructions should be banned. Housing for workers should be provided in the vicinity of their work areas, so that they do not travel long distances. For the Plan period year 2031, the total estimated number of households is likely to be about 3696 in Rohru Planning Area.

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CHAPTER - 8 TRADE AND COMMERCE

8.1 BACKGROUND History reveals that, Rohru Town had similar importance for trade and commerce activities as Rampur Town in the Bushahr State. Both are situated on the banks of the principal rivers Satluj and Pabber, which served as trade routes from time immorials. Rohru has developed as a base station for traders and travelers as well as surrounding Tehsils like Chirgaon, Dodra Kwar, Jubbal and Tikker. The population of Planning Area is growing at the decadal rate of 92.72%, which is higher than other towns in Shimla District due to in-migration and rapid urbanization process. All these factors have made Rohru a goods collection and distribution centre. Relevance Vibrating Commercial activity in Rohru core town area of Rohru is high being a Sub-divisional and Tehsil Head Quarter and Commercial centre for surrounding hinterland. As more and more people have started pouring in, the needs and demands of the larger population of Rohru town are attracting number of shopkeepers, big and small from almost all parts of State. As per the record of the ‗Rohru Beopar Mandal‘ around 413 shops existed within the Planning Area in year 2005, which have grown to 759 shops by 2014. These shops are pertaining to retails outlets, Wholesale commercial pursuits as well as, Seasonal and Service functions. In addition, there are number of special type shops available like sweets, Tea stall, Dhabas and medicines, which caters for daily needs of the residents as well as floating population to the town.

8.2 SPATIAL DISTRIBUTION OF SHOPS Commercial activities are vibrating in Rohru town in view of status of an administrative town apart from centre of tourism and Service institutions. Shops are expanding along the roads toward Seema village, which is 10 Kms. away from the town in the southern along the Rohru Main Bazaar SH-10 with haphazard linear development. Similar thrust of shops is felt towards Annu- Summerkot side on the Rohru-Rampur road. Similar pattern

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of development is towards the Gangtoli adjoining part of town toward Hatkoti side on Chirgaon-Rohru-Shimla road with non-confirming activities like automobile repair workshop. The type wise shops details are given in table 8.2 below.

Table 8.2: Types of shops Sr. No. Type No. of Shops Percentage

1 Retails 365 88.37 2 Wholesale 24 5.81 3 Seasonal 11 2.66 4 Service 5 1.23 5 Others 8 1.93 Total 413 100 Source: Town & Country Planning Deptt.2011

8.3 WHOLESALE TRADING CENTRES Physical feature being constraint, the town doesn‘t possess large size wholesale trading centre as in the plains. A few regional level wholesale Trading establishments, which cater for needs of few surrounding Tehsils are located in main bazaar and Gangtoli areas. There are 10 major wholesale shops as per the record of Food & Supply Department. Majority of these are dealing in goods distributed under public distribution system including Kerosene, which caters to entire regional level needs. Keeping in view, a regional level wholesale and warehousing facility is required for the anticipated function in the Planning area. With the coming of new small and medium industries Wholesale shops in Main Bazaar Area and headway made in the fields of agriculture including horticulture, the trade and commerce and banking activities have increased manifold in the Planning Area. The main exports of the region include agricultural produces, especially off-season vegetables like potato and peas. Besides, fruits and dry fruits such as apples, Cherry, Apricot and walnuts. Keeping in view, space fruit and vegetable market, wholesale has been allocated in the southern part of planning area near Petrol Pump.

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8.4 SHOPPING AREAS AND MARKET CENTRES The existing main shopping centre is located in heart of the town in localities comprising of namely, Old Rohru bazaar and Temple area. Other new coming up commercial centres are in Gangtoli area. These centres are serving for basic needs of surrounding residential extensions. Even Rohru town doesn‘t have large size shopping centre, therefore, in order to cater for growing needs of Planning area as well as Regional population new modern a Commercial centre is required with in the Planning area. Space for which, has to be

allocated in the vicinity of main Increasing Commercial Centres in Gangtoli area town.

8.5 AGE OF ESTABLISHMENT As per the 10% sample survey conducted by the Town & Country Planning Department in 2005, it is proved that 51.83% of the total shops are of 11-20 years old followed by 20.74% shops are more than 21 years old. 22.74% shops are in the group age of 6-10 years and only 4.89% shops are in age group of less than 5 years. Older shops having age of 30 years old need to strengthen their structures with provisions of seismic code for earthquakes resistance. In addition, newly developing commercial shops with slopping roofs are needed to be erect in consonance with their environs and hill architecture. Unplanned commercial pursuits have created congestions and overcrowding in bazaar area. Age structures of shops are as detailed below in table 8.5.

Table 8.5: Year of Establishment Sr. No. Year No. of Shop % Age 1 >5 20 4.84 2 6-10 93 22.52 3 11-20 212 51.33 4 21> 88 21.31 5 Total 413 100.00 Source: Town & Country Planning Deptt. 2011

8.6 VEHICLE OWNERSHIP Numbers of commercial and private vehicles are slowly increasing in Rohru Planning area. The survey conducted with respect to shopkeepers, it is reveal that 14.67% shopkeepers have two wheelers followed by 6.36% having cars.

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2.44% shopkeepers have light commercial vehicles and 3.18% of the total shop owners have Heavy vehicles. However, majority i.e. 73.35% shop owners do not have vehicles. Only 27% shop owners have their own transport but they don‘t have proper parking lots for vehicles. Not even a single shopkeeper has own parking arrangement; therefore, their vehicles are queued along roadside, streets and market side, which is posing threat to smooth pedestrian and traffic movement. Even provision of community car parking is not available in town. Keeping this in view, this Development Plan has made adequate provision for parking lots at spatially Commercial Vehicles parked along road sides appropriate sites in town, to ensure efficient and safe pedestrian as well as vehicular traffic movement.

8.7 SOLID WASTE Commercial establishments in urban part of Planning area has increased manifold, where as provision of solid waste management is not proper. Therefore, a number of heaps of garbage are seen in and around market area across the planning area. Shopkeepers don‘t have provisions for separate solid waste collector. Only Municipal Council manages solid waste partially in town. Town doesn‘t have an appropriate dumping site in the vicinity of Planning area. Entire town waste is disposed off at confluence of Pabbar and Shikudi rivers, polluting these virgin streams. Toxic gasses from decomposition of organic material may cause serious health threat to residents. In order to manage solid waste in town, the provision for proper management is required to be made in this Development Plan.

8.8 STREET VENDORS Town doesn‘t have provision for street vendors. These non- conforming activities can be seen in each nock and corner of the town spawning in an unplanned manner. The magnitude of street vendors has increased over the period of time and occupying potential prime locations in and around the town. They are Unorganized Street Vendors along Roadside creating acute congestion and insanitary conditions, spoiling the living

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environment of town. Therefore, the development Plan should take care of this aspect and make necessary provision for such activities along with requisite facilities to improve the living standard, quality of life. The street vendors need space at proper places, as they are vital and integrated component of booming economic structure of the town.

8.9 IMPERATIVES The commercial activities have come up randomly in every nock and corner of the town. Haphazard commercial pursuits, encroachments on the roads and intrusion and collision with other activities are adversely affecting the visual and environmental health of town. It has been observed that more than 70% commercial establishments are located in central area of the town. All out efforts may be made to decongest Rohru by shifting of major activities like wholesale, vegetable market and other uncalled for non-conforming informal activities from the central Rohru town to the outskirt. Therefore non- conforming activities including workshops, wholesale, trade and commerce have to be shifted to the periphery of the town on strategic locations. Planned and regulated development of commercial pursuits along with their proper location and spatial distribution including requisite provision of parking and walkways is urgently required to be assigned top priority. Planned commercial centres, each serving two to three sectors are needed to be developed at peripheral locations namely Gangtoli, Annu and Dashalini, besides local convenient shopping to cater for sectoral requirements.

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CHAPTER 9

TOURISM AND BUILT HERITAGE

9.1 TOURISM SCENARIO The fame and peculiarity of any town depends upon its natural as well as manmade heritage, tourist attractions and popular entertainment sources including cultural manifestations and landscape. Rohru Planning areas don‘t have varied artifacts including well-known landmarks, interesting architecture masterpieces and noted historical features as compared to Rampur Bushahr. Chanshel Valley is famous for snow clad high mountain peaks and its natural picturesque gorges and ravines. Gradient of Valley is quite ameliorating with slope ranging between 15° to 45°, which is most appropriate for skiing and adventure sports activities. The influx of tourists is lower than other towns. In order to rejuvenate the economy of town, it is imperative to identify major tourist attraction points in the Planning area and make provisions for requisite infrastructure in potential areas.

9.2 GLIMPSE OF TOURISM INFRASTRUCTURE As per records of the State Tourism Department, there are seven luxury tax-paying hotels with accommodation of 72 rooms and three major Rest houses. Per day tourist arrival is around 250 tourists. Majority of visitors are officials as well as business persons. Influx of elite- Rohru-Chanshal Valley- Summer View overseas tourists arrival is negligible as compared to Rampur town for want of inadequate tourism environment in and around the town. Only adventure sports related tourists especially like trekkers used Hotel Chanshal, HPTDC- Rohru to visit in town. There are no other complementary attractions like Museums, Swimming pool, Art Gallery, Theater and Library, available in town. Planning area however, has potential to attract elite tourists on account of wide flat river terraces, open valley, a perennial river Pabbar with crystal clear water,

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apple orchards, mountains presenting a varied and fascinating natural landscape. The only thing required is to ensure planned spatial urban growth in consonance with of its environs and hill architecture elements including slopping roofs, facades, dormers etc. Uncontrolled corridor development needs to be discouraged and green cover preserved to keep the natural landscape of town intact. The sustenance of tourism industry is directly dependent upon the available tourism products of the town as well as on the incoming tourist traffic and their economic status.

9.3 LOCAL TOURIST ATTRACTIONS 9.3.1 Shikudu Temple This temple is situated in the heart of Rohru town and is made in unique hill Bushahry architecture. It is a major landmark and tourist attraction centre. The temple is encircled by Reinforced Cement Concrete structures and old houses. These unplanned structures have blotted the beauty of temple and marred

its dominant landscape. Shikudu Devta Temple- Rohru Town

9.3.2 Hatkoti temple Hatkoti temple is about 10 km. away from the Rohru town on Shimla-Rohru Road and situated on the right bank of Pabbar River. It has unique site location, as bounded by conical towering hills, Apple Orchards and thick lush green deodar forests. Hatkoti temple is made of local materials like stone and wooden Hateshwari Mata Temple- Hatkoti frame in view of traditional architecture convections.

9.3.3 Chanshel Valley This magnificent valley is popular for adventure activities by dint of suitable gradient for skiing and trekking during both winter and summer season. It is at distance of 30 km. from the Rohru Planning area. It is situated in between Chirgaon and Dodra Kwar Tehsils. This Scenic view of Chanshel Valley valley has wide potential to be developed as tourism hub.

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9.3.4 River Pabbar With numerous meanders, the enchanting Pabbar River is flowing from north to south along Rohru town. Within Planning Area, it has about 10 km stretch, right from Samoli Bridge to Mendhali nallah. This urban reach of the river has a very high potential for river rafting and adventurous activities on

account of smooth and slow River Rafting in Pabbar River motion of river flow.

9.4 REGIONAL TOURIST ATTRACTIONS Jubbal, Summerkot, Baghi, Sungri Pass, Khadrala Chanshal Valley and Dodra Kwar are major regional tourist attractions, having unique architectural and socio-cultural identity, location and tourism potential. Built environment is made by using local materials and traditional architecture with slanting slate roofing.

9.4.1 Other regional level tourist attractions As per tourist survey, on an average tourist arrival is around 30-35 tourist per day in Rohru town, of which 5 tourists used to be from overseas. In first quarter of the year, tourists arrival remains slightly low. Majority of Tourists come in summer season i.e the month of May HP Tourism Bus on way to Chanshel and June. Most of the tourists belong to category of pilgrims, adventure lovers and local commuters from the hinterland. Indian tourists in age group of 20- 35 years are negligible. Researchers, nature lovers and single trekkers occasionally visit Rohru for the purpose of study of historic landmarks. Tourist visits to Chanshal valley has increased over time with foreign and Indian bikers making it their favorite spot. The trekking route from Dodra kwar to Sangla in Kinnaur is also explored by a few tourists. The average length of stay of tourists visiting Rohru is about 2 to 3 day.

9.5 ECO- TOURISM POTENTIAL AND PROSPECTUS IN ROHRU PLANNING AREA Eco-tourism is an approach that, create a variety of quality tourism products and services that are environmentally viable, socially and psychologically

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acceptable. The Planning area of Rohru is endowed with rich natural, cultural, architectural and historical resources. Historically Rohru was well known for legendary of Bushahr Kings; their rich customs, heritage and other social activities in view of trade with Tibet and Indian Plains and exchanges of articles. Culturally, it has sound tradition and cultural rituals i.e. Village Deities and particularly Bushahr dresses and ornaments may have great impact on the eco-tourism as well as growth of economy of town. Adjoining hinterlands have wide potential tourist attraction in areas like Hatkoti, Chirgaon, Samarkot, Jubbal and Kotkhai. Environmentally, Rohru region is Sutlej Tourist Circuit ecologically very fragile, as it is endowed with rich variety of natural resources and forests and playing a pivotal role in economic development and providing natural habitat for wild life.

9.6 POTENTIAL SITES TO PROMOTE ECO TOURISM ACTIVITIES About 10 Kms. long stretch of River Pabbar within the planning area is suitable for tourism development especially for River Rafting and other adventure and recreational activities including trout fishing and angling. Besides, surrounding topography is endowed with panoramic views of pristine valleys, deep gorges, ridges and interlocking spurs, which are quite suitable for trekking, hiking, rock climbing and Paragliding etc.

(i) Eco-lodges Eco-lodges, trees houses etc. should to be proposed within the designated forests, and gardens in vicinity of the town.

(ii) Forest based recreation Forest based recreation such as trekking, picnic, camping sites needs to be proposed in potential areas. The existing horticultural gardens and orchards needs to be opened to public with necessary restrictions for picnic and camping activities.

(iii) Heritage Restaurant cum Hotels It has been proposed to develop heritage restaurants cum hotels within the ambience of local culture and community tradition. For it private entrepreneurs should be involved for effective development and implementation.

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(iv) Artisans Village/Cultural Centre cum Vocational Training centre For promoting local handicrafts, handlooms and other allied products, talented artisans from all over region should be afforded opportunities to perform. Besides, a cultural centre has to be developed to perform and preserve the slowly dying regional folk dances and music and other cultural manifestations of the region.

(v) A Botanical garden and Orchard Sanctuary The high altitude of region is favourable for development of Botanical gardens and orchards with varied flora and fauna. This aspect needs to be given consideration.

(vi) Tour Package Shimla city is the most popular destination of tourists in the State. Therefore, Travel and Tour operators have vital opportunities to conduct package tours to numerous destinations i.e. Chirgaon, Rohru, Hatkoti, Jubbal, Kotkhai, Narkanda, Rampur and other towns of upper Shimla for strengthening the regional tourist network and economy.

(v) Film Studio

An art film studio can be developed to tap the natural setting of hill, and other elements of natural beauty, especially of Chanshal valley.

9.7 BUILT HERITAGE AND CONSERVATION As against natural heritage, man- made heritage assets are limited in Rohru Planning Area. However, Rohru has wide eco-sensitive wild life sanctuaries, flora and fauna, which need to be inventoried for the development of natural heritage and tourism activities. Besides, entire Bushahr State is well known for its indigenously Eco-Sensitive Zones in Rohru Town built heritage constituting vernacular settlements, monuments and building architecture. With the forces of consumerism, most of the men made as well natural heritage aspects are now depleting. There are no such building centres and educational institutions to work on conservation of this indigenous heritage i.e Archaeological and natural heritage. In order to reorient such heritage assets, it is imperative that an action oriented Development Plan is formulated for conservation of these features.

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9.7.1 BUILT HERITAGE (i) Shikudu Temple Town has an oldest pagoda style temple, which is located amidst the main town. It is made in local materials i.e stone and wood masonry. It dictates unique symbol of vernacular hill architecture and designed with magnificent architectural elements. It has unique structural components/elements namely, porches, arches, Shikudu Temple Devta doors and dormers. Keeping in view design uniqueness, it is imperative to conserve such architecture elements for the times to come to keep special cultural heritage of this hill State.

(ii) Old Dashalni School It was built and opened during the regime of Bushahr ruler Maharaja Padam Singh in the year 1921. The school is situated at Dashalini village on the hill slope. Construction materials are stone, wood and mud plaster on both sides of wall. It has unique wooden pillar, beams and lintel. Wooden arches and porches are designed in hill architecture style. Slanting slate roof and small size windows Mahant Khada/Old School and doors are made as per local geo-climatic conditions. Site and suitably located on the commanding hillside. This heritage monument is dictating pure hill vernacular architecture and pattern of Bushahr houses.

9.7.2 SOCIO-CULTURAL SPACE Shikudu Devta Mela ground is a major socio- cultural space for all sort of cultural manifestation in Rohru. The ground is not properly landscaped, therefore, entire surrounding is blighted by RCC structures. This culturally and strategically important ground require proper landscaping in order to maintain town‘s urban designed. Rohru Ramleela Ground

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CHAPTER -10 FACILITY AND SERVICES Rohru Planning Area is dotted with numerous public facilities and services like Education, Health, Fire, Communication and Banking etc. As base station for interior parts of Shimla as well as Head Quarter of civil Sub-Division, there are institutions like College, Polytechnic, Sports Hostel, Government and private schools to cater to the needs of local resident population of town and that of region as well.

10.1 EDUCATION 10.1.1 Schools As per state level statistics for year 2013, there are two Senior Secondary School (1 Boys & 1 Girls), three Primary school and eleven private schools, which are effectively serving the population of Planning Area. About 3,875 students are studying in various Government and Private schools, which accounts for over 40% of the total Planning area population. Rate of literacy is quite impressive as compared to other towns, which is 78.94% as against district literacy rate figure of 75.26%. The survey reveals that about 49% students are studying in private schools and remaining 51% students in Government school. Distribution of schools in Planning area as under. Table 10.1.1a: Number of Govt. Schools Level of Institutions Number of No. of No. of Institutions Students Teachers Govt. Senior Sec. School 2 1390 65 Govt. Primary School 3 449 18 Aanganwaris/Balwaris 6 140 6 Total 11 1979 89 Source: Town & Country Planning Survey 2005 and District Statistics 2013

Table 10.1.1b: Number of Private Schools School No. of School No. of Students No. of Teachers Sr. Sec. Schools 6 1370 35 High School 1 176 9 Middle 2 98 6 Primary 5 215 26 Pre-Primary 1 37 3 Total 11 1896 79 Source: Town & Country Planning Survey, 2005 and District Statistics 2013

There are sufficient numbers of affiliated private schools in Planning Area, therefore around 49% of total students are studying in these private schools.

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Majority of private schools don‘t have their own buildings, so they are running from rented buildings. This development Plan considers the existing scenario and makes provisions to ensure, to allocate the space for private intuitions in well planned manner.

10.1.2 Teacher -Students Ratio As per available data, it is clear that student-teacher ratio in Government schools are comparatively better than private schools. In Govt. schools one teacher caters to 22 students where as in private schools one teacher caters to 24 students. It seems that availability of teachers in private schools is not sufficient as compared to the Govt. schools. This imbalance is on account of shortage of teachers, which may be attributed to the poor amenities in town and preference for government jobs. In view of this situation, this development plan is to ensure to provide good amenities in town to improve the overall situation.

10.1.3 College Government Degree College Seema is 10 km. away from the main Rohru town. The College is situated on Shimla - Rohru-Chiragon road in the picturesque Pabber Valley at village Seema. Presently around 1700 students are studying in various streams. Of which 800 (47.06%) are female and 900(52.94%) male. Presently 40 Lecturers are in position and lecturer-student ratio is 1:42. College has Govt. Degree College, Seema a good playground, canteen facility and hostel facility only for girl students. Provision of hostel facility to boys is required to be ensured in this plan for those who come from far away remote areas of the Rohru Town.

10.1.4 Govt. Polytechnic College This college is situated in Gangtoli along the Hatkoti Rohru road near (PWD) Rest House State Highway and equipped well multifaceted for imparting technical education in the fields of Electronic & Communication, Pharmacy and other Govt. Polytechnic College Complex, Rohru trades. Presently, 290 students are getting professional training in various streams. Only 2% of total students are girls and 98% are boys. There are about 29 lecturers and one lecturer caters to around 9 students. The college is equipped with 30 computers, good labs and student hostel facilities to both, girls and boys.

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10.1.5 Sports Hostel Rohru has a sports hostel established in year 1999. It provides training in football, volleyball and kabaddi etc. presently there are about 50 students. 10.1.6 Pharmacy College Annu A modern pharmacy college has been set in Annu area on a site measuring about 3 Acres. 10.1.7 Modern Facilities and amenities. Majority of Government schools don‘t have modern facilities like computers, labs and library. The Senior Secondary schools have facility of computers and labs. In order to standardize these schools, it is imperative to provide computers and necessary labs for lower level schools. Modern computer facilities are available in a few private schools. Most of these private schools are in rental residential buildings and they are required to have their own school buildings in the Planning Area. Therefore, space for these schools has to be earmarked in this Development Plan as per requirement. Schools, which are not having space for playground, are also to be considered for providing common open spaces for playing pursuits in the new areas, on the periphery in Planning area.

10.2 MEDICAL FACILITIES/ HOSPITALS Rohru Planning area has a hospital with 150 bed capacity, which is equipped with a few modern facilities. About 15 Doctors are in position, of which five Doctors are specialists in various fields. On an average per day turnover of outdoor patients is around 400-500 where as one Doctor caters to 10 patients in Civil Hospital Rohru- 150 Bed Capacity case of hospitalized patients, while for outdoor patient, one doctor caters to 27 patients. In view of increasing number of patients in hospital 100 additional beds are required with modern x-rays and lab facilities, to serve regional dependent patients locally without referring them to Indira Gandhi Medical College Shimla and other hospitals of the state. The Hospital building is located in heart of rohru town; therefore, overcrowding and pollution are the prime concerns. There is constant congestion and numerous structures around hospital are creating problems to its effective functioning. Hospital doesn‘t have a proper approach road for ambulances during emergency. Therefore, provisions are made in this plan for providing better accessibility

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or shifting the hospital to a convenient site. Space for proposed hospital is allocated at Annu, for providing all sorts of modern facilities, residential quarters, car parking, canteen, waiting rooms and emergency facilities etc. The present hospital is not in a position to cater to the growing needs of regional population.

10.2.1 Ayurvedic Hospital There is a 12-bed capacity Ayurvedic hospital, which caters to entire planning area as well as regional dependent population. On an average, outdoor patients touch 200 and hospitalized indoor capacity is for 12 patients. There are only 6 Doctors and other Para-medical staff. Keeping in view the growing demand, present demand for Ayurvedic treatments like panch karma and yoga, it is imperative to provide a 50 bed hospital in planning area which can cater to entire upper Shimla region. Besides, more doctors are also required in view of increasing patients and demand of Ayurvedic treatments. Space allocation for development of such hospital is inevitably required to be made in this plan.

10.3 TELEGRAPH AND COMMUNICATION In this era of fast developing Information Technology (IT), Rohru is having various communication facilities like Post & Telegraph, Mobiles services and other land lines, which are serving the masses effectively in the planning area. There is one 3 K Sub-Station installed by Bharat Sanchar Nigam Limited for effective mobile and landline services. As per the official record of BSNL, there are around 600 working 3K Sub-Station & BSNL Complex in Gangtoli landline Connections.

10.4 FIRE FIGHITING An effective firefighting system is essential for the safety and mitigation of fire hazards in town. There are 16 fire hydrants located at various strategic locations on the water supply net works, out of which only four are in effectively working position. Technically, fire hydrants should have on a 3 inch dia water supply line. The system is presently inadequate to serve entire Planning Area population. In order to cater to existing as well as anticipated population, there is need to make provisions in Development Plan to install sufficient number of fire hydrants on appropriate size supply lines and also to

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increase number of fire vehicles. There are only two fire vehicles at the moment.

10.5 BANKING On account of rapid economic development in Rohru, about 6 commercial banks and 2 cooperative banks have already started their operations in town area, which caters to needs of city as well as regional population.

10.6 INDUSTRY The city practically had no industrial growth. However, the traditional small scale industries like wool spinning, weaving, basket making and metal work. 10.7 IMPERATIVES Modernization of education in view of technological advancement is required to be done. Requisite basic amenities are required to be provided. Availability of water is required to be improved. Parking facilities require utmost attention. Repair and maintenance of old buildings is needed or retrofitted in view of seismic environment. The deteriorating environs of the complex is the prime concern. Environmental improvement scheme is therefore, required to be devised and implemented for the town. Similarly, improvement schemes for other educational complexes are required to be prepared and implemented by involvement of local communities, parents-teachers association public representatives and Non-Gazetted Officials. It has been observed that health institutions are located either in congested localities or at lop-sided locations. Therefore, proper width and maintenance of roads is a major concern, so that the ambulance services can be provided effectively. Lack of proper disposal of hospital waste, is a matter of concern. It is imperative that all medical institutions should furnish their requirements of space for expansion and shifting of their activities as deemed fit, in view of paucity of space in existing complexes. Preparation and implementation of an improvement scheme therefore, need no emphasis. Such schemes are required to be implemented by involvement of local communities, elected representatives and Non-Gazetted Officials.

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CHAPTER 11

GOVERNMENT OFFICES AND INSTITUTION

Being Sub-Divisional Head Quarter, Rohru has about 42 Government and Semi Government Offices, which serves entire upper Shimla including Tehsils of Jubbal, Kotkhai, Tikker, Rohru and Dodraqwar. Entire regional population of this area is

dependent on Rohru Sub- Sub-Divisional Tehsil Office Complex at Gangtoli Division. About 2400 employees are engaged in various Departmental offices.

Table 11.1: Employment Details of Rohru Town

Type of Regular Part time Temporary/N Total Employment on Regular In Govt. Sector 1505 170 360 2035 Govt. Undertaking 230 - 120 350 Local Bodies 14 - 1 15 Total 1749 170 481 2400 Source: State Urban Statistics 2013 As per available data it is found that about 2400 employees are engaged in various government offices in planning area. Of the total about 72.88% are regular employees, 20.04% are Temporary/non regular employees and remaining 7.08% are working part time.

11.1 SPATIAL DISTRIBUTION OF GOVERNMENT OFFICES Govt. and Semi-Govt. offices are spatially distributed in the various locations in the planning Area. Most of the offices i.e. 28 offices are located in Gangtoli sector, which comes to 66.67% of the total offices in Rohru Planning Area. In old Rohru area, there are 8 offices, which accounts for 19.05% of the total office, and only 4 offices are in Annu. Only 2 offices are situated i.e at Seema and Samoli areas which falls out of Planning Area.

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Table 11.1: Spatial Distribution of Office Sr. No. Location No. of Offices Percentage 1 Gangtoli 28 66.67 2 Old Rohru 8 19.05 3 Annu 4 9.52 4 Other areas 2 4.76 5 Total 42 100.00 Source : Sub-Division Office Rohru

11.2 PARKING Out of 42 offices, only 15 major offices have Government vehicles such as Public Works Department, Irrigation & Public Health, Sub Division Rohru Himachal Pradesh State Electricity Board, Hospital, Judicial Deptt. and Transport Department. These offices have own parking facilities in and around their Office complexes. However, the parking facilities are inadequate in view of increasing private vehicles to these public offices and visitors. The issue needs to be addressed with in the development Plan.

11.3 OTHER FACILITIES AND AMENITIES Survey analysis reveals that, majority of Govt. offices have all utilities like water, electricity and sewerage. A few rental buildings for offices don‘t have such essential utilities. Therefore, this Development Plan has to propose to make provisions for some combined offices complex in the town for functional convenience and efficiency as well as easy access to public.

11.4 IMPERATIVES As most of the Govt. and semi-Govt. offices and institutions presently located here and there in isolation and even without requisite traffic, transportation and service infrastructure pre-requisites and at the same time, are clashing with prime function of tourism on one hand and heritage, environment and green cover imperatives on the other. To solve the problems of integration of major institutional and office complexes as well as to ensure improvement of their environs, provision for proper schemes including their surrounding areas should be made and the same enforced strictly on priority basis. Besides, zoning of this use is to be ensured as per availability of land, otherwise location of offices in different areas is creating havoc to smooth and systematic planned development of town.

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CHAPTER 12

BASIC INFRASTRUCTURE

12.1 WATER SUPPLY The water supply scheme for Rohru town was constructed by the Public Works Department in the year 1965-66. Before the scheme, local Baoulies, Pabbar and Shikri rivers were main sources of water supply to town. Presently, about 1.0 MLD water is being tapped from the two main sources i.e. Pabbar River and Spail Khud, which cater to the needs of population of 6875 Confluence of River Pabbar & Shikdi Khud along Rohru Townn persons in urban area as well as adjoining rural localities of the Planning area.

12.1.1 SPATIAL DISTRIBUTION OF WATER SOURCES

Spail Khud is situated out of the Rohru Planning area in the east of town. The Pabbar River as perennial water source caters to major part of the water supply requirement of town, which is flowing from north to south on boundary of Planning Area. Around 0.5 MLD water taken from the Pabbar through pumping followed by 0.5 MLD through LWSS Morni Panni and one Gravity scheme. Existing water supply is inadequate to cater for needs of increasing town population. At present availability of water supply is just 70.17 lpcd, which is almost half of the requisite norm of 135 lpcd.

12.1.2 STORAGE TANK

As per the Irrigation & Public Health Department, there are six major tanks available at various strategic locations as per requirements of residents. In view of increasing demand of water supply, new storage tanks are to be

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proposed at various localities in and around the Planning area. Besides, rural community is managing water supply through local baoulies and springs. Major storage water tank of town are located in upper Gangtoli spur and water is supplied through the gravity network having around 9.625 km length, with diameters of pipes ranging between 15-125 mm. The entire water supply system is divided in to eight sectors. Sector-I and II are intensively covered by water supply scheme and around 0.12 MLD water is available for these sectors. Other sectors are covered by Spail Khud source. Quality of water is suitable and made potable through mechanism of sedimentation and filtration processes. There is no chemical impurity in water, which requires special treatment to make raw water potable.

12.1.3 NUMBER OF CONNECTION

As per the record of Irrigation & Public Health Department, there an around 2300 water connections in Rohru Planning area. Out of which 66.27% of connections are in rural area and 33.73% in urban area, which serve the Rohru Planning Area as well as surrounding areas also.

12.1.4 WATER DEMAND FOR 2031

Rohru town is growing by leaps and bounds and overflowing at the seams. From 1991 to 2011 decades, the population of this town has increased at an average decadal growth rate of 55.74%, which is very high as compared to other similar towns. The population growth is likely to follow the similar high growth trend in future as well. As far as demand and supply is concerned, 1.0MLD water is available to town, which is not sufficient to meet current demands of local residents. In order to cater potable water to growing population, the demand of water will be much higher in years to follow. The projected potable water consumption for the year 2021 to 2031 are as below.

Table 12.1.4: Sector wise water Demand for 2021 & 2031 Sr. No. Sector Demand of water ( in mld ) 2001-04 2011 2021 2031 1 Residential 0.6 3.3

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Sr. No. Sector Demand of water ( in mld ) 2001-04 2011 2021 2031 2 Commercial 0.05 0.35 3 Institutional 0.04 0.17 4 Industrial 0.01 0.05 5 Fire & Safety 0.05 0.15 6 Floating 0.09 0.5 Population 7 Total 0.84 1.8 2.8 4.52

Figure 12.1.4: Water demand for 2001-2031

0.7 3.5

0.6 3 0.5 2.5 0.4 2 0.3 1.5 0.2 1 0.1 0.5 0 0

(MLD) demand Water 2001 2021 Sector

Water supply @ 135 lpcd is required to be made available to masses. Due to water shortage in sources, the requisite quantum of water is not available to residents. One source known as Morni Pani khud is not in position to cater potable water due to inadequate availability of water. The demand of water supply shall be 4.52 MLD by the end of Plan period 2031. In order to meet the water requirements of the city by the year 2031, reliable water sources are to be identified and tapped. Keeping in view the overall scenario, provisions of rainwater harvesting and effective water conservation strategies for the conservation of water sources has been made in the Development Plan.

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12.2 SEWERAGE SYSTEM

The Sewerage system for Rohru town was laid in 1994-95 by the Department of Irrigation & Public Health. As per the record of this Department, the scheme was designed for the population of 6607 persons, Sewerage network is connected with household in town area. Sewerage Treatment Plant is set up along the Pabbar River in western part of the Planning area. Yet, in town area most of the drains are open, running along the major roads and residential houses, which are creating inconvenience to pedestrian and customers. Besides, scarce availability of precious urban land for planned development of sewerage networks is prime concern for ongoing rapid constructions of residential houses. The Sewerage system needs to be expanded in view of growing as well as anticipated population. Development Plan shall guide future realignment of proper sewerage system in the Planning Area.

12.3 SOLID WASTE

As per Urban and Regional Development Plans Formulation & Implementation (URDPFI) norms for small and medium towns in hill areas, quantum of waste generation is on an average 0.25 kg

per capita. Therefore, waste generation is estimated around 2.2 tons in the existing planning area having a population of 9501

persons. As per record of Improper Waste Dumping Site along Shikudu Khud Municipal Council, there are 8 dumpers in the Municipal Council area, which are placed in unplanned manner here and there due to inadequate availability of space for them along the roads, commercial and residential buildings. Besides, there are 15 dustbins, one tractor trolley and pressure Dumper with Nagar Parished. Even

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DEVELOPMENT PLAN FOR ROHRU PLANNING AREA - 2031 shopkeepers don‘t have door-to-door collection facility. Therefore, majority of waste is dumped in front of shops and doorsteps. There is no specific dumping site in the Planning area. Majority of solid waste is thrown in open areas and in local nallahs.

Table 12.3: Solid Waste Generation Estimates

Year Population Per Capita waste generations Total Solid Waste as per URDPFI Guidelines Generation (in (in kg/capita/day) Tonnes/day) 1991 4151 0.25 1.04 2001 8000 0.25 2.00 2011 9501 0.25 2.38 2021 12380 0.25 3.10 2026 14785 0.25 3.70 Source: Town & Country Planning Deptt. Projections Existing dumping site near the confluence of Pabbar River and Shikdu Khud is not suitably located as new bus stand is proposed along this dumping site. The toxic liquids and gasses from this waste are directly affecting the downstream water quality and the town as well, which is susceptible to health hazards and posing environmental degradation. There is no provision of segregation of solid waste at household level, thereby non-biodegradable items are mixed with organic materials and same is also being thrown in open areas or on barren lands. Such insensitive activities need to be avoided at any cost in order to maintain livable quality of environment in town.

There is neither centralized treatment of solid waste in town nor any provision of recycling. Therefore, this Development Plan has to make provisions for proper and strategically located sites for dumping purposes. In addition, recycling mechanism and segregation of non-biodegradable waste for the purpose of making compost manures are required to be adopted. Dumping site for the solid waste has been proposed at Podital nallah, falling within Adhal Panchyat, on SH-10 towards Hatkoti, about 3.0 Kms. From the town.

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12.4 ELECTRICITY

Presently, 13 number of electric transformers are installed at various strategic locations in and around the Planning Area. With the capacity of ranging from 100 KVA to 630 KVA and total installed capacity is around 3060 KVA. Besides, 226 KVA sub-station is also installed for the surrounding rural areas.

12.4.1 Number of connection

As per the record of HPSEB, there are around 16,413 connections, of which 89.09% of the total connections are domestic followed by 9.69% commercial. Only 1.20% connections are industrial. Sector wise distribution of electric connections is given below in table 12.4.1.

Table 12.4.1: No. of Connections Figure 12.4.1

Sector Total % age Residential 14207 86.56 Commercial 1832 11.16 Govt. Offices 256 1.56 Industries 92 0.56 Miscellaneous 26 0.16 Total 16413 100.00 Source: HPSEB-Rohru

As far as consumption pattern is concerned, on an average per day consumption is 30,432 KWH, which signify that this pattern is higher as compared to other towns due to heavy consumption of power supply by the resident population and rapid growth of construction industry. Therefore, in order to meet with anticipated need of the proposed population, number of Electricity transformers as per requirements has been proposed at strategic locations.

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12.5 TELECOMMUNICATION

Bharat Sanchar Nigam Limited has installed a Sub- Station with capacity of 3K for effective communication networking in the Rohru town. As per their record, around 600 working landlines connections are given to various consumers in and around the Planning area. Besides, around 10000 mobile connections are provided in Rohru region. Keeping in view development trends, to meet the requirements of anticipated population by the plan period, capacity augmentation may be required.

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CHAPTER 13 TRAFFIC AND TRANSPORTATION

13.1 ROAD NETWORK The transportation network in Rohru Planning Area is exclusively road-based as arterial, sub-arterial, sectoral and local roads. The internal circulation pattern of the town is linear, which has governed and dictated the road network pattern. Rohru Planning area is connected with various parts of the District and State through a good network of Highways. The development pressure on highways and internal network is causing problems of congestion, blockade, delays, accidents and pollution. The circulation network needs immediate expansion in the light of rapidly changing traffic scenario and future requirement

13.2 ARTERIAL ROADS 13.2.1 State Highway No-10 SH-10 is the major arterial road, which connects Rohru town with the State Capital and extends further up to Rampur via Summerkot, Sungri, Bhali and Tacklech. It has 4.0 kms. long segment with in Planning Area, which starts right from Mahendali Nallah-Patrol pump in south to Samoli Bridge in the north of Planning area. This road caters to the needs of regional traffic. Major development has come all along this arterial road. Major commercial and non-confirming activities like workshops and timbers market are

located along this road. It is called Shimla-Rohru-Chirgaon Road- SH-10 Shimla-Rohru-Chirgaon road.

13.2.2 Rohru-Rampur Road It caters to upper rural areas of Rohru Sub-Division i.e. Summerkot, Sungri as well as Rampur town. About 7.0 km length of this road falls within Planning area, right from Rohru town to the edge of Annu area. High intensity of recent development has come up along this road. Huge number of apple laden trucks pass through this road during Rohru-Rampur Road peak apples season causing congestion and bottlenecks within the town area.

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Therefore, during the summer season, quantum of heavy vehicles is very high in town, which affects adversely the living environment of town. As such, this road urgently require widening of major bottleneck points in order to ensure smooth and fast flow of traffic within the planning area. Even this important arterial road doesn‘t have practically safe junctions which need to be addressed on priority. Obstructions on account of directly abutting building frontages, unauthorized parking on streets, loading and unloading on road side space are very common in town.

13.2.3 Local Roads There are three major roads i.e. Dhashalini, Arahal and Sairi road. These roads are connecting major rural parts of the Planning area with town. Even development of residential and commercial establishments have started coming along these roads. Therefore, prime agricultural lands now are getting converted in to various urban activities, in unplanned manner. Keeping in view, the Development Plan shall have to make provisions to contain this type of unplanned development and especially to discourage the ribbon development. The development of town follows the topographically dictated street pattern.

13.3 TRANSPORTATION The general topography of town doesn‘t discourage the use of slow moving vehicles. The vehicular traffic, which constitutes mainly of trucks, buses, cars and jeeps, is carried by the major arterial roads passing through the town. The traffic problems aggravated with the increase in traffic volume due to expanding administrative and tourism functions in town as well as horticultural development in the hinterlands. Due to multi-functional character of the town, the traffic has been increasing at a fast rate. There is an extreme strain on the existing circulation system especially in areas like Bus Stand Main Bazaar on the southern side, Gangtoli Bazaar on the northern side and Bakhirna area of the town particularly during peak tourist seasons as well as apple and potato seasons. The wholesale marketing of vegetables, fruits and grains is mixed intermittently within commercial complexes in these areas. The existing apple Mandi is causing major jams during the peak apple season. There various functions and activities need to be separated in order to decongest the general commercial areas of town.

13.4 GROWTH OF VEHICLES Rohru town is facing many traffic problems, generated by the ever-increasing number of vehicles over the years. Developed for pedestrians, animal, the road network of Rohru appears unable to cope with fast moving four- wheelers, scooters, buses and trucks. As per Survey conducted by the Town

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and Country Planning Department, about 65% people in Rohru use buses as a mode of transport, while 10% people used their own private vehicles and 5% use two wheelers and 20% go on foot to work places and education centres. As per secondary information, the total number of vehicles in Rohru Planning Area was about 328 in 2005.

13.4.1 Number of Vehicles Owing to rapid urbanization and population growth, Rohru town has observed one of the highest growths in number of registered vehicles. The details of all types of vehicles are given in table 13.4.1 below.

Figure 13.4.1: Number of Vehicles

Vehicles No. of Vehicles % age Two Wheelers 60 8.89 HMV 220 32.59 LMV 350 56.86 Other 45 6.66 Total 675 100.00 Source: Transport Department, 2005

Table reveals that quantum of HMV is around 220, which accounts for 32.59% of the total vehicles followed by 36.59% LMV. Heavy vehicles consists of trucks, buses where as light motor vehicles includes car, jeep and taxis. Besides, 6.66% vehicles are in other category i.e. ambulances and tractors. Keeping in view the past trend, number of vehicles is likely to increase to 600 vehicles during the Plan period up to 2031.

13.5 TRAFFIC VOLUME Traffic survey conducted by the Town & Country Planning Department reveals that passenger car units (PCU) are much higher as compared to other similar towns of Shimla district. During the morning peak hours passenger car units are 996, out of which 314 are recorded as outgoing traffic from the town followed by 682 passenger car units recorded as in coming traffic into the town from the different destinations. Besides, 1018 passenger car units is recorded during the evening, of the total 35.65 % is out going and 64.35 % is in coming. The pattern shows the importance of regional traffic in the overall transportation profile of the town.

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Table 13.5: Traffic Volume Junction Duration Two HMV Bus Tru Total Remark @age Whee ck s lers 23 203 66 22 314 Out- 15.59 Tri- going junction Morning 33 469 121 59 682 In- 33.86 Main coming chowk 13 189 191 11 404 Out- 20.06 Evening going 33 434 121 26 614 In- 55.55 coming Source: Town & Country Planning Department, 2005 Figure 13.5: Traffic Volume There is a sharp growth in traffic Passenger Car Units ( per day) volume over the time, which is causing traffic congestion, 1020 1000 bottlenecks and pollution as well 980 960

as problem to town and 940 pedestrian movement. Therefore, 920 PCU 900 in order to provide smooth and 880 860 sustainable traffic movement, 840 bye passes are required on left 820 Morning Evening bank of river Pabbar. This will cater to major Highway traffic as at present the highway traffic pass through main town. On this road numerous obstructions such as encroachments, commercial buildings and non-conforming activities are growing beyond control. Therefore, this road is becoming highly prone to accidents and creating areas of intense congestions and constant bottlenecks. So proposed bye-pass road will cater to heavy traffic and reduce accidents and make Rohru a congestion and pollution free town. Besides, another bye pass is needed, which may take off right from upper Annu to Dhasheni village and rejoin at near Samoli Bridge. It will provide alternative to Rohru-Rampur Highway. A few convenient local roads are also required to be developed during the Plan period.

13.5.1 Traffic Volume Projection Based on past trends, traffic volume has been projected for the Plan period of 2031, which will likely to be 5,749 Passenger Car Units per day. This anticipated traffic volume shall be managed through proposed bye-pass roads. Present roads have neither carrying capacity nor scope of widening due to physical constraints and numerous physical obstructions.

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13.6 TERMINALS 13.6.1 Bus Stand Bus-terminal for Rohru town was made with capacity to accommodate seven Buses only. It is located along the Shikudi Khud in the heart of main town. As per Urban and Regional Development Plans Formulation & Implementation (URDPFI) norms location of Bus Terminal is not suitable as it creates nuisance to residents as well as to nearby Government Offices by adversely affecting their working environment and efficiency. New Bus Stand of regional level was Bus Terminal Rohru with 7 Bus Bays proposed and is under construction along the riverbed of Shikdi Khud about 250 meters southeast of the existing bus terminal. However the construction activity is at halt for last five years. The proposed terminal has sufficient bus bays to cater for the daily bus schedules and parking space for 50 buses for idle parking during day and also for night parking. Besides, a community car parking with capacity of 100 cars is also required to be proposed. Presently there is not any Community Car Parking, therefore, total private taxis are queued either on road sides or in front of shops/ houses.

13.6.1 Truck terminal Presently, Rohru town don‘t have any Truck Terminals and all trucks are queued on roads sides, causing constant problem to smooth traffic flow on the State Highways. During apple season, trucks are parked along the Trucks queued along Major arteries highway upto Mehandli nalah and beyond even. Keeping this in view, Transport Nagar including truck terminal has to be proposed on the proposed bye-pass road on the left bank of River Pabbar. Therefore, an area of 3.0 hectares including are for ware housing has been allocated for this purpose.

13.7 MAJOR CONCERNS In the absence of proper land sub- division at individual ownership level, lack of Land Pooling and Reconstitution Schemes for joint contiguous ownerships and proper schemes by the local bodies and Panchayats, there is haphazard network of zig-zag streets, leading to utter chaos. In the absence of

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enforcement of provisions of ‗Section 16-C‘ by the revenue authorities in terms of registration of irregular and zig zag ‗Khasra‘ plots without directing the land owners for proper layouts illustrating and earmarking proper road network in a hierarchical fashion, various haphazard and congested localities have come up and are now turned into an eyesores and a blot on the townscape of Rohru. Upcoming ribbon development along the State Highway and regional roads emanating from the town are reducing the efficiency of roads has become an important matter of concern for town‘s development. The unauthorized roadside parking all along all major roads further adds fuel to the fire.

13.8 IMPERATIVES As serious challenges are posed by uncontrolled and haphazard development of Rohru and environmentally sensitive areas in and around it, traffic and transportation networks require serious thought and meticulous planning. The ribbon development problem, endangering tourist potential on one hand and causing traffic hazards on the other, have to be tackled on war footing. To cope up with these urban problems, all activities and uses including shops, hotels, workshops practically dependent on the roads, must be heavily charged and rigorous steps to control them under the mandatory provisions should be taken.

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CHPATER-14 EXISTING LAND USE

The H.P Town & Country Planning Act 1977 was extended to Rohru in 1986 for ensuring Planned and regulated development of Rohru Planning area. Subsequently, the Existing Land Use (ELU) of Rohru Planning Area was freezed. So far the existing land is Land use concerned, entire urban uses are 8% 6% intermixed with each

other and as such no 86% adequate provisions of urban land use zoning

exist. Total area of Urban use Agriculture/Green Water bodies Rohru Planning Area is 600.91 hectares, of which, an area of 70.25 hectares, i.e. 8.33% is under water bodies. Area under urban use is 47.85 hectares, which accounts for only 5.68% of total Planning Area. The land use wise descriptions are given in paragraphs.

14.1 RESIDENTIAL USE The residential use comprises of 20.50 Hect. area, which accounts for 37.37% of the total Rohru planning area which is very low as compared to 50-55% as per URDPFI Guidelines for small hill towns. As per Census 2011, about 2281 households are residing in the planning area. Majority of houses are Ground+2 and Ground+3 respectively with mixed nature of residential-cum- commercial. Residential localities are scattered in every sector in the urban area namely; Main Bazaar Rohru town area, rural and urban Gangtoli, Annu- Jhakhar and Bakhirna. Majority of houses are constructed in Reinforced Cement Concrete framed structure as against local materials i.e. wood stones and Dhajjiwall. Construction of houses and its designed concept is not as per provisions of rule and regulations, therefore, haphazard RCC structures are emerging in corridors along major arterial roads.

14.2 COMMERCIAL USE Commercial establishments are concentrated in central town area within walkable distance of just 500mtrs. There are about 759 shops in the Municipal Council area providing all kinds of goods. Besides, convenient shops exist in each and every locality of urban area from rural Gangtoli to Annu and Bakherna up to Samoli Bridge. In addition to this, hotel, restaurants, banks

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and Guesthouses are also included in commercial use. Therefore, total area under commercial use has been worked 4.00 hectares, which accounts for 0.47% of total Rohru Planning Area which is quite less as compared to the Urban and Regional Development Plans Formulation & Implementation (URDPFI) norm of 2-3%. Ribbon development of shops along the arterial roads is a prime concern. The concentration of repair shops along the State highway-10 has posed great threats to smooth flow of traffic. A mixed kind of development with shops on Ground floor and residences in upper floor is a common feature. Commercial activity has intermingled with the vital use of tourism, institutional, offices, facilities and services. Unplanned and haphazard commercial activity has posed threat to tourism and community life.

14.3 INDUSTRIAL USE Physical constraints have restricted the development of large scale industries in Rohru planning area. However, small scale industries including service industries have come up i.e. Steel Fabrication, Foot Wear, Printing Press, Auto Repairing & Spare Parts. Besides Handloom and Handicraft industries also exist in town. The industrial use, thus occupies an area of about 0.35 hectare, which constitute just 0.64% of the total Rohru planning area. Town has potential for growth of agro-based industries, which may cater at regional level. Therefore, these industries need to be proposed for the Plan period 2031.

14.4 GOVERNMENT, SEMI- GOVERNMENT AND FACILITY AND SERVICES There are about 42 Government and Semi-Government Offices. Of which 20 Offices don't have their own buildings and they are functioning in residential private buildings taken on rental basis. Offices are spatially scattered in each sector, of which 67% of the total offices area accommodated in Gangtoli area, followed by 33% in old Rohru area. An area of 2.50 hectares is under this use, which comes to be just 4.56% of the total urban planning area.

An area of 5.00 hectare is under facilities and services use. It includes schools, hospitals, post office, Industrial Training Institute, water works, sewerage, sanitation, solid waste disposal site, electricity networks and telephone exchange area, which accounts for 9.11% of the total Rohru Planning Area. Zoning of use are mixed up, causing confusion and collision in functional efficiency and hindrance in systematic planning.

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14.5 PARKS AND OPEN SPACES There are two only organized park and open spaces i.e Municipal Council park in Gangtoli and Rohru Mela ground. An area of 3.00 hectare is under this use, which accounts for 0.36% of total planning area. Other sectors don't have sufficient number of open space and organized parks to serve active and passive recreational needs of town residents as well as visitors. Besides, Planning Area has sufficient number of orchards and agricultural productive lands around the urbanized area. Most of the fertile agricultural land is gradually getting converted in residential and commercial use; therefore, acceleration in consumption of virgin land is much higher due to rapid urbanization process and influx of in-migration for job opportunities.

14.6 TRAFFIC AND TRANSPORTATION The major town traffic and transportation system takes place on two major roads, which interconnect various sectors of town as well as the surrounding areas. Most of the pedestrian use these roads and mainly comprises of office workers and other commuters on daily routine. Frequent traffic snarls, congestion, bottlenecks and blind curves are the major problems. Area under roads, Bus terminals and taxi stands works out to be 17.00 hectares, which accounts for 2.02% of the total urban use. Adequate numbers of organized Community Parking lots are not available in town; therefore, public and private vehicles are parked illegally on roads sides. Availability of land to service this use is inadequate due to scarcity of land resources and encroachments.

14.7 AGRICULTURE/ FOREST AND BARREN LAND

Area of 475.81 hectares is earmarked under agriculture/forests and barren land. The anticipated growth of various urban uses shall be met out from the agriculture land itself due to non availability of Government land in urban area. It accounts to 79.79% of the total Rohru Planning Area.

14.8 WATER BODIES

The land under water bodies is around 70.25 hectares, which shall remain as such. It account for 8.33% of Rohru Planning Area. Table 14.9: Existing Land Use of Rohru Planning Area

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Sr. No. Uses Area in Hect. % Age to total Area 1. Residential 20.50 37.37 2. Commercial 4.50 8.20 3. Industry 0.35 0.64 4. Govt. & Semi Govt. and 7.50 13.68 Facility and Services (5.00+2.50) 5. Parks and Open spaces 3.00 5.47 6. Traffic and Transportation 19.00 34.64 7. Total 54.85 9.12 8. Agricultural. Green/ Barren 475.81 79.19 land 9. Water bodies 70.25 11.69 10. Total 546.06 90.88 Grand Total( 7+10) 600.91 100.00 Source : Existing land use map, 2005

Fig 14.9: Existing Land Use

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CHAPTER-15 PROJECTIONS AND REQUIREMENTS

15.1 PERSPECTIVE Projections for the Development Plan have been worked out in view of analysis of surveys, studies and the anticipations thereof, on one hand and public aspirations, on the other. Population of Rohru Planning Area is anticipated to be about 14,785 by the year 2031. The existing Rohru Planning Area consists of 600.91 Hect. of land under different uses as detailed in table 15.1 below.

Table 15.1: Existing land use Sr.No. Land Use Area in % Age to total Hectares Area 1. Residential 20.50 37.37 2. Commercial 4.50 8.20 3. Industry 0.35 0.64 4. Govt. & Semi Govt. and Facility 7.50 13.68 and Services (5.00+2.50) 5. Parks and Open spaces 3.00 5.47 6. Traffic and Transportation 19.00 34.64 7. Total 54.85 9.12 8. Agricultural. Green/ Barren 475.81 79.19 land 9. Water bodies 70.25 11.69 10. Total 546.06 90.88 Grand Total (7+10) 600.91 100.00 Source : Existing land use map 2005

15.2 HARD REALITY People are involved in construction activity generally three to four times than their actual requirement. Consumerism and urbanization forces are playing havoc with land resources of this premier hill town. However, an order has to be established in the town. The interests and concerns of economically weaker sections of the society and low-income group have to be fully addressed. Accordingly the land requirements have been worked out on the basis of spatial norms and standards in vogue.

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15.3 REGIONAL CONTEXT Rohru apart from being a seat of Sub-Divisional level administration function is a multifaceted settlement. It serves population of outer neighboring Tehsils such as Tikker, Jubbal, Chirgaon and Dodra Kwar. Rohru town serves as a hub for trade and commerce activities as well as services functions including health and higher education. It is also serves as a base station for destination in the hinterland namely, Summerkot, Hatkoti Sairi, Seema and part of Chanshel Valley. The Development Plan thus has been devised giving due consideration to the regional importance of the town.

15.4 POPULATION PROJECTION The population of the Planning area has been worked out considering the growth trends for last two decades i.e. 1991-2001 and 2001-2011. It is observed that the high growth trend of 1991-2001 has substantially declined in 2001- 2011 decade. Beyond 2011 till 2031, more natural and prevailing trend of population growth is anticipated on account of over strained infrastructure and non-availability of serviced land within the urban limit. The future projections have been worked out for the period 2011 to 2031, which shall be 12,380 persons in 2021 and is likely to reach 14,785 by 2031.

15.5 DEVELOPMENTAL PROPOSAL In Rohru Planning Area, ribbon development is coming up all along the State Highway-10 and other major arteries. The proposal have been prepared with due consideration to various limitations like topography, problem involved in land acquisition from private owners and rights of the people to developed land according to their own requirements. The forest area, orchards, area under water bodies and undevelopable areas are kept as such. Majority of the proposed land for various activities, availability has to be ensured from the private agricultural land holding only. It has been considered in wake of acute shortage of Government land to meet present and future requirements. The following proposals have been detailed out as per requirements of anticipated future population growth.

15.6 LANDUSE ANTICIPATION 15.6.1 Residential use In order to cater to the requirements of housing for the anticipated population of 14785 persons in Planning Area, about 3696 dwelling units shall be required by 2031 by assuming a household size of 4.0. As per Census 2011, at the rate of 4.17 persons per family, there are about 2281 households in the Planning Area. Thus, there will be additional requirement of 1415 dwelling units by the year 2031 to meet the requirement of all 3696 households. As per

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2005 ELU, the Net Density is very high, which is about 457 persons/hectare. Assuming a lower future density of 150 persons/hectare, about 98.57 hectare land shall be required to meet the housing needs of planning area population. As 20.50 hectare area already exists under residential use, therefore, an additional area of 38.64 hectares is required to satisfy the needs of this use.

15.6.2 Commercial use From 2005 to 2014, number of commercial establishment in Planning Area has increased from 413 to 759, at an average annual growth rate of 7%. In view of increase in number of tourists and population, the growth of shops from 2015 to 2021 is taken at a lower rate of 5% and from 2022 to 2031 at the rate of 4% and the number will touch 1068 and 1300 respectively. The land requirement for additional 541 shops at the rate of 50.00 square meter area per shop includes parking and circulation area, works out to be 2.70 hectares. Besides this, an area of about 2.00 hectares of land is required for wholesale and warehousing activity. The total additional requirement therefore works out to 9.00 hectares. As the existing area under commercial use is 4.50 hectares, total area under this use works out to be 9.00 Hectares.

15.6.3 Industrial use In order to cater to the anticipated floating population and workers at rate of 5 sqm per worker an area of 4.00 hectare will be needed by the year 2031. Total area under this use is worked out .60 hectare for plan period of 2031. As 0.35 hectares already exists under small and light service industries in urban area. Therefore, an area of 0.60 hectare shall be required additional and rest of the 3.40 hectare area earmarked for light services industries near Adani Apple Store at Mehandali and the same falls outside the jurisdiction of Rohru Planning Area.

15.6.4 Government, Semi-Government and Facility Services Rohru is an administrative city on one hand and growing tourist paradise on the other, is equipped with the multifarious institutions, government and semi-Government Offices. The entire regional population depends upon the Rohru town for their regional requirements. Major Government and Semi- Government Offices, institutions exist in the Gangtoli urban and old Rohru town. Keeping in view, the anticipated population, tourist traffic and regional dependent population, the requirements for amenities, offices and institutions have been worked out. The total requirement for public and semi-public use works out to 11.65 hectares. As 7.50 hectares of land already exists under this use, therefore additional requirement by the year 2031 works out to 4.15 hectares. Offices not having their own buildings need to be accommodated in

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proposed Combined Office Complex. The space for Combined Office Complex building has been proposed at Annu.

An area of 4.00 hectare is utilized under facilities, services and utilities. It is anticipated that an additional area of 5.00 hectares shall be required for providing various facilities in the planning area by the year 2031, to cater anticipated demand of space for utilities and facilities, in view of postal, banking and police facilities and services, Public Health Centers as well as basic infrastructures. Keeping in view, the anticipated population, tourist traffic and regional dependent population, the requirements for amenities have been worked out to 9.00 hectare.

15.6.5 Parks and Open Spaces use In order to restore the old glory of town by developing adequate organized parks and open spaces in each sector, an area of 11.65 hectare shall be required within planning area. Presently, two parks are available at Gangtoli and old Mela ground with combined area of 3.00 hectare. As requirement of parks and open spaces are in all sector, in view of recreational needs of residents as well as visitors for both active and passive activities, an additional area of 8.65 hectares needs to be earmarked for whole planning area.

15.6.6 Traffic and Transportation use Area under the traffic and transportation use has increased manifold during recent years. At present 19.00 hectare area is under this use. An additional area of 1.25 hectare. In addition, 0.50 hectare area is allocated for new Bus Stand including car parking lots at confluence of River Pabbar and Shikudu Nallah. The existing Bus Stand with a capacity of 7 Bus bays is highly inadequate to cater for even present needs. As such a new Bus stand is urgently required with all modern facilities and amenities.

15.6.7 Agriculture/ Forest and Barren land An area of 475.81 hectare has been kept intact under this use and also for anticipated urban uses, which shall be met from these agriculture lands only due to non availability of Government land within urban area. Already prime agricultural lands are getting converted into various urban uses. The remaining area under this use, after sufficing the need of all other land uses shall be 418.37 hectares.

15.6.8 Water Bodies use The land under water bodies is 70.25 hectare shall remain as such. River banks are to be developed for active and passive recreation activities. Forest

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DEVELOPMENT PLAN FOR ROHRU PLANNING AREA - 2031 and Tourism department will develop such areas for proper landscaping and beautification of town. The total additional area requirements are summed up as under.

Table 15.6.9: Requirement of additional Area for 2031 Sr. Land Use Category Existing Additional Total % Age No. area in Area in Area Hect. Hect. 2031 in Hect. 1. Residential 20.50 38.64 59.14 67.27 2. Commercial 4.50 4.50 9.00 7.83 3. Industry 0.35 0.25 0.60 0.43 4. Government and Semi- 7.50 4.15 11.65 7.23 Govt. and Facility and (5.00+2.50) Services 5. Parks and Open spaces 3.00 8.65 11.65 15.06 6. Traffic and 19.00 1.25 20.25 2.18 Transportation 7. Total 54.85 57.44 112.29 19.00 8. Agricultural. Green/ 475.81 0.00 418.37 85.62 Barren land 9. Water bodies 70.25 00.00 70.25 14.38 10. Total 546.06 00.00 488.62 81.00 11. Grand Total 600.91 57.44 600.91 100.00 Source: Existing Land Use Map, 2014 and Projections

Figure 15.6.9: Requirement of Additional Land Area for 2031.

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CHAPTER -16 DEVELOPMENT PROPOSAL

16.1 PERCEPTION The Development Plan caters for entire Rohru Planning Area, which consists of Municipal Council and Rural Area. It envisages for the requirements of population of Planning Area, dependent regional population and tourists population to this region. Hence, proposals have been finalized in view of community aspirations, potentials of land and recommendations from series of deliberations held with professional experts, stakeholders and the community. The Development Plan is a document of common man, a document of the public/community and that of the local bodies, Development Authority and the Government. Rohru Planning Area including fringes are highly eco-sensitive and fragile for development. Need based construction for original local inhabitants shall therefore be allowable in these areas. Those who have already purchased lands in these areas may be allowed need based two-three storeyed constructions with slanting roofs.

16.2 IMPERATIVES

The Development plan envisages allocation of land for urban uses to meet the future requirements and proposed land use structure has been devised accordingly. Hence various land uses have been proposed, keeping in view, the availability of developable land in each sector, holding capacity in terms of population and activities, conformity to land uses of surrounding areas, site characteristics and convenient distance of work place from residential areas, land values, heritage and eco-logical imperatives.

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Fig. 16.2.1: Area under Urban and Non-Urban Use

Out of 600.91 hectare of land within Planning Area, 112.29 hectare is earmarked under the different urban uses. Non-Urban uses comprise of 546.06 Hectare. Agriculture use comprises of 418.37 hectares including undevelopable and barren land. Area under water bodies comprises of 70.25 hectare. As the Government land is scarce, entire development has to take place on the land of individuals and in agricultural areas. 16.3 PROPOSED LANDUSE STRUCTURE 16.3.1 Residential use 16.3.1.1 An additional area of 38.64 hectares has been earmarked for residential use in Rohru Planning Area, depending upon the availability of developable land. As area of nursery schools, sub-post offices, dispensaries, convenient shopping, hawkers and other lower order amenities are not detailed out in Development Plan, their landuse requirements have been included in residential area. Presently, as per 2011 Census the population of Rohru Planning Area is 9,501 persons and there are 2281 households. By the year 2031, population of Planning Area is likely to be 14,785. It is estimated that total demand for housing by the year 2031 will be 3,639 units assuming a household size of 4.

16.3.1.1 In order to cater for the demand for housing, areas for residential use have been proposed as per availability of developable land in Planning area namely at rural Gangtoli, Annu, Sairi Dhushailini and Bhakherna. The Central Rohru town has become over-crowded. Population density in a few pockets of Central Rohru is above 750 persons/hectares. No more construction shall be allowed in central Rohru. Therefore, no more

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population is proposed to be accommodated in Core Area as well as congested and ecologically sensitive pockets and construction shall remain banned in such localities.

16.3.2 Commercial use 16.3.2.1 The commercial activities have come up here and there in every nook and corner of the town. Presently, there are 759 commercial establishments in Planning Area. It is anticipated that number of commercial establishments is likely to increase to 1300 by the year 2031. Therefore, 4.50 hectare of land has been allocated for the commercial use.

16.3.2.2 Haphazard commercial pursuits, encroachments on the roads and intrusion and collision thereof with other activities is presently playing havoc. It has been observed that more than 65% commercial establishments are located in Central Rohru. All out-efforts are required to be made to decongest Central Rohru by shifting of wholesale commercial activities, vegetable market, and non-conforming activities.

16.3.3 Industrial use In order to encourage local arts and crafts, to accommodate workshops, Steel Fabrications, Shoes industry, Printing Press etc. area for this use is allocated along the Rampur-Rohru State high way at upper Annu side. Only eco-friendly or home based industries shall be allowed in this area in order to safe environment. Total an area of 4.00 hectares has been proposed for this use, out of which 0.35 hectares of land is already existing under industrial use and 0.60 hectare proposed for industrial use at Bekherna near at bank of Pabbar River.

16.3.4 Government, Semi-Government and Facility and Services The Public and semi-Public use includes Government and semi Government offices, which are about 42 Government and semi- government offices. Out of these, 66.66% are located in Gangtoli area followed by 19.06% in old Rohru town area. About 9.52% Govt. offices are in Annu area. The haphazard location of facilities, services, govt. and semi-Govt. offices and institutions is a matter of a serious concern. Most of the Govt./Semi Govt. offices and institutions are presently located here and there in isolation of each other, which don‘t have appropriate place- folk-work relationship. Total area of 8.25 hectare has been proposed under this use. Proposed convenient site for Govt. and Semi Govt. offices shall be made in Annu. There is 2.50 hectare land is under existing use of Govt. and Semi Govt.

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An area of 5.00 hectare space has been proposed for this use, which includes basic infrastructure water supply, sewerages and solid waste treatment plants. Services such as postal, banking schools, cremation grounds, community halls and auditorium are to be accommodated. Presently 5.00 hectare area is under this. Space for proposed amenities and utilities are allocated as per availability of developable land in each sector.

Table 16.3.5: Area requirement for various utilities and services by the year 2031. Sr. Facility Existing Standard Future Area Total No. of Popu- Requirements in area (in lation (No.) hectare hectare.) 01 College 1 Regional 1 2.50 2.50 02 Sen. Sec. School 2 5000-6000 2 1.00 2.00 03 High School 0 5000-6000 2 1.00 2.00 04 Primary school 5 2000-2500 5 0.40 2.00 06 Nursery School 2 2000-2500 5 0.10 0.50 05 ITI 1 Regional 1 2.00 2.00 06 Regional Hospital 1 Regional 0 2.00 0.00 07 Town Hospital 0 Town Level 1 0.25 0.25 08 PHC 0 5000-6000 2 0.40 0.80 09 Veterinary 1 Regional 1 0.50 0.50 level 10 Sectoral park 1 Cluster lvl. 6 0.40 2.40 11 Local park 0 Cluster lvl. 8 2.10 16.8 12 Cinema 0 Town level 1 0.20 0.20 13 Library 0 Town level 2 0.20 0.20 14 Reading Room 0 Sector level 2 0.10 0.40 15 Community hall 0 Sector level 2 0.10 0.30 16 Club 0 Sector level 2 0.40 0.80 17 Auditorium 0 Town level 1 0.20 0.20 18 Stadium 1 Town level 1 1.50 1.50 19 Sub-post office 0 Sector level 3 0.01 0.03 20 Electric sub station 8 Two each 5 0.05 0.25 sector 21 Telephone 1 Town Level 1 0.40 0.40 Exchange 22 Police station 1 Town level 1 0.40 0.40 23 Police Post 0 Sector level 3 0.40 1.20 24 Fire Station 1 Town level 1 0.40 0.40 25 Petrol & Diesel 1 1 for two 2 0.40 0.80 sector 26 Art Galley 0 Town level 1 0.40 0.40 27 Total ------39.13

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16.3.5 Parks and Open Spaces Presently, 3.00 hectares area of land is under organised parks and open spaces, which is insufficient to cater for the needs of local residents as well as tourists. However, green cover/forest is also serving the vital purpose of green cover. The Development Plan further envisages providing Sector level parks in each sector. Therefore, total area of 11.65 hectares has been proposed, out of which 3.00 hectares is already existing.

16.3.6 Traffic and Transportation use Two major bye passes have been proposed from Samoli Bridge (Bakhirana) Mehandali i.e. 2.5 Km. and proposed Bus Stand near Sekhari Nallah to Anupam Hotel i.e. 400 metre in order to cater growing traffic volume on the existing roads.

 Proposed bye-pass road measuring an area of 1.88 hectare has been earmarked on the left bank of Pabbar River, which starts right from Mendhali Nallah to Samoli Bridge.

. Right from Annu-Dhushalni to Samoli Bridge measuring an area of 13.50 hector has been proposed for alternative bye road for Rohru-Rampur State High way No.-1. . An area of 3.00 hectare has been proposed for Transport Nagar on left bank of river Pabber. . With capacity of 100 buses, Bus Terminal has been proposed and space for this use is allocated along the Shikudu River. Besides, a community car parking with capacity of 100 cars has been also earmarked. Total space for this use allocated along the Shikudu River.

16.3.7 Agriculture/ Forest and Barren land An area of 418.37 hectares has been kept as it for anticipated urban uses, which shall be meet out from the these agriculture land due to non availability of Government land in urban area. Already prime agricultural lands are getting converted in to various urban uses.

16.3.8 Water bodies use The land under water bodies is 70.25 hectares shall remain as such. River banks are to be developed for active and passive recreation activities. Forest and Tourism department will developed such areas for proper landscaping and beautification of town. The total additional area requirements are summed up as under.

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CHAPTER- 17 PLAN IMPLEMENTATION

17.1 PERCEPTION The Development Plan caters for entire Rohru Planning Area, which consists of Municipal Council Area, and adjoining rural areas. It envisages for the requirements of population of Planning Area, dependent regional population and tourists population to this region. The proposals have been finalized in view of community aspirations, potentials of land and recommendations emerged in series of deliberations held with professional experts, stakeholders, Administration authorities the community. The Development Plan is a document of common man, a document of the public/community and that of the local bodies, Development Authority and the Government.

17.1.1 The mechanism of land acquisition from private landowner is a challenging task, still proposed infrastructure are to be on both Government as well as private land. Therefore, it has to be ensured that people involvement by adopting participatory approach in planning be accomplished and joint efforts to be initiated by the concerned Departments like Town & Country Planning Department, Urban Development, Development Authority Revenue Department and other Local Bodies to implement the plan. 17.1.2 The phasing, costing and implementation of development Plan have been envisaged by integrating it with the system of economic Five Years Plans and development priorities to meet needs of growing and projected population of 14,785 persons. Besides, provisions of services and serviced land are prerequisites to be made in view of Planning provisions to channelise growth of the town in accordance to Development Plan proposals. 17.1.3 So far as funds are concerned for infrastructural development, for the bulk services State government shall make allocations either to Development Authority or Infrastructural Departments, and other nodal government Departments, Public Sector Organization are responsible to provide funds for development proposal related to their respective fields from their own general budgetary provisions under State Plan resources.

17.2 PHASING Development Plan is a statutory tool to guide physical development of town during 2015 to 2031 in close integration with respective Five Year Plan. The in-between periodic reviews for monitoring the progress of implementation and to assess the efficiency of development proposals in view of socio- environment and technological dynamism shall be the inherent characteristic

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of the Plan implementation process. The first phase of Development Plan implementation is very important as it sets to the development pattern that is to be followed in subsequent phases.

17.3 PHASING Development Plan is a mandatory document to guide the future development. Implementation of Development Plan is divided into three phases coinciding with five year plan namely.

Sr. No. Phases Year 1 Phase1 2015-17 2 Phase 2 2017-22 3 Phase 3 2022-31

The following proposals are proposed to be implemented: . Acquisition and Development of land for the construction of proposed Bus Stand near Shikudu nallah measuring 0.50 hectare. . Acquisition of land for construction of car parking along the Shikudu Nallah measuring 0.50 hectare area. . Acquisition of land for construction of proposed bye-pass road on the left bank of Pabbar River from Mendhali to Samoli bridge measuring an area of 1.88 hectare. . Acquisition of land for construction of proposed bye-pass road from Sikari Nallah near proposed Bus Stand to Anupam Hotel 0.25 hectare. . Site development for Warehousing and Whole Sale market measuring 3.00 hectare on proposed bye-pass road on the left bank of Pabbar River near Adani Apple Store at Mehandali. . Site development for Combined Office Complex at Annu measuring an area of 2.50 hectare. . Allocation of funds for conservation of old heritage monuments. . Land Pooling and Reconstitution Schemes are to be devised and implemented in plan period accordingly. 17.4 FINANCING AND RESOURCE GENERATION 17.4.1 Rohru being a potential tourist and multifunctional town, financing of plan is required to be geared by the Development Authority by raising resources from the betterment levies on development pursuits. Conversion of land use may be charged suitably in view of enhancement of land values. The development that has come up along the State Highway and public roads is required to be suitably charged. 17.4.2 The cost of residential development including road network, sewerage, drainage, electricity, parks, open spaces, parking and other amenities is to be

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borne by the landowners, through the mechanism of Land Pooling and Reconstitution and thereby enhancement of land values. The benefits likely to occur by the sale of plots would be sufficient to meet with the cost of development. 17.4.3 In view of implementation of proposal in each phase priorities of subsequent phases shall be worked out, resources generated and accordingly implementation has to be ensured.

17.5 COSTING The Plan envisages for residential development by the landowners through Land Pooling and Reconstitution mechanism. Land Pooling and Reconstitution Schemes are to be implemented by the Development Authority by organizing landowners with the help of Revenue Authorities, Local Bodies, Panchayats and Infrastructural Departments. The Development Authority will be responsible for preparation of such schemes. The funds are to be raised from potential buyers of developed plots who are going to be allotted the same. 40% land will be surrendered for amenities, roads, parks, open spaces and other public purposes will be ultimately vesting with the Development Authority. It will earn in terms of charges to be levied on services, infrastructure likely to be provided to the inhabitants. So far as arterial roads and major proposals including Govt. and Semi Govt. offices, bus terminals ware housing & Whole sale market, Transport Nagar, truck terminals, parking lots, infrastructural networks are concerned, the land has to be arranged, acquired and same be implemented by the Development Authority and respective agencies. Therefore, entire funding is to be done through the inbuilt mechanism as envisaged in the Development Plan.

17.6 FINANCING AND RESOURCE GENERATION 17.6.1 The Bus Terminal is to be developed by Himachal Pradesh Bus Stand Development Authority. The wholesale and Ware Housing is to be developed by State Agricultural Marketing Board. The Department of Industries/H.P. State Industrial Development Corporation will be responsible for the development of industrial areas and shifting of workshops. Similarly, the respective agencies and Government undertakings by raising resources from the beneficiaries will be responsible for development of utilities, facilities and services including water supply, sewerage, drainage, electrification, telephone etc. at the town level. Sector parks are to be developed by the Development Authority by arranging land for the purpose. Truck Terminals are to be developed by the joint efforts of Transport Companies Unions and Marketing Board.

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17.6.2 Development Plan for Rohru therefore, is going to be a self-financing proposition by making the optimum utilization of Spatial Planning know- how. Development Authority shall be responsible for the creation of serviced land and its optimum utilization, on one hand and implementation of vital provisions like bye-passes, transport Nagar, Truck Terminals, Bus Terminals, Parking at strategic locations, on the other. The finances can also be geared up from even external aid. In case of poor allocation of funds for, Development of proposed infrastructure private entrepreneurs have to be invited. Privatization of major proposals may be the cardinal theme for implementation of this Development Plan. 17.6.3 The various resource generation measures in accordance with statuary provisions and regulatory control are as under: 1) Development charges and betterment levies 2) Layout, Sub-Division and Building Permit Fees 3) Building Regularization Fees 4) Building Use Regularization Fees 5) Vacant Land Tax Town Development Fund shall be maintained by the Development Authority and the same is to be resolved and utilized for development infrastructural provisions, landscaping and beautification of the town. Economically weaker sections of the society shall not be charged for basic amenities. In order to gear up resource generation mechanism town level resource generation committee is need to be created as well as Land Pooling and Reconstitution Schemes committee for proper availability of sufficient land bank.

17.7 IMPLEMENTATION Besides, land owners, Municipal Corporation, Urban Development, and Development Authority shall be responsible for creation of serviced land. However, overall control on implementation of proposals of development in terms of land use zoning and sub division, regulations shall vest with the Director Town & Country Planning Department. In order to ensure co- coordination, monitoring and effective implementation of Development Plan, a plan implementation Committee shall be constituted comprising of following members.

Sr. No. Designation 01 A.D.M.(Shimla) Chairman 02 S.D.M. (Rohru) Member 03 Executive Engineer, PWD Do 04 Executive Engineer, I&PH Do

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05 Executive Engineer, Electricity Do 06 Divisional Forest Officer Do

07 Block Development Officer Do 08 Deputy Superintendent Police Do 09 Executive Officer M.C. Do 10 Tourism Officer Do 11 Tehsildar Rohru Do 12 President, M.C. Do 13 Gram Panchyat Pradhans Do 14 Assistant Town Planner, TCP. Deptt. Member Secretary Rohru

The proposed committee shall meet at least twice in a year and device the ways & means pertaining to resolving planning related issues, implementation of Plan Proposals and identification of new innovative schemes and best alternative options for town as well as regional development.

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CHAPTER-18

PLANNING AND DEVELOPMENT REGULATIONS

18.1. PROCEDURE

18.1.1 APPLICATION FOR PERMISSION The application for development of land to be undertaken on behalf of the Union or State Government under Section 28 and under Section 29 by a Local Authority or any Authority specially constituted under the Himachal Pradesh Town and Country Planning Act, 1977 shall be accompanied by such documents as prescribed under Rule- 14 of the Himachal Pradesh Town and Country Planning Rules, 2014.

The application for development of land to be undertaken under Section 30 by any person not being the Union or State Government, Local Authority or any Authority specially constituted under the Himachal Pradesh Town and Country Planning Act, 1977 shall be in such form along with the Specifications Sheet and Schedule attached with these forms and containing such documents and with such fee as prescribed under Rule 16 of the Himachal Pradesh Town and Country Planning Rules, 2014.

18.1.2 DOCUMENT REQUIRED

Apart from above the applicant shall furnish the following additional documents namely:

• Location Plan in the Scale of 1:1000, indicating the land in question, main approach roads, important physical features of the locality/area, important public buildings like School, Hospital, Cinema, Petrol Pump etc. and surrounding ownership.

• Site Plan in the scale of 1:200 indicating the proposed site, approach road, adjoining buildings, the existing drainage and sewerage showing the built up and open area clearly. Site must tally with the shape and dimensions of plot shown in the Tatima.

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• Three sets of plan, showing elevation and section in the scale of 1:100.The architectural drawings duly signed by the licensed and registered Architect/Planner/ Engineer/Draftsman alongwith his/her address and Registration number.

• Copy of Treasury Challan Form vides which requisite fee has been deposited.

• Latest original Khasra Map (Tatima) showing Khasra number of land in question, adjoining Khasra numbers from all sides of plot and approach path with dimensions.

• Ownership documents, i.e. latest original Jamabandi.

• In the Site Plan, the distance of electricity line, from development as per Indian Electricity Rules, in case any electricity line is passing over or nearby the proposed site is to be shown.

• A certificate from the Municipal Council or Nagar Panchayat or Gram Panchayat or Development Authority or Local Authority as the case may be, shall be enclosed in support of taking over the land surrendered for development of road or path and designating it as Public Street shall be submitted.

For the plots abutting National Highway, State Highway, Bye-Passes and other Scheduled Roads, No Objection Certificate (NOC) from the Public Works Department shall be submitted, as per the format appended below:-

NO OBJECTION CERTIFICATE FROM HIMACHAL PRADESH PUBLIC WORKS DEPARTMENT

The Himachal Pradesh Public Works Department has no objection on carrying out any development on land bearing Khasra Number______of revenue Village/ Mohal/Patti______abutting National Highway/ State Highway/ Scheduled Road______by the owner Sh./Smt.______Resident of ______with respect to the provisions of the HP Road Side Land Control Act, 1968 in this behalf, as shown in the site plan.

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Seal of the Competent Authority

Applicant shall have to submit any other Certificate/documents/Plan e.g. No Objection Certificate (NOC) from the Himachal Pradesh State Pollution Control Board, Water and Electricity availability certificate from the concerned Departments, etc. as may be required by the Competent Authority. For obtaining NOC from Himachal Pradesh State Electricity Board, the same shall be submitted as per format appended below: -

NO OBJECTION CERTIFICATE FROM HIMACHAL PRADESH STATE ELECTRICITY BOARD

The Himachal Pradesh State Electricity Board has no objection on carrying out any development on land bearing Khasra Number______of revenue Village/Mohal/ Phatti ______under the ______line by the owner Sh./Smt.______resident of ______with respect to the provisions of the Indian Electricity Rules, 1956, in force in this behalf as shown in the site plan.

Seal of the Competent Authority

Demarcation Certificate from revenue authority shall be submitted. The structural stability certificate shall be submitted by the applicant on submission of planning permission case and at the time of completion of structure duly singed by the Graduate civil engineer.

18.2 GENERAL REGULATIONS The following General Regulations shall apply to all development activities in the Rohru Planning Area:- 1. No building or other structure shall be erected, re-erected or materially altered without the permission of the Competent Authority.

2. The height of all the buildings shall further be related to the width of abutting path:

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For path less than 3.00M and non- 10 Metres vehicular

For path less than 3.00M but vehicular 13 Metres

For path between 3.00M to 5.00M 15 Metres

For path above 5.00M 21 Metres

3. No yard or plot existing at the time of coming into force of these Regulations shall be reduced in dimension or area below the minimum requirement set forth herein. The yards or plots created after the effective date of these requirements shall meet at least the minimum requirements established by these regulations. All the plots registered prior to coming into force of these regulations shall be treated as plots irrespective of their size subject to the condition that 3.00 M wide path abutting one side of the plot will be the basic requirement. If 3.00 M wide path is not available at site and if it is less in width then the owner shall surrender the remaining land from his plot to make the path as 3.00 M wide.

4. Area zoned for Public and Semi-Public Use and Parks and Open Spaces shall not be built upon in any way or use etc. for any purpose other than parks, play grounds and recreations. These may, however, with the prior permission of the competent authority be permitted temporarily for a period not exceeding 30 days to be used for public entertainment purposes and shall be removed at the end of the period and shall in no case be permanently erected.

5. The height limitations of these Regulations shall not apply to all kind of religious places e.g. Temples, Mosques, Gurudwaras, Churches, etc. provided it is so designed and approved by the Director. The chimneys, elevators, poles, tanks and other projections not used for human occupancy may extend above the prescribed height limits. The cornices and window sills may also project into any required setbacks.

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6. In the public interest and in the interest of town design or any other material consideration the Director may relax minimum size / area of plot, plot coverage, setbacks, number of storeys and floor area ratio (F.A.R.), height etc. The decision of the Director shall be final. The cases for Change of landuse shall be permitted by the Director only.

7. The existing non-conforming uses of land and buildings, if continued after coming into force of this Development Plan, shall not be allowed in contravention of provisions of Section-26 of the Himachal Pradesh Town and Country Planning Act, 1977.

8. Natural Nallahs which pass through land involving division shall be developed and maintained according to discharge of water.

9. Where it is essential to develop a plot by cutting, it shall be the responsibility of the plot owner to provide according to the engineering specifications, retaining and breast walls so that such cutting of natural profile of the land may not harm the adjoining uphill side properties. However, cutting of natural profile shall not exceed more than 3.50 M in any case having a provision of diaphragm wall for step housing and maximum acceptable slope for development shall be 45 degree.

10. No building shall be built to abut against an earth cutting including a toe wall supporting an earth cutting and Metre distance shall be maintained between building and toe wall etc.

11. Development proposal for a part of land or Khasra Number shall not be considered and proposal for complete land holding shall be submitted even if planning permission is required for a part of the land holding. For rest of the land, if not proposed to be developed by the owner and also not proposed to be acquired by any Authority for any development purpose, the owner shall have to submit an undertaking in this behalf that rest of the land shall not be sub-divided and shall not be developed up to the plan period of this Development Plan.

12. No wall fence and hedge along any yard or plot shall exceed 1.50 M in height.

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13. On a corner plot bounded by a vehicular road in any land use zone, nothing shall be erected, placed, planted or allowed to grow in such a manner so as to materially impede the vision to avoid accidents and for smooth running of vehicular traffic.

14. No planning permission for development shall be granted unless the road/path on which land/plot abuts is properly demarcated and developed.

15. In case of existing areas, the Front and Rear setbacks need not to be left and existing building line can be maintained provided further that the existing buildings are approved by the Competent Authority.

16. Drainage shall be regulated strictly according to natural profile of land with a view to prevent landslides, soil erosion and to maintain sanitation.

17. In case of plot or land abutting existing road or path, width of the same shall be increased to meet requirements of this Development Plan by getting additional strip of land surrendered by the land owner(s) on either sides of each road or path equitably or in accordance with topography of land and feasibility. Right of ownership of use of such land, which is earmarked for path or road shall be surrendered or transferred to the Development Authority or Local authority as the case may be, by owners of the plots without any compensation for maintenance purpose. The Registering Authority shall have binding with this provision to affect all Registrations as per approved layouts from the Director. The Registering Authority shall affect transfer of mutations in the name of Government for the land surrendered for public roads, path and facilities.

18. The constructions conforming to the traditional hill architecture with conical roof shall be encouraged.

19. Roof slab / Chhaja projection over door and window openings shall be limited upto 0.60M over setbacks on all sides.

20. Maximum height of plinth level shall be 2.00 M provided that no slab will be in between.

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21. In case of petrol filling station, the layout plan/norms of the Indian Oil Corporation (IOC) shall be adopted. However, on National Highways and State Highways the front set back shall be kept as 8.00 M from acquired width of the Highway. If the rear and side set backs are not mentioned in the layout plan of IOC, the sides and rear setbacks shall be 2.00 M minimum.

22. No construction shall be permitted on a piece of land left with buildable width less than 5.00 M after maintaining setbacks with reference to the size/area of plot.

23. Not more than three dwelling units per floor shall be permissible in residential building constructed on plot having an area up to 250 square metres. For plot measuring more than 250 square metres one additional dwelling unit for every additional 100 square metres area shall be permissible in each floor.

24. Provisions for parking shall be mandatory wherever feasible. The max. height of parking floor shall be 3.00M for residential use and 4.00M for other uses with shear walls on all the three sides. The parking floor shall be over and above the permissible F.A.R. In case space as per requirement for parking is available in open over and above the setbacks, condition of parking floor shall not be insisted.

25. Multilevel parking floors shall be allowed in Government & public undertaking buildings and in commercial uses wherever feasible. The regulations of public and semi-public use shall be applicable to the Multilevel parking floor in Govt. buildings. The Regulations of Commercial Uses shall be applicable for multilevel parking floors propose in Commercial uses. Though one parking floor is mandatory yet, second parking floor can be constructed which will be optional. Parking floor more than one shall be counted towards F.A.R in commercial, Residential, others uses except in the case of Govt. Building. Subject to the height of building restriction and structure stability.

26. Every room used or intended to be used for the purpose of an office or for habitation in any building shall have a height of minimum 2.75M and maximum 3.50 M measured from the surface of floor to lowest point of the ceiling (bottom of slab), if required for specific functional/operational

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requirement of an activity shall be permissible with restriction of overall height of the structure. The chimneys, elevators, poles, tanks and other projections not used for human occupancy may extend above the prescribed height limits. The cornices and window sills may also project into any required Set Backs.

27. Sloping roof shall be mandatory. The CGI sheets on roof top and MS sheet 0.24 m wide Facia shall be painted with post office red or forest green or natural roofing material such as slates. Height of sloping roof zero at eaves level and maximum 2.75 M at center shall be permissible. The Dormer at suitable distance on either side of the roof shall be permissible subject to the condition that the ridge of the Dormer shall be below the ridge of main roof. The 1/3rd area of top floor shall be allowed as open terrace wherever sloping roof is provided.

28. Roof top @ 12M2 per 1 Kilo Watt peak (KWp) shall be used for Solar Photovoltaic (PV) installations. 29. Set Backs: (i) Minimum front Set Backs from the line of controlled width of Highways and other Himachal Pradesh Public Works Department‘s scheduled roads falling within the Planning Area or Special Area limits (excluding the land, included in the inhabited sites of an village as entered and demarcated in the Revenue record or on sites in notified Municipal area that are already built up) shall be 3.00 Meters. (ii) Minimum front Set Back for non-scheduled roads and Municipal roads shall be 3.00 Meters. (iii) Every building should have a clear means of access there to from a street or road. The competent authority may require the provisions of an access lane or access road within the site of any new building. Where for the purpose of this Regulation, it is necessary to determine the width of any road or street, the same shall be determined by the competent authority.

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30. For the plots abutting Highways, Bye-pass and other Himachal Pradesh Public Works Department‘s scheduled roads, No Objection Certificate (NOC) from the Himachal Pradesh Public Works Department shall be mandatory, in the cases where plot is directly abutting to these roads and there is direct access through connecting bridge and by constructing ramps to such roads. 31. Issuance of No Objection Certificate (NOC) for water supply and electricity and sewerage connection:—

(i) Temporary At plinth level

(ii) Permanent On completion of dwelling unit /floor /whole building.

32. Any subsequent deviations made in the building constructed after getting the plan approved and after grant of No Objection Certificate (NOC) issued by the Department shall entail the entire building unauthorized and NOC so issued shall be withdrawn and the services shall be disconnected.

33. Adequate distance from the electric lines as per the requirement of Himachal Pradesh State Electricity Board Limited (HPSEB Ltd.) Rules shall have to be maintained. The No Objection Certificate (NOC) of the competent authority shall also be required, if HT/LT line is crossing through the site.

34. Minimum permissible distance between two Blocks constructed on a plot shall be 5.00 Metres.

35. The construction shall be allowed at distance of 3.00 Metres and 5.00 Metres from Nullah and Khud respectively.

36. In case of plot having irregular shape, average setback on any or each setback except front set back shall be considered in order to permit permissible coverage with prescribed setback on plot of same size.

37. No construction shall be allowed within a radius of 5.00 Metres from the Forest boundary and within a radius of 2.00 Metres from the existing tree. The distance shall be measured from the circumference of the tree.

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38. Re-construction of existing buildings:-

Regulations regarding re-construction of houses/ buildings in the existence shall be on predominantly existing building lines, provided minimum width of road as per Rules is available and roof projections, sun shades upto 0.60M shall be permitted over streets or paths, as the case may be.

39. Construction on sandwiched plots in Bazaar area shall be permissible as per existing building use and existing building lines, only in existing built up areas.

40. The provision for Rain Harvesting Tank shall be proposed in the plan @20 Litre per square metre of the roof top area where roof top area exceeds 200 square metre.

41. No plot size restriction shall be applicable for the plots existing prior to enforcement of the Himachal Pradesh Town and Country Planning Act, 1977 (Act No. 12 of 1977) and to the plots carved out after inheritance and to such plots carved out for social housing schemes of Government.

42. Every development proposal shall have explicit mention of muck disposal.

43. All building plans above 15 M of height, industrial units and commercial establishments dealing with or using explosive and highly inflammable substances shall require ―No Objection Certificate‖ from the Director of Fire Services or Chief Fire Officer, as the case may be, on the basis of recommendations of Divisional Fire Officer or Station Fire Officer concerned.

44. Permissible Area Standard/Norms for different parts of a Building shall be as under:-

Habitable room Minimum floor area 9.50M² Minimum width 2.40M

Kitchen Minimum floor area 4.50M² Minimum width 1.80M

Bath room Minimum floor area 1.80M² Minimum width 1.20M

Water Closet (WC) Minimum floor area 1.10M² Minimum width 0.90M

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Toilet (WC Minimum floor area 2.30M² +Bath) Minimum width 1.20M

Minimum width of For Residential use 1.00M corridor for other uses 1.20M

Minimum width of For Residential use 1.00M stairs for other uses 1.50M

Minimum width of For Residential use 25 centimeter wide for internal treads without stairs nosing 30 centimeter wide for internal for other uses stairs case

Maximum height of For Residential use 19 centimeter riser for other uses 15 centimeter

Provision of spiral For other uses except Provision of spiral stair case stair case Residential use not less than 1.50M dia with adequate head height for fire escape in addition to regular stair case

Opening For sufficient air and light, windows and ventilators should have minimum area equivalent to 1/6thof Floor Area

Projections over 0.60M - doors, windows and ventilators

Balcony Projections 1.20M wide Balcony complete open on two sides with restriction of 50% of Building frontage where minimum front Set Back is 3.00M shall be permissible. Balcony of 1.00M width shall be allowed over Set Back of 2.50M

46. The habitable basement and attic shall be counted as independent storey.

47. The Apartments and Colonies shall be dealt with as per Regulations contained in Appendix-7 of HPTCP Rules, 2014. The powers for Registration of Promoters / Estate Agents and powers for issuance of Licences shall vest with the Director (TCP) only and none other authorities.

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48. Though minimum area of plot has been defined in Regulation II, yet the plots allotted by the Central or State Government under various Social Housing Schemes including Gandhi Kutir Yojana, Indira Awas Yojana, Rajiv Awas Yojana, Affordable Housing Schemes, launched by the Central or State Government, may be considered and permission accorded in relaxation of Regulations. However, the minimum area of plot for the persons belonging to the Economically Weaker Sections and Low Income Groups of society should not be less than 45 M2 and 80 M2 respectively. 49. Relaxation in set backs, height of floors and building may be allowed in case of Government projects in the public interest. However, in case of private construction, relaxation in set backs and height of floors only may be considered by the Competent Authority keeping in view of site condition.

50. Service floor wherever proposed for installation of plumbing and other services and to maintain the hygiene of habitable area in case of Commercial/ Shopping Complex and Tourism Unit. Service floor, wherever proposed shall have height restriction of 2.10 Metres and this floor shall not be counted in the FAR. However, the overall height restriction of building will remain the same.

51. Change of Land Use:—

Change of existing land use for Residential, Commercial, Public and semi- public and Industrial, shall be on existing pattern of development and site conditions subject to the conditions that where basic services like paved roads, drainage, water supply, sewerage disposal, electrical supply line, street lighting etc. do not exist, change of land use or development of land shall not be permitted unless the applicant undertakes that these services shall be provided at his own cost.

52. In case of any clarification with reference to any proviso or if there is no any specific provision, the provisions as envisaged in the Urban and Regional Development Plans Formulation and Implementation Guidelines, 2014 of the Government of India or the National Building Code of India, 2005 shall have to be adhered to.

53. Firefighting provisions and specification shall be as per National Building Code of India, 2005.

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18.3 SUB-DIVISION OF LAND REGULATIONS

The Sub-Division of land into plots amounts to ―Development‖ under the Himachal Pradesh Town and Country Planning Act, 1977 as such; no person will sub-divide the land unless permitted to do so as per Rules/Regulations framed under Act ibid.

Similarly, no Registrar or the Sub-Registrar shall register any deed or documents of any sub-division of land, unless the sub-division of land is duly approved by the Competent Authority, as provided under Section 16 of the Himachal Pradesh Town and Country Planning Act, 1977 and the Sub-Division of Land Regulations as prescribed herein.

1. The application for sub-division of land shall be submitted as per the procedure provided under Regulation 18.1 and 18.2.

2. The General Regulations provided under Regulation 19.3 shall be kept in view while permitting sub-division of land.

3. The sub-division of land shall be permitted in accordance with natural profile/ topography as shown on the contoured map alongwith drainage of land, access, road orientation, wind direction and other environmental requirements and according to prescribed land use in the Development Plan. Natural flora and fauna shall be preserved. Unless site conditions prohibit, plots shall be permitted at right angle to the road with proper shape and dimension, so that optimum use of the land is ensured.

4. The development of land shall not be permitted in area where basic services like paved roads, water supply, drainage, sewerage disposal, electricity, street lighting etc. do not exists or unless the applicant undertakes that these services shall be provided at his own cost. 5. In new sub-division of land :—

(I) Minimum width of pedestrian links to smaller 3.00 M. cluster of plots, not exceeding 5 in number.

(II) Minimum width of vehicular access, if number of 5.00 M (with cul-de-sac) at plots is above 5. the end.

(III) Minimum area for open/green space for the 10%

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scheme having more than 5 plots

(IV) Minimum area for soak pit etc. (irrespective of 5% of the scheme area number of plots).

(V) Orientation of the plots shall be provided in such _ a manner so as to be in conformity with the integration of existing plots/infrastructure, wind direction, natural flow of surface drainage to allow un-obstructed rain water discharge.

(VI) Layout of plots shall be governed by easy access _ having acceptable grades minimum 1in 15 and which may not obstruct view or vista.

6. Minimum area of plot for detached house shall not be less than 150 square metres. In case of plot meant for row housing, the minimum area shall be 90 square metres.

7. Semi-detached house construction shall be allowed on plots upto max. 250 square metres and row housing on plots upto 120 square metres. Subject to maximum number of such plots do not exceed 8 in row after with a gap of 7.00M shall be left. Although minimum size of plot for construction in a row with two common walls, has been kept as 90 square metres, yet in exceptional circumstances, considering economic/site conditions the minimum size of plots in a row, with two common walls, up to 60 square metres for houses may be allowed so as to provide smallest possible residential construction in a planned manner for the benefit of economically weaker sections of the society.

8. The plots allotted by the Government under Gandhi Kutir Yojna, Indra Awas Yojna and Economically Weaker Section (EWS) Schemes may be considered and permission accorded in relaxation of regulations.

18.4 REGULATIONS FOR EACH LANDUSE ZONE

The following regulations shall apply to each of the land use zones as specified below.

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18.4.1 RESIDENTIAL ZONE (a) PERMITTED USES- Residences – plotted, (detached, semi-detached and row housing) group housing houses, residential flat, residential-cum-work, hostels, boarding and lodging (accommodation for transit employees of Govt./ Local Bodies) houses, barat ghar/ marriage hall, community hall, old age home, police post, home stay, guest houses, crèches, day care centre, convenience shopping centres, local (retail shopping), medical clinic, dispensaries, nursing home and health centres (20 bed), dispensary for pets and animals, professional offices, educational buildings: (nursery, primary, high school, college), school for mentally/ physically challenged, research institutes, community centres, religious premises, library, gymnasium, park/tot-lots, plant nursery, technical training centre, yoga centres/health clinics, exhibition and art gallery, clubs, banks/ ATM, police stations, taxi stand/three wheeler stands, bus stops, electrical distribution depot, water pumping station, post offices, hostels of non- commercial nature, kindergartens, public utilities and buildings (except service and storage yards), and accessory uses clearly incidental to residential uses which will not create a nuisance or hazard.

(b) RESTRICTED USES THAT MAY BE PERMITTED ON SPECIAL GROUNDS BY DIRECTOR- Places of worship, dharamshala, foreign missions, night shelters, petrol pumps, motor vehicle repairing workshop/garages, household industry, bakeries and confectionaries, storage of LPG gas cylinders, burial-grounds, restaurants and hotels, printing press, godowns/ warehousing, bus depots without workshop, cinema hall, auditoriums, markets for retail goods, weekly markets (if not obstructing traffic circulation and open during non-working hours), informal markets, multipurpose or junior technical shops, transient visitors camp, municipal, State and Central Government offices, hospitals and sanitaria not creating contagious diseases or mental patients; raising of poultry for non-commercial uses provided that no bird is housed closer than 5.0 Metres of a dwelling or a property line, removal of gravel, clay, sand or stone for development of site which will not result in the stagnation of water or cause other nuisance, terminals, rail passenger and freight stations; taxi

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and rickshaw stands, subject to the coverage, height, FAR and set backs of this zone.

(c) PROHIBITED USES -Heavy, large and extensive industries: noxious, obnoxious and hazardous industries, warehousing, storage go-downs of perishables, hazardous, inflammable goods, workshops for buses etc., slaughter-housing, wholesale mandis, hospitals treating contagious diseases, sewage treatment plant/disposal work, water treatment plant, solid waste dumping yards, outdoor games stadium, indoor games stadium, shooting range, zoological garden, botanical garden, bird sanctuary, picnic hut, international conference centre, courts, sports training centre, reformatory, district battalion office, forensic science laboratory and all uses not specifically permitted herein. Further all uses mentioned herein shall not be permitted to use machinery involving more than three horse power in capacity.

18.4.1.1 The General Regulations: As laid down under regulation 18.2 shall be kept in view while permitting any development 18.4.1.2. The minimum Plot Area, minimum Set Backs and maximum Floor Area Ratio (FAR) shall be as under:- Sr. Description and Minimum Minimum Set Backs Maximum Maximum No. Plot Area (in Metre) Floor Area Height in Ratio Metres* Front Left Right Rear

1 2 3 4 5 6 7 9

1. Detached Houses (i) 150 M2 to 250 M2 2.00 1.50 1.50 1.50 1.75 21.00 (ii) Above 250 M2 to 500 M2 3.00 2.00 2.00 2.00 1.75 21.00 (iii) Above 500 M2 5.00 3.00 3.00 2.00 1.75 21.00

2. Semi-detached Houses with common wall on one side Upto 120 M2 2.00 1.50 - 1.50 1.75 21.00 Above120 M2 to 250 M2 2.00 1.75 - 1.50 1.75 21.00

3. Row Houses with common wall on two sides 90 M2 to 120 M2 2.00 Nil Nil 1.50 1.75 18.00

*Note.—The Maximum height of building further be depicted by the General Regulation clause No 2.

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1. Maximum width of path/road abutting one side of plot shall be 3.00 M. In case the plot is located on existing or proposed roads/path having following Right of Ways, the front set back shall be left as under:-

Sr. Proposed Right Of Ways Fro nt Set back (from control No. (in Metre) line)(in Metre)

1 24 8

2 18 8

3 12 3

4 09 3

5 07 3

2. No projections and opening shall be provided on the sides of common wall, in case of row housing and semi detached housing. However, the owner of the plots of either side shall have an option to construct a common wall. 18.4.2 COMMERCIAL ZONE (a) PERMITTED USES- Retail shops including business and professional offices, convenience/neighborhood shopping centre, local shopping centres, professional offices, work places/offices, banks, stock exchange/financial institution, bakeries and confectionaries, cinema hall/theatre, malls, banquet halls, guest houses, restaurants, hotels, weekly market, petrol pumps, go-downs and warehousing, general business, wholesale, residential plot-group housing, hostel/boarding housing, hostel, banks/ ATM, restaurants, auditoriums, colleges, nursing homes/medical clinics, pet clinics, religious places, offices/work places, commercial centres, research/training institute, commercial service centres/garages/workshop, baratghar/night shelter, weekly/formal markets, library, parks/open space, museum, police stations/post, taxi stand/three wheeler stands, parking site, post offices, Government/ institutional offices, telephone exchange/centres, warehousing and covered storage, research institutions, parking area.

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(b) RESTRICTED USES THAT MAY BE PERMITTED ON SPECIAL GROUNDS BY DIRECTOR- Non-pollution, non-obnoxious light industries, warehousing/storage go-downs of perishable, inflammable goods, coal, wood, timber yards, bus and truck depots, gas installation and gas works, poly- techniques and higher technical institutes, junk yards, water treatment plant, railway yards/stations, sports/stadium and public utility installation, hotel and transient visitor‘s homes, religious buildings, hospitals and nursing homes, petrol filling stations, service stations, coal, wood, timber yards, flatted factories service industries which do not cause nuisance, small workshops, repair shop, subject to the coverage, height, FAR and set backs of this zone.

(c) PROHIBITED USES- Dwellings except those of service apartment, essential operational, watch and ward personnel, heavy, extensive, noxious, obnoxious, hazardous and extractive industrial units, hospitals/research laboratories treating contagious diseases, poultry farms/dairy farms, slaughter‐houses, sewage treatment/disposal sites, agricultural uses, storage of perishable and inflammable commodities, quarrying of gravel, sand, clay and stone, zoological garden, botanical garden, bird sanctuary, picnic hut, international conference centre, courts, sports training centre, reformatory, district battalion office, forensic science laboratory and all other activities which may cause nuisance and are noxious and obnoxious in nature.

18.4.2.1The General Regulations: The General Regulations as laid down under regulation 19.3 shall be kept in view while permitting any development in this zone.

18.4.2.2. The minimum Plot Area, minimum Set Backs and maximum Floor Area Ratio (FAR) for the construction in this zone shall be as under:-

Sr. Description and Minimum Set Backs Maximum Maximum No. Minimum Plot Area (in Metre) Floor Area Height in Ratio Metres* Front Left Right Rear

1 2 3 4 5 6 7 8

1. Booths upto 10 M2 1.00 Nil Nil Nil - 4.00

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2. Shops 29. Independent 2.00 Nil Nil 1.00 - 6.00 Shop/ Showrooms (standalone) above 10 M2 to 30 M2 2.00 Nil Nil 1.00 1.75 9.00 (ii) Row Shops with

common wall on two

2 sides above 30 M to 2 100 M 2.00 1.50 1.50 1.50 1.75 21.00 (iii) Row Shops with common wall on two sides above 100 M2to 250 M2 3.00 2.00 2.00 2.00 1.75 21.00 (iv) Above 250 M2 to 500 M2 3. Shopping Complex (i)500 M2 to 1500 M2 5.00 3.00 3.00 3.00 1.75 21.00 (ii) Above 1500 M2 to 10.00 5.00 5.00 5.00 1.75 21.00 4000 M2 12.00 7.50 7.50 6.00 1.50 21.00 (iii) Above 4000 M2 Parking (i) 500 M2 to 1500 M2 = 1.50 ECS per100 M2 of built up area (ii)1500 M2 to 4000 M2= 2.00 ECS per100 M2 of built up area (iii) Above 4000 M2= 3.00ECS per100 M2 of built up area

4. Tourism Unit (i) 250 M2 to 500 M2 3.00 2.00 2.00 2.00 1.75 21.00 (ii) Above500M2 5.00 4.00 4.00 3.00 1.50 21.00 to 1500 M2 7.50 5.00 5.00 4.00 1.50 21.00 (iii) Above 1500 M2 Parking (i) 250 M2 to 500 M2= 1.00ECS per 100 M2 of built up area. (ii) Above 500 M2 to 1500 M2= 1.50ECS per 100 M2 of built up area. (iii) Above 1500 M2= 2.00 ECS per 100 M2 of built up area. (iv) Tourism Units, can be known by the name of Hotel or Guest House or Eco-Tourism or by any other name. (v) In existing built up areas like Bazaars, the building line can be maintained. 5. Cinema / Cineplex 4000 M2 and above 15.00 7.50 7.50 6.00 1.50 21.00

Parking (i) 3.00 ECS per 100 M2 of built up area (ii) Other Regulations as per Cinematography Act shall also apply. 6. Multiplexes 4000 M2 and above 15.00 9.00 9.00 9.00 1.50 21.00

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Parking (i) Permissible within the complex. (ii) Parking space to be provided within Multiplex @ 3 ECS for every 100 M2 of built up area. (iii) Other Regulations as per Cinematography Act shall also apply. (iv) Multiplex complex shall mean an integrated entertainment and shopping centre/ complex having at least 2 Cinema Halls. The minimum area on which this use shall be permitted should not be less than 4000 M2. Apart from Cinema Halls, the Multiplexes may also have Restaurant, Fast Food, Outlet, Pubs, Health Spas/ Centers, Hotels and other Re-creational activities. The shopping center may have Retail Outlet, Video Games, Parlours, Bowling Alleys, Health Centers, Shopping Malls, Office space. Note:- 1.00 ECS (Equivalent Car Space) shall mean as under:- (i) For parking in open = 23 M2 (ii) For parking in stilts or ground floor = 28 M2 (iii) For parking in basement floor = 32 M2 7. Multi-level parking (i) 500 M2 to 1500 M2 5.00 3.00 3.00 3.00 1.75 21.00 (ii)Above 1500 M2 to 4000 10.00 5.00 5.00 5.00 1.75 21.00 M2 12.00 7.50 7.50 6.00 1.50 21.00 (iii) Above 4000 M2

*Note.—The Maximum height of building further be depicted by the General Regulation clause No 2.

The Hotels/Guest Houses shall be permitted provided following regulations:-

1. The proposed Guest Houses/Hotels must have a vehicular access at least with a width of not less than 3.00M.

2. Each suit shall have an attached independent toilet.

3. If a commercial building/plot abuts on two or more streets (path/road building/ plot shall be deemed for the purpose of this regulation to phase upon the street (path/road) that has greater width.

4. Maximum width of path/road abutting one side of plot shall be 3.00 M. In case the plot is located on existing or proposed roads/paths having following Right of Ways (ROWs), the Front Set Back shall be under:-

Sr. Proposed Right Of Ways Front Set back(after control line) No.

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1 24 Meter 8Meter

2 18 Meter 8Meter

3 12 Meter 3Meter

4 09 Meter 3Meter

5 07Meter 3Meter

18.4.3 INDUSTRIAL ZONE (a) PERMITTED USE- Residential building for essential staff and for watch and ward personnel, all kind of industries, public utilities, parking, loading, unloading spaces, warehousing, storage and depot of non‐perishable and non‐inflammable commodities and incidental use, cold storage and ice factory, gas go‐downs, cinema, bus terminal, bus depot and workshop, wholesale business establishments, petrol filling stations with garage and service stations, parks and playgrounds, medical centres, restaurants.

(b) RESTRICTED USES THAT MAY BE PERMITTED ON SPECIAL GROUNDS BY DIRECTOR-Noxious, obnoxious and hazardous industries except storage of perishable and inflammable goods, junkyards, sports/stadium/playgrounds, sewage disposal works, electric power plants, service stations, cemeteries, government/semi-government/ private business offices, bank and financial institutions, helipads, hospitals/medical centres, religious buildings, taxi stands, gas installations and gas works, animal racing or riding stables, workshops/garages, dairy and farming, quarrying of gravel, sand, clay or stone subject to the coverage, height, FAR and set backs of this zone.

(c) PROHIBITED USES- Residential dwellings other than those essential operational, service and watch and ward staff, schools and colleges, hotels, motels and caravan parks, recreational sports or centres, other non-industrial related activities, religious buildings, irrigated and sewage farms, major oil

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depot and LPG refilling plants, commercial office, educational institutions, social buildings.

18.4.3.1.The General Regulations as laid down under regulation 19.3 shall be kept in view while permitting any development in this zone. 18.4.3.2. Type of Industry, minimum Plot Area, minimum Set Backs, maximum Floor Area Ratio (FAR) and maximum height of building:-

Sr. Type of Industry Minimum Set Back in Maximum Maximum No. and Minimum Metres FAR Height in Plot Area Metres Front Left Right Rear from Mean Sea Level above 1000M

1. 2. 3. 4. 5. 6. 7. 9.

1. Small Scale 3.00 2.00 2.00 2.00 1.75 12.00 Industries 250 M2 to 500 M2

2. Service/Light scale 5.00 2.00 2.00 3.00 1.50 12.00 Industries Above 500 M2 to 1000 M2

3. Medium Scale 10.00 5.00 5.00 5.00 1.25 15.00 Industries Above 1000 M2 to 5000 M2

4. Large and Heavy 15.00 7.50 7.50 7.50 1.00 15.00 Scale Industries Above 5000 M2

Note:-

1. Service area required for pharmaceutical units or such type of Industries under requirement of Goods Manufacturing Practice (G.M.P) shall not be included for calculation of FAR, provided it is only used for utilities and services but not in any case for production.

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2. For ancillary uses like security post/room shall be allowed in setback area i.e. one wall shared with the boundary wall and shall be counted in the FAR.

3. Minimum width of path/road abutting one side of plot shall be 3.00 M for small scale industries and 5.00 M for others. If the plot is located on n existing on proposed roads/paths having following Right of ways (R.O.W) the Min. front setback shall be left as under.

Sr. Proposed Right Of Ways Front Set back (from control No. (in Metre) line)(in Metre)

1 24 8

2 18 8

3 12 3

4 09 3

5 07 3

18.4.4 PUBLIC AND SEMI PUBLIC (a) PERMITTED USES- Government offices, Central, State, local and Semi- Government, public undertaking offices, defence court, universities and specialised educational institute, polytechnic, colleges, schools, nursery and kindergarten (not to be located near hospital or health care facility), research and development centres, social and welfare centres, libraries, social and cultural institutes, religious buildings/centres, conference halls, community halls, baratghar, dharamshala, guest house, museum/art galleries, exhibition centres, auditoriums, open air theatre, recreational club, playground, banks, police station/police posts, police lines, police headquarters, jails, fire stations/fire posts, post and telegraph, public utilities and buildings, solid waste dumping grounds/sites, post offices, local State and Central Government offices and use for defence purposes, bus and railway passenger terminals, public utility and buildings, local municipal facilities, uses incidental to Government offices and for their use, monuments, radio transmitter and wireless stations, telecommunication centre, telephone exchange, hospitals,

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health centres, nursing homes, dispensaries and clinic and other public and semi-public facilities as decided on the basis of common usage by the Director.

(b) RESTRICTED USES THAT MAY BE PERMITTED ON SPECIAL GROUNDS BY DIRECTOR- Residential flat and residential plot for group housing for staff employees, hostels, water supply installations, sewage disposal works, service stations, railway stations/yards, bus/truck terminals, burial grounds, cremation grounds and cemeteries/graveyards, warehouse/storage godowns, helipads, commercial uses/centres, other uses/ activities, subject to the coverage, height, FAR and set backs of this zone.

(c) PROHIBITED USES-Heavy, extensive and other obnoxious, hazardous industries, slaughter‐houses, junk yards, wholesale mandis, dairy and poultry farms, farm‐houses, workshop for servicing and repairs, processing and sale of farm product and uses not specifically permitted herein.

18.4.4.1 The General Regulations as laid down under regulation 18.3 shall be kept in view while permitting any development in this zone. 18.4.4.2 Minimum Plot area, setback, FAR of Public and Semi Public use. The Minimum plot area, minimum setback, maximum floor area for public and semi public Educational buildings, police/fire station , medical, community hall, Library/Religious Building, Govt.& Semi Govt. Offices shall be governed by the following table:-

Sr. Description and Minimum Set Backs (in Metre) Maximum Maximum No. Minimum Plot Area Floor Area Height in Front Left Right Rear Ratio Metres*

1. 250 M2 to 500 M2 3.00 2.00 2.00 2.00 2.00 21.00 2. 501 M2 to 1000 M2 5.00 2.00 2.00 3.00 1.75 21.00 3 1001 M2 to 5000 M2 10.00 5.00 5.00 5.00 1.50 21.00 4. Above 5000 M2 15.00 7.50 7.50 7.50 1.50 21.00

*Note.—The Maximum height of building further be depicted by the General Regulation clause No. 2.

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1. In case of petrol/diesel filling stations, the layout plan/norms prescribed for setbacks etc. by the Indian Oil Corporation (I.O.C.) shall be adopted. However, on and State Highways the front setbacks shall be kept 5.00M. If the rear and sides set backs are not mentioned on the layout plan (I.O.C.) then the sides and rear setbacks shall be kept as 2.00M.

2. In the case of Godowns for Liquefied Petroleum Gas (LPG) cylinders. The norms as prescribed by the Oil and Natural Gas Commission (O.N.G.C.) shall be adopted. However, on National Highway and State Highway the front setbacks shall be kept 5.00M. If the rear and sides set backs are not mentioned on the layout plan (I.O.C.) then the sides and rear setbacks shall be kept as 2.00M.

3. The set back shall not be applicable to services like Electric Sub-Stations, Road side infrastructure/facilities such as rain shelters, landscaping/auto services etc. which have specially been permitted by the H.P. Public Works Department (Building and roads) in the acquired width of roads.

4. In case of existing institutional buildings, Govt. /Semi Govt. office buildings in zones other than this zone the permission on special ground may be given by the Director to construct such institutional buildings according to the requirements and regulations of that particular zone.

5. Minimum width of path road abutting one side of plot shall be 3.00M. In case the plot located on existing or proposed roads/path having following Right of Ways (ROWs), the Front set back shall be left as under:-

Sr. Proposed Right Of Ways Front Set back (from control No. (in Metre) line)(in Metre)

1 24 8

2 18 8

3 12 3

4 09 3

5 07 3

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18.4.5 PARKING AND OPEN SPACES ZONE (a) PERMITTED USES- Regional parks, district parks, playgrounds, children traffic parks, botanical/zoological/horticultural garden, bird sanctuary, clubs, stadiums (indoor), outdoor stadiums with/ without health centre for players and staff, picnic huts, holiday resorts, shooting range, sports training centers, specialized parks/maidans for multi-use, swimming pool, special recreation and special educational areas, library, public utilities.

Forest Department or any other Department/ Organization may plant trees/shrubs etc. in the Natural Reserves and Green Belt area demarcated in the Development Plan for the control of soil erosion/conservation and strengthening of natural environs with the prior consent/approval of the owner of such Natural Reserve/Green Belt area but the ownership of the plantation shall vest in the owner. (b) RESTRICTED USES THAT MAY BE PERMITTED ON SPECIAL GROUNDS BY DIRECTOR- Building and structures ancillary to use permitted in open spaces and parks such as stand for vehicles on hire, taxis and scooters, bus and railway passenger terminals, facilities such as police post, fire post, post and telegraph office, commercial use of transit nature like cinema, circus and other shows, public assembly halls, restaurants and caravan parks, sports stadium, open air cinemas, subject to the coverage, height, FAR and set backs of this zone.

(c) PROHIBITED USES- Any building or structure which is not required for open air recreation, dwelling unit except for watch and ward personnel and uses not specifically permitted therein.

18.4.5.1.The General Regulations as laid down under regulation 18.2 shall be kept in view while permitting any development in this zone.

In case of construction of any building incidental to parks and open spaces use such stadium, sports room etc. the regulations as applicable to the public and semi public zone as envisaged under regulation 18.4.4.2 shall also be applicable to this zone.

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18.4.6 TRAFFIC & TRANSPORTATION ZONE

The general regulations as laid down under regulation 19.2 shall be kept in view while permitting any development in this zone.

In case of construction of any building incidental to Traffic & Transportation use, such as convenient shopping hotel, warehousing, waiting hall etc. the regulations as applicable to commercial Zone shall also be applicable to this zone as envisaged under regulation 19.4.2.

18.4.7 AGRICULTURE AND WATER BODIES ZONE (a) PERMITTED USES- Dwellings for the people engaged in the farm, farm houses and accessory buildings, agriculture, horticulture, dairy, poultry farms, stables for animals rearing and breeding, processing and sale of farm produce, petrol and other fuel filling stations, schools, libraries, religious buildings, public utility buildings etc.

(b) RESTRICTED USES THAT MAY BE PERMITTED ON SPECIAL GROUNDS BY DIRECTOR-Quarrying of gravel, sand, clay or stone, lime kilns, brick kilns, show room workshops for servicing and repair of farm machinery and service stations on fixed tenure basis, cold storage, godowns for food, seeds, fertilizer, agriculture/horticulture equipments, tourist accommodation, transit visitor‘s camps on non-permanent basis, bus/taxi stand and parking places etc, subject to the coverage, height, FAR and set backs of this zone.

(c) PROHIBITED USES-All other uses not specifically permitted herein. Regulations for Residential Zone would normally apply to this zone. Temporary constructions would be permitted only with the prior permission of the Director.

18.4.7.1 The General Regulations as laid down under regulation 19.2 shall be kept in view while permitting any development in this zone.

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18.5. REGULATION FOR EXEMPTED AREA REGULATIONS OF PRESCRIBED LIMITS FOR DEVELOPMENT ACTIVITIES EXEMPTED UNDER SECTION 30-A OF THE HIMACHAL PRADESH TOWN AND COUNTRY PLANNING ACT, 1977 (ACT NO. 12 OF 1977).

I. RESIDENTIAL BUILDINGS AND FARM HOUSES (i) Maximum floor area = 600.00 M2 (ii) Maximum number of storeys = 3 Nos +1 Parking floor wherever feasible. Note:- The applicant may have a maximum floor area of 600.00 M2 distributed over not more than three storeys.

II. COMMERCIAL USE

(i) Maximum floor area = 100.00 M2 (ii) Maximum number of storeys = 2 Nos. +1 Parking floor wherever feasible (iii) Minimum access = 3.00 M (iv) Parking = For loading, un-loading and parking purpose suitable community parking space has to be arranged by the Shop owners. Note:- The applicant may have a maximum floor area of 100.00 M2 distributed over not more than two storeys.

III. SERVICE INDUSTRIES

(i) Maximum floor area = 100.00 M2

(ii) Number of storeys = 1 No. +1 Parking floor wherever feasible

(iii) Minimum access = 3.00 M

(iv) Parking = For loading, un-loading and parking Purpose suitable community parking space shall have to be ensured by the Industrialists. IV. PUBLIC AMENITIES

(i) Maximum floor area = As per requirement of the Particular amenity.

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(ii) Maximum Number of storeys = 3 Nos. +1 Parking floor wherever feasible

(iii) Minimum access = 3.00 M

(iv) Parking = @ 0.50 to 1.50 equivalent car space per 100 M2 of floor area.

(v) Play fields in case of educational building =0.20 Hectare to 1.60 Hectare is Desirable, however, as per availability of land.

V. OTHER IMPERATIVES

(i) Structural safety and seismic proofing including soil investigation should be ensured.

(ii) Attic and basement/mezzanine shall be counted as a storey.

(iii) Sloping roof shall have to be ensured.

(iv) No construction shall be raised within a distance of 3.00 Metres from the edge of the roads in respect of village roads.

(v) No construction shall be raised within the controlled width of major District roads.

(vi) Minimum Set Back of 3.00 M from the controlled width of National Highways, State Highways and Scheduled Roads under the Himachal Pradesh Road Side Land Control Act, 1968 shall be kept.

(vii) Minimum Set Back of 2.00 M in front and 1.50 M in sides and rear side and from the adjoining property, Government land and 5.00 M from Forest land shall have to be maintained.

(viii) Adequate distance from the electric lines as per the requirement of Himachal Pradesh State Electricity Board Limited (HPSEB Ltd) Rules shall have to be maintained. The No Objection Certificate (NOC) of the competent authority shall also be required, if HT/LT line is crossing through the Scheme.

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Electricity line Vertical distance Horizontal distance (Metre) (Metre)

Low and medium 2.50 1.20 voltage lines and service lines.

High voltage lines upto 3.70 1.20 and including 11000V

High voltage lines 3.70 2.00 above11000V and upto and including 33000V

Extra High voltage 3.70 (Plus 0.30 M for 2.00 (Plus 0.30 M for lines beyond 33000V every additional 33000 every additional V or part thereof. 33000 V or part thereof)

(ix) The applicant shall endeavor to develop the colony along the slopes of hill without much disturbance to the natural hill profile. In no case hill cut at any level shall not exceed 3.50 Metres.

(x) Provision of Rain Water Harvesting structure @ 20 Liters per M2 of roof area (not less than 200 M2) should be made.

(xi) Septic Tank and Soak Pit should be constructed.

(xii) Preference shall be given for Solar Passive Building Design. Roof top @ 12 M2 per 1 Kilo Watt peak (KWp) shall be used for Solar Photovoltaic (PV) installations.

(xiii) Locational attributes, aesthetics, local building material, heritage and environmental aspects should also be taken into account.

VI. REMARKS :

(i) The benefit of above exemptions shall only be available to the residents and original inhabitants of the areas, who owned the property at the time of

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commencement of the Act and their natural heirs only and not to the persons who purchased land in rural areas.

(ii) Any person intending to carry out development activities exempted under section 30-A of the Himachal Pradesh Town and Country Planning Act, 1977 (Act No. 12 of 1977) shall give information on simple paper alongwith a copy of original jamabandi and original tatima to the concerned Panchayat before carrying out development activities. The concerned Panchayat after verifying the documents, shall grant No Objection Certificate (NOC) to the applicant under section 83-A of the Himachal Pradesh Town and Country Planning Act, 1977 (Act No. 12 of 1977) for obtaining service connections.

(iii) In case of any constraints as per the site conditions in maintaining setbacks, or any other regulations the Director or the concerned officer vested with the powers of the Director may relax the same. In case of any clarification with reference to any proviso or if there is no any specific provision, the provisions as envisaged in the Urban and Regional Development Plans Formulation and Implementation (URDPFI) Guidelines, 2014 of the Government of India or the National Building Code of India shall have to be adhered to.

18.6. EASE OF DOING BUSINESS To ensure Ease of doing Business, application for all kind of permission shall be received online for fast-tracking building permission and to streamline the planning permission process all kind of building are further classified according to the risk matrix depending upon various vulnerability factors as per under :- Risk Based Classification of Buildings

Sr. Risk Buildings Planning No. Permission Time

1 2 3 4

1. RESIDENTIAL BUILDING

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DEVELOPMENT PLAN FOR ROHRU PLANNING AREA - 2031 a) High Group Housing Schemes, above 3 Storey Within 60 days buildings, buildings on slopes more than 30°, any building raised on landfill, reclaimed land, sinking sliding zones. Building within horizontal distance Upto 25 meter from HFL as prescribed in Rules, building with communication towers and buildings falling under the corridor of HT/LT lines. b) Moderate All 2-3 storey buildings, buildings on slopes Within 30 days above 15° and upto 30° c) Low Single Storey buildings constructed on slope Within 20 days less than 15°

2. COMMERCIAL BUILDING a) High Commercial Shopping Complexes, Multiplexes. Within 60 days Tourism Units, Marriage palaces, Automobile, Showrooms, any building raised on landfill, reclaimed land. Sinking sliding zones, buildings within the minimum prescribed setback from HFL as prescribed in Rules, building with communication towers and building falling under the corridor of HT/LT lines. b) Moderate Double Storey shops Within 30 days c) Low Single storey shops Within 20 days

3. INDUSTRIAL BUILDING a) High Building above two storeys, any building Within 60 days above10 meters height, any building raised on landfill, reclaimed land, sinking sliding zones, buildings within the minimum setback from HFL as prescribed in Rules, buildings with communication towers and buildings falling under the corridor of HT/LT lines. b) Low Single storey building of 10 meters or less than Within 20 days 10 meters height.

4. PUBLICS/SEMI-PUBLIC a) High All buildings except for the buildings Within 60 days mentioned under low Risk category b) Low Toilets, rain shelters, pump houses and Within 20 days crematoriums.

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5. MIXED LAND USE BUILDING a) High All buildings Within 60 days Note:- The High Risk and Moderate Risk category of construction shall be supervised by the Registered Private Professionals and the structural safety certificate and design shall be submitted by Registered Structural Engineers.

18.7 ABADI DEH

Unless otherwise specified under all the above regulations no planning permission shall be required for village ―Abadi Deh‖ as defined in the revenue record in Abadi Deh area shall continue to be covered/governed as per existing conventions. Changes of landuse for development in this zone, other than a farm house can be permitted only exceptional case subject to following conditions:-

A simple application shall be submitted to the Director for construction of two storeys structures with two metres setbacks on all sides for self-employment activities e.g. Shop Atta Chakki, Poultry Farm, Dairy, Godowns and small scale industry promoting agriculture. The application shall contain the following description:-

1. Name and Father's name of the applicant alongwith correspondence and permanent address.

2. Description of land and activity proposed.

3. A location/Site plan describing the exact location of the site (with or without scale)

4. Line plan of the proposed construction (Scale 1:100). However, each of such application shall be accompanied with a recommendation of the Pradhan of the area that the proposed activity/construction is not going to cause any nuisance and that there is a proper approach path existing or proposed by the applicant.

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18.8 RIVER FRONT AREA

This zone has been demarcated to comply with the orders of the Hon'ble High Court of Himachal Pradesh and subsequent Report of the 'Expert Group' adopted by the said Hon'ble Court. The area is as under:-

1. The land below the High Flood Level (HFL) shall be treated as river land and no construction activities of any kind except erosion checking measures shall be allowed in this belt.

2. Beyond the HFL, a belt of 25 M width along bank of river Pabbar shall be developed exclusively as a ―Green Zone‖ by the Department of Forest. No construction/development other than one related to soil conservation, afforestation, landscaping for tourism and public utilities such as lines of movement, water pump houses, sewerage treatment plants, solid waste management plants shall be allowed in this zone.

3. Beyond 25.00M width from HFL on bank of river Pabbar, the development activities shall be as per provision of this Development Plan.

18.9 FOREST AREAS

Every effort shall be made to preserve and protect the existing forest areas. While Government forests are expected to maintain their status-quo, the private forests shall also be preserved and protected.

Activities promoting a forestation, wild life, picnics and tourism alone shall be permissible. Under tourism only such activities shall be allowed whereby tented, temporary, small and make shift accommodations are proposed with prior permission of the Forest Department. Felling of trees shall not be allowed for any of the activities mentioned above.

18.10 INFORMATION TECHNOLOGY PARKS REGULATIONS REGULATIONS FOR DEVELOPMENT OF INFORMATION TECHNOLOGY PARK

(i) SLOPE

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Buildings of Information Technology (IT) Park shall be allowed up to 300 slope. The infrastructural services including roads shall be developed in accordance with the slope of the area.

(ii) LAND USE STRUCTURE OF COMPLEX

Sr. Land Use Structure Maximum limit No.

1. Total Covered Area 50% (i) IT related activities 22% to 44% (ii) Commercial 1% to 5% (iii) Recreational (Indoor) 1% to 3% (iv) Residential 9% to 15 %

2. Parks and Tot Lots 8% to 12%

3. Area under Traffic and Transportation 16% to 20%

4. Area under Set Backs and other Open Spaces 20% to 24%

(iii) MEANS OF ACCESS (i) The access to the site of IT Park area shall not be less than 5.00 M wide.

(ii) Provisions of internal roads shall be as under:-

Sr. Width Length No.

1. 9.00 M Up to 1000.00 M

2. 12.00 M Above 1000.00 M

(iii) PARKING PROVISION 1. Residential = @ 1.00 car space per 75 M2 floor area 2. Commercial = @ 1.50 car space per 75 M2 floor area 3. Office Use = @ 1.25 car space per 75 M2 floor area 4. Hardware Manufacturing Unit = @ 1.00 car space per 60 M2 floor area

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5. Software development/ITES = @ 1.00 car space per 40 M2 floor area Maximum height of parking floor shall be 3.00 M including depth of beam below the ceiling of the slab.

(iv) MAXIMUM FLOOR AREA RATIO (FAR) Maximum Floor Area Ratio (FAR) shall be 1.75.

(v) MAXIMUM HEIGHT OF BUILDINGS Maximum height of buildings for IT and related activities shall be 21.00 M.

(vi) SET BACKS 1) Block to Block distance shall be 2/3rd of average height of the Blocks. 2) Distance of structures from the adjoining properties and side Set Backs shall not be less than 1/3rd of the height of the Blocks. 3) Minimum 3.00 M distance from internal roads shall have to be maintained.

(vii) EXPANSION JOINTS The structures exceeding 45.00 M in length shall be divided by one or more expansion joints as per the Structural Design calculations.

(viii) STRUCTURAL STABILITY

The Structural Stability provisions including Soil Investigation Report have to be strictly adhered, as enshrined in section 31-A of the Himachal Pradesh Town and Country Planning Act, 1977 (Act No. 12 of 1977) and under Rule 21 of the Himachal Pradesh Town and Country Planning Rules, 2014.

(ix) ENVIRONMENT AND HEALTH

1. Proper air, light and ventilation to each dwelling unit shall have to be ensured. At least three hours sun may be available for each building during winters. In case of residential structures, kitchen and services shall have to be provided along the external walls. However, if the water closets and bath rooms are not opening to the front, sides, rear and interior open spaces, these shall open to the ventilation shaft. The maximum size of ventilation shaft shall be 4.00 M2 with minimum one dimension of 1.50 M.

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2. The Developer shall ensure prior environmental clearance under the provisions of the Environment Protection Act, 1986 from the Competent Authority, besides consent of the Himachal Pradesh State Environment Protection and Pollution Control Board under the Water (Prevention and Control of Pollution) Act, 1974 and the Air (Prevention and Control of Pollution) Act, 1981.

(x) SAFETY MEASURES

1) In case of buildings above 15.00 M height, No Objection Certificate from the Director of Fire Services or Chief Fire Officer, as the case may be, shall be required.

2) The provision of stair cases shall be as per clause *―4.6.2‖ of Part-IV of the National Building Code of India i.e. minimum two stair cases for floor area of more than 500 M2. At least one of the stair case shall be on external wall of the buildings and shall open directly to the exterior. Width of stair case shall not be less than 3.00 M i.e. 1.50 M in each flight.

3) Provision for lift shall be optional upto 3 storeys and 1 parking floor. However, for more than 3 storeys and one parking floor, it shall be mandatory requirement. The Developer shall make provision of power back up for the lift and general lighting within and outside the building at his own cost.

4) Provision for proper Fire Hydrants shall have to be made in the Complex and the layout, showing position and location of the same. It shall be made available to the nearest Fire Office.

(xi) POTABLE WATER SUPPLY AND RAIN WATER HARVESTING

1) No Objection Certificate (NOC) from the Himachal Pradesh Irrigation and Public Health Department (HPI&PH) regarding availability of adequate water supply and viability of design of rain water harvesting structure shall have to be furnished.

2) Adequate provision for rain water harvesting structure, @ 20 Liters per M2 of the roof top area, shall have to be made underground in the parks and open

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spaces and the same shall be used for the purposes other than drinking and cooking. (xii) PARKS AND TOT LOTS Area under parks and tot lots shall have to be properly developed in regular shape by providing retaining walls, railings, plantation etc. and amidst the Blocks; proper landscaping of the IT Park area in accordance with the design shall be ensured by the Developer.

(xiii)EXISTING TREES AND PLANTATION

1) No construction shall be allowed within a radius of 2.00 M from the existing tree and 5.00 M from the forest boundary measured from the circumference of an existing tree.

2) Plantation shall be ensured @ 125 trees per Hectare.

(xiv) DISTANCE FROM NATURAL DRAINAGE

Distance from the Highest Flood Level (HFL) along Rivers, Khuds and Nullahs shall be as delineated in the Development Plan. In other areas, no construction shall be allowed in parcel of land prone to floods.

(xv) DISTANCE FROM ROADS

Minimum distance of structures from National Highways, State Highways, Himachal Pradesh Public Works Department (HPPWD)‘s Scheduled roads, Bye-Passes and other District roads shall be 15.00 M.

(xvi) DISTANCE FROM ELECTRIC LINES

Adequate distance from the electric lines as per the requirement of Himachal Pradesh State Electricity Board Limited (HPSEB Ltd.) Rules shall have to be maintained. The No Objection Certificate (NOC) of the Competent Authority shall also be required, if HT/LT line is crossing through the Complex.

(xvii) ASSESSMENT OF POWER REQUIREMENT

In case power requirement assessment exceeds 50 KW, proper space for installation of electric Transformer and Transmission Lines of 11 KV shall be

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provided in the layout plan. The proposed space is to be got verified from the concerned Officer of the HPSEB Ltd. and accordingly No Objection Certificate (NOC) along with verification at site shall have to be furnished.

(xviii) DEVELOPMENT OF INFRASTRUCTURE AND ITS MAINTENANCE

1) The Developer shall construct roads and drains, lay electric and sewerage lines and shall make provision for disposal of solid waste etc. Suitable site has to be reserved for placement of dumpers. The provision of services infrastructure shall be made through a duct to be constructed on the sides of the internal roads.

2) The Developer shall provide street light poles each at a distance of 30.00 M on either side of the roads.

3) The provision of community water reservoir has to be made in the Complex.

4) All the infrastructural services shall be maintained by the Developer, till such time when a Society is formed and got registered by the stakeholders and residents of the Complex or a Municipality or Gram Panchayat takes over the maintenance pursuits of the area.

(xix) SUPERVISION

The registered Architect from the Council of Architecture and Structural Engineer, Graduate in Civil Engineering with 3 years experience in Structural Engineering and the Town Planner shall be competent for supervision of development of land as per provisions of Annexure-A of Part II of the National Building Code of India, 2005.

(xx) INTEGRATION

Proper integration of the IT park area shall have to be ensured with the surrounding uses and infrastructural provisions like roads, drainage, sewerage etc.

(xxi) PRESERVATION OF LOCAL HERITAGE AND HILL ARCHITECTURE

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As far as possible local Heritage and Hill Architecture imperatives shall have to be ensured and incorporated in the designs in terms of facades, sloping roof, windows, doors etc. in hilly areas.

(xxii) Other Regulations and instructions as issued by the Government from time to time shall be adhered strictly.

18.11 SOLAR PASSIVE BUILDING DESIGN REGULATIONS

I. SCOPE

The Solar Passive Building Design shall be required in the following type of buildings:-

(i) All the Government and Semi-Government buildings.

(ii) Public and Semi-Public Institutions including Educational, Health, Community Centres, Banquet Halls, Inns and buildings of Autonomous Bodies.

(iii) Urban Local Bodies and Panchayati Raj Institutions.

(iv) Residential buildings in Urban and Urbanisable Areas.

(v) Residential Colonies and Apartments.

(vi) Commercial complexes and buildings related thereto including Hotels, Resorts, Lodges and Guest Houses.

(vii) Industrial buildings and complexes thereof.

(viii) Transport buildings such as Airport Terminals, Bus Terminals, and Railway Stations etc.

(ix) New Townships.

II. BUILDING MAP

The map for the proposed building should accompany a statement giving detail of specifications of solar passive heating and cooling system, day lighting features, solar photovoltaic panels, energy efficient and other renewal energy devices as shown in the drawing and proposed to be installed where required. Expected energy saving in the building should also be mentioned.

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III. SITE SELECTION

The site should preferably be selected on southern slopes or sunny side. Availability of sun shine duration during the winter months of December to March should also be mentioned.

IV. ORIENTATION

The longer axis of the building should preferably lie along east-west directions to trap maximum solar energy during winters.

V. PLANNING OF SPACES

The main habitable spaces of a building may be planned and designed in such a manner, so that natural day light is available. The stair cases, garages, toilets and stores may be planned preferably on northern side. Minimum door and window openings on north side be proposed to avoid heat losses. In order to capture maximum heat in winters, maximum glazing be proposed on southern side. Glazing in proportion to total surface area of outer wall should not exceed more than 50% in mid-altitude regions i.e. 1500 M to 2200 M and not more than 70% in high altitude regions i.e. 2200 M and higher.

VI. INTEGRATING SOLAR HEATING SYSTEMS IN BUILDING DESIGNS

1. Passive solar heating systems like solar air heating, water heating, sun space, solar walls, space heating, green houses and solar trombe wall etc. shall be integrated in the building design, wherever possible on southern side, so as to allow maximum direct solar access to these systems.

2. The suitability of space heating systems to be installed or incorporated in the design of a solar passive building is to be decided by the registered Town Planner/Architect/Engineer/ Designer/Solar Expert in accordance with building site, climate and space heating requirements.

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VII. SOLAR PHOTOVOLTAIC PANEL (SPV) FOR LIGHTING

Wherever possible and required, the solar photovoltaic panels may be integrated preferably in the building design for providing light in the building, emergency lighting and street lighting, so that use of electricity is minimized.

VIII. SOLAR PASSIVE COOLING DESIGN FEATURES

The ventilation and Solar Passive cooling features may be incorporated wherever required as follows:

1. Cross Ventilation: Windows on opposite sides of rooms may be provided for proper circulation and ventilation of fresh and cool air in summers. Windows on southern side may be fixed with overhangs of adequate height and width to provide shade during the summers.

2. Colour and Shading: The external surface of the wall may be painted with white or light colours to reflect instant solar radiation.

3. Ground Embankments: Ground floor may be provided with earth berming upto a height of around 1.00 M for taking the advantage of constant temperature of the earth throughout the year.

4. Outside Temperature: Outside temperature may be modified by landscaping.

IX. REDUCING THERMAL LOSSES

The local building materials including stone, slate and mud may be utilized to meet the heating and cooling requirements by storing warmth and keeping the building cool.

X. OUTER WALL THICKNESS

Outer walls of the building should be made at least 0.23M thick or with cavity with air or with insulation for thermal comfort and to avoid the transfer of heat from outer environment to inner environment and vice-versa.

XI. INSTALLATION OF SOLAR ASSISTED WATER HEATING SYSTEM IN BUILDINGS

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1. The capacity of the Solar hot water system is to be determined as per the requirement of particular building. The following building plans shall be submitted alongwith provision of solar water heating system.-

(a) Hospitals and Nursing Homes.

(b) Hotels, Lodges, Guest Houses, Group Housing or Apartments on an area of more than 1000 M2.

(c) Hostels of Schools, Colleges, Training Centres and other Institutions.

(d) Barracks of Police.

(e) Functional Buildings of public institutions like Airports, Bus Stands and Railway Stations.

(f) Community Centres, Banquet Halls and buildings for similar use.

(g) Roof top @ 12 M2 per 1 Kilo Watt peak (KWp) shall be used for Solar Photovoltaic (PV) installations.

2. (a) New buildings should have open space on the roof top which receives direct sun light. The load bearing capacity of the roof should at least be 50 Kg per M2. All new buildings of above categories must complete installation of solar water heating system before putting the same in use.

(b) Installation of solar assisted water heating systems in the existing building as given in Regulation 11.1 shall be required at the time of change of building use to above said categories, provided there is a system or installation, for supplying hot water.

3. Installation of solar assisted water heating systems shall conform to the Bureau of Indian Standards (BIS) specifications. The solar collectors used in the system shall have the Bureau of Indian Standards (BIS) certification mark.

4. All solar water heating systems may have an automatic electric backup system, so that the same is functional during cloudy or low / non-sunshine days.

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5. Provision in the building design itself may be kept for an insulated pipeline from the roof top in the building to various distribution points where hot water or hot air is required.

6. The solar water heating system has to be integrated preferably in roof of the building, wherever possible, so that the panels become integral part of the roof. The solar air /water collectors/ greenhouses / sunspaces on the roof for receiving maximum solar radiation will be allowed.

18.12 BARRIER FREE REGULATIONS FOR PWD (Persons with Disabilities) Barrier free environment for the persons with Disabilities regulations. (I) SITE PLANNING Every public and semi-public building shall have at least one access to main entrance/exit to Disabled which shall be indicated by proper signage. This entrance shall have approach through Ramp together with stepped entry. The ramp should have a landing after 9 M run and in front of the doorway. Minimum size of landing shall be 1000x2000 mm.

(II) ACCESS PATH/WALKWAY

Access path from plot entry and surface parking to building entrance shall be minimum of 1800 mm wide having even surface without any step. Slope if any shall not be greater than 5%. Selection of floor material shall be made suitably to attract or to guide visually impaired persons (limited to floor material whose colour texture is conspicuously different from that of the surrounding floor material or the material that emit different sound to guide visually impaired persons). Finishes shall have a non-slip surface with texture traversable by a wheel chair Curbs wherever provided should blend to common level.

(III) PARKING PROVISION

(a) Surface parking for two equivalent car spaces shall have to be provided near entrance with maximum travel distance of 30 M from building entrance. Width of parking bay shall be minimum 3.60 M.

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(b) Guiding floor materials shall be provided or a device, which guides visually impaired persons with audible signals, or other devices, which serves the same purpose, shall be provided.

(IV) APPROACH TO PLINTH LEVEL

(a) Ramp shall be provided with non-slip material to enter the building. Minimum clear width of ramp shall be 1800 mm with maximum gradient of 1:12 between top and bottom of the ramp. Length of ramps shall not exceed 9.00 Metres having 800 mm high handrail on both sides extending 300 mm beyond the ramp. Minimum gap from the adjacent wall to the handrail shall be 50 mm.

(b) For stepped approach size of tread shall not be less than 300 mm and maximum riser shall be 150 mm. Provision of 800 mm high handrails on both sides of the stepped approach similar to the ramped approach shall be provided. (V) ENTRANCE DOOR

Minimum clear opening for the entrance door shall be 1000 mm.

(VI) CORRIDOR CONNECTING THE ENTRANCE/EXIT

The corridor connecting the entrance/exit for handicapped leading directly

outdoors to a place where information concerning the overall views of the specific

building can be provided to visually impaired persons either by a person or signs

shall be provided as follows:-

1. Guiding floor materials shall be provided or devices that emit sound to guide

visually impaired persons.

2. The minimum width shall be 1500 mm.

3. In case there is a difference of level, slope ways shall be provided with a gradient

of 1:12.

4. Handrails shall be provided for ramps/slope ways.

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(VII) LIFT For the buildings with more than 15.00 M in height one lift shall be provided for the wheel chair user with the following clear dimensions:- • Clear internal depth 1100 mm. • Clear internal width 2000 mm. • Entrance door width 910 mm. A handrail not less than 600 mm long at 900 mm above floor level shall be fixed adjacent to the control panel. The lift lobby shall be of an inside measurement of 1800m x 2000 mm of more. Operational details of lift shall conform to the National Building Code of India.

(VIII) TOILETS One special toilet in a set of a toilets shall be provided for use of handicapped with following specifications:- (a) Provision of washbasin near the entrance. (b) The minimum size shall be 1500 mm x 1750 mm. (c) Minimum clear opening of the door shall be 900 mm and the door shall be swinging/sliding Suitable arrangements for vertical/horizontal handrails with 50 mm clearance from wall shall be made in the toilet. (e) The W.C. Seat shall be 500 mm from the floor. (IX) REFUGE AREA Refuge area shall have to be provided at the fire protected stair landing on each floor having doorways with clear opening width of 900 mm that can safely hold one or two wheel chairs. The alarm switch should be installed between 900 and 1200 mm from the floor level. 18.13 REGULATIONS FOR COLLECTION OF RAIN WATER

The collection of rain water from the roof tops of the buildings shall be compulsory where the Himachal Pradesh Town and Country Planning Act, 1977 (Act No. 12 of 1977) on operation in the State as under:-

1. For all the buildings existing or proposed having roof top area more than 200M2for construction in future.

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2. The Guidelines for capturing, storage, integration and distribution of rain water shall be as under:-

3. The Rain Water Harvesting Structures are allowed to be constructed in set backs below ground level. If the storage is desired at any level above around level, it has to be away form set backs within the permitted covered area.

4. The community Rain Water Harvesting Structure shall also be permissible.

5. Proper system for rain water capturing, storage as well as integration and distribution shall be ensured.

6. The stored rain water shall be utilized regularly for non-drinking usages including fire fighting, landscaping, and gardening apart from domestic usages.

7. No water supply connection shall be given to any building till Rain Water Harvesting System is put in place and subsequently operationalised.

8. The minimum capacity of Rain Water Harvesting Structure shall be worked out @ 20 Ltrs. per square Metre of the roof top area.

9. Violator shall be liable for disconnection of Public Water Supply connection.

10. The owners of existing buildings without Rain Water Harvesting System shall have to install in Water Harvesting System within eighteen months after coming into the operation of these Regulations.

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18.14 REGULATIONS FOR DEVELOPMENT OF APARTMENTS AND COLONIES

1. Site selection

The site may be selected in such area which is going to be proposed for Residential Use and the same is not having non-conforming uses like obnoxious uses, industrial and dumping ground etc. in its vicinity.

2. Check List

A Check List showing Regulatory provisions and fulfillment thereof shall have to be submitted alongwith the proposal for Apartments as under:-

Sr. Description As per As proposed No. Regulations

1. Scheme Area.

2. Slope of Area.

3. Means of Access.

4. Land Use Structure.

5. Coverage (i) Under Flats (Block wise). (ii) Under other uses (Block wise).

6. Total Built up Area.

7. Floor Area Ratio (FAR).

8. No. of storeys in each Block.

9. Height of each floor.

10. Total Height of Block.

11. No. of Flats/Dwelling Units in each Block.

12. Total Population.

13. Density per Hectare.

14. Detail of facilities like school, health services etc. with respect to population.

15. Parking provision.

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16. Structural Stability Certification.

17. Distance of structures from natural drainage.

18. Distance of structures from Highways and other District Roads.

19. Distance of structures from HT/LT lines.

20. No Objection Certificate of competent authority of the Himachal Pradesh State Electricity Board Limited in case HT/LT line is crossing over/ nearby proposed site.

21. No Objection Certificate of the competent authority of National Highway / Himachal Pradesh Public Works Department or Local Bodies for approach to the proposed project as the case may be.

22. No Objection Certificate of the competent authority of Himachal Pradesh Forest Department.

23. No Objection Certificate of the competent authority of Himachal Pradesh Irrigation and Public Health Department or consent of Central Ground Water Authority regarding use of ground water.

24. No Objection Certificate of the competent authority of Himachal Pradesh Fire Services Department.

25. No Objection Certificate of the competent authority of Urban Local Bodies/Panchayats.

26. Provision of Rain Water Harvesting Structure.

27. Arrangement for disposal and treatment of solid waste, sullage, sewage, sewerage and storm water.

28. Provision for street lighting.

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29. Name of the registered Town Planner / Architect/Engineer with full correspondence address, appointed for the job.

30. Name of the registered Structural Engineer with full correspondence address, appointed for the job.

3. SIZE AND SHAPE OF SCHEME AREA

The cases for permission of Apartments shall be considered in the form of complexes and not on ribbon development pattern along Highways/Major Roads.

4. SLOPE

Apartment shall be allowed upto 300 slopes.

5. LAND USE STRUCTURE OF A COLONY:-

Sr. Land Use Percentage of Total Area No. 1. Area under Apartments 30 - 35 2. Commercial 02 - 03 3. Public and Semi- Public 06 - 10 4. Traffic and Transportation 10 - 15 5. Parks and Open Spaces 10 - 15 6. Area under Set Backs, pavement, Balance plantation and landscaping etc. Total 100

Provided that Director may, for the reasons to be recorded in writing revise the percentage prescribed above keeping in view the location of the colony/project.

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Note:-

Under Commercial Use, convenient shops @ of one shop per 150 persons shall have to be provided. These will include service shops like vegetable, shoe repair, dry cleaning, tailor, barber, general merchandise etc. The purpose of these shops should clearly be mentioned in the Plan and should be accordingly allotted after completion. In case Public and semi-Public amenities like schools, health centres etc. are available in the vicinity and the same are adequate to cater for the requirements of inhabitants, detail thereof shall have to be given in the Check List at Regulation 2. However, provision of toilets and urinals @ two toilets, one for ladies and one for gents, per 1000 persons and provision for Kindergarten/ tot lots etc. shall have to be made in every Scheme.

6. MEANS OF ACCESS

(i) The minimum access/approach from main road to the project site for construction of colony or apartments with a population of 1000 persons shall not be less the 5.00M and for population above 1000 persons shall not be less than 6.00M. However, in case of low-rise, low-density and isolated vacation group housing projects an access / approach not less than 3.0 M can be considered. Such a project shall have an overall F.A.R. of not more than 1.0 and maximum building height of 10M.

(ii) Width and length of means of internal access for Colonies shall be as under:-

Sr. Width Length upto No. (in Metre) (in Metre)

1. 5.00 400

2. 7.50 Above 1000

(iii) Promoter shall endeavor to provide footpaths within the prescribed width of roads/ lanes as above along with the main roads/ lanes.

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7. Parking Provision

Parking provision shall have to be provided @ one vehicle i.e.18.00 M2 area per 100 M2 floor area. Maximum height of parking floor shall be 3.00 Metres including the depth of beam below the ceiling of the slab.

8. Maximum Floor Area Ratio (FAR) shall be 1.75.

9. FLOOR HEIGHT AND MAXIMUM HEIGHT OF BUILDING

The minimum floor height of Apartments may vary from 3.00 M to 3.50 M. However, the overall height of the building shall not exceed 25.00 M including sloping roof in hilly areas of the State. Maximum height of sloping roof shall be in accordance with the volume of structure and the same shall not be less than 30º slope of the roof. The height of the Block shall be measured from plinth of the Block to the ridge of the roof including parking and roof. The minimum slope of the roof/ dormer shall not be less than 30º. The colour of the roof shall be in post office red or grey green or any other colour conforming to the colour of the natural roofing material.

10. SET BACKS

The Block to Block distance shall be 1/3rd of average height of Blocks subject to minimum of 6.00 M. Distance of Apartments from the adjoining properties and side Set Backs shall not be less than 1/4th of the height of the respective adjacent Block subject to minimum of 3.00 M. All the projections of the Apartments including any appurtenant shall be at a minimum distance of 1.00 M. from footpath or 2.00 M. from the roads/ lane.

11. STRUCTURAL STABILITY

The Structural Stability provisions including Soil Investigation Report have to be strictly adhered as enshrined under section 31-A of the Himachal Pradesh Town and Country Planning Act, 1977(Act No. 12 of 1977) and under Rule 21 of the Himachal Pradesh Town and Country Planning Rules, 2014. Monitoring of the same shall have to be ensured at each floor level and Completion Certificate in this regard shall be furnished to the Director, Town and Country Planning Department, Himachal Pradesh, Shimla.

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12. ENVIRONMENT AND HEALTH

(i) Proper air, light and ventilation to each dwelling unit shall have to be ensured. At least 3 hours sun may be available for each flat during winters. Kitchen and services shall have to be provided along the external walls. However, if the Water Closets (WCs) and bath rooms are not opening on to front, side, rear and interior open spaces, these shall open on to the ventilation shaft. The minimum size of which shall be as under:-

Sr. Height of Size of Minimum one dimension of the No. Buildings Ventilation Shaft Ventilation Shaft( in Metre) (in Meter ) (in square metres) 1. Upto 10.00 1.20 0.90 2. Upto12.00 2.80 1.20 3. Upto18.00 4.00 1.50 4. 24.00 & above 5.40 1.80

(ii) In view of Notification No. S.O. 801 (E) dated 7.7.2004 of the Ministry of Environment and Forests, Government of India, New Delhi and accordingly further directions of the State Government circulated vide letter No. STE-A (3)- 11/2003 dated 28.3.2005, in case of population more than 1000 persons or discharging sewage more than 50 Kilo Liter per Day ( KLD) or above or with an investment of Rs.50 Crores or above, the Promoter has to ensure the Environmental Clearance from the Government of India, besides consent of the Himachal Pradesh State Environment Protection and Pollution Control Board under the Water (Prevention and Control of Pollution) Act, 1974 and the Air (Prevention and Control of Pollution) Act, 1981.

13. SAFETY MEASURES

(i) In case of buildings above 15.00 M of height, No Objection Certificate (NOC) from the Director, Fire Services or Chief Fire Officer, as the case may be, shall be required.

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(ii) The provision of stair cases shall be as per clause *4.6.2 of Part-IV of National Building Code of India i.e. minimum of 2 stair cases for floor area of more than 500 M2. Atleast one of the stair case shall be on external wall of the buildings and shall open directly to the exterior. Width of stair case shall not be less than 3.00 M i.e. 1.50 M in one flight.

(iii) Upto 4 storeys and 1 parking floor, provision for a lift shall be optional. However, for more than 4 storeys and one parking floor, it shall be mandatory requirement. The Promoter has to make provision of power back up for the lift and general lighting within and outside the building at his own cost.

(iv) Adequate system of fire hydrants/ fire fighting systems to the satisfaction of Director General, Fire Services or Chief Fire Officers or the District Level Fire Officer, as the case may be, shall be required.

14. POTABLE WATER SUPPLY AND RAIN WATER HARVESTING

(i) No Objection Certificate (NOC) from the Himachal Pradesh Irrigation and Public Health Department(HPI& PH), regarding availability of adequate water supply and viability of design of rain water harvesting structure shall have to be furnished.

(ii) Adequate provision for rain water harvesting structure @ 20 Liters per M2 of the roof top area shall have to be made underground in the parks and open spaces and the same shall be used for the purposes other than drinking and cooking.

15. PARKS AND OPEN SPACES

Area under parks and tot lots shall have to be properly developed in regular shape by providing retaining walls, railings, plantation etc. and amidst the Blocks, proper landscaping of the Apartment area in accordance with the design shall be ensured by the Promoter.

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16. EXISTING TREES AND PLANTATION

(i) No construction shall be allowed within a radius of 2.00 M from the existing tree and 5.00 M from the forest boundary measured from the circumference of an existing tree.

(ii) The Promoter shall ensure plantation of trees at least equivalent to the anticipated population of the area and the same shall have to be monitored by the Director, Town and Country Planning Department, Himachal Pradesh, Shimla. Local varieties of trees with exotic impact and attraction shall have to be planted.

17. DISTANCE FROM NATURAL DRAINAGE

Distance from the Highest Flood Level (HFL) along Rivers, Khuds and Nullahs shall be as delineated in the Development Plan. In other areas, no construction shall be allowed in parcel of land prone to floods.

18. DISTANCE FROM ROADS

Distance of structures from roads shall have to be adhered as under:-

(i) National/ State Highways/ Himachal

Pradesh Public Works Department‘s

Scheduled Roads and Bye-passes = 15.00 M

(ii) Other District Roads. = 10.00 M

(iii) Other Roads = 5.00 M

19. DISTANCE FROM ELECTRIC LINES

Adequate distance from the electric lines as per the requirement of Himachal Pradesh State Electricity Board Limited (HPSEB Ltd) Rules shall have to be maintained. The No Objection Certificate (NOC) of the competent authority shall also be required, if HT/LT line is crossing through the Scheme.

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20. ASSESSMENT OF POWER REQUIREMENT

In case, power assessment exceeds 50 KW, proper space for installation of electricity Transformer is required to be provided in the layout plan and provision has to be made for coming 11 KV line. The proposed space is to be got verified from the concerned Officer of the Himachal Pradesh State Electricity Board Limited (HPSEB Ltd) and accordingly No Objection Certificate (NOC) alongwith verification at site shall have to be furnished.

21. RESERVATION FOR ECONOMICALLY WEAKER SECTIONS, LOW INCOME GROUPS OF SOCIETY AND BONAFIDE HIMACHALIS

The promoter shall have to ensure the reservation for Economical Weaker Section (EWS), Low Income Group (LIG) of the society and Bonafide Himachalis as prescribed in the Rule 56 of the Himachal Pradesh Town and Country Planning Rules, 2014.

22. DEVELOPMENT OF INFRASTRUCTURE AND ITS MAINTENANCE

The Promoter shall construct roads, drains, lay electricity lines, sewerage and make provision for disposal of solid waste etc. Suitable site has to be reserved for placement of dumpers. The provision of services infrastructure shall be made through a duct to be constructed on sides of the road and the same have to be ascertained by the Director, Town and Country Planning Department, Himachal Pradesh, Shimla during the course of development at site. The Promoter has to provide street light poles, each at a distance of 30.00 M on either side of the roads. The provision of community water reservoir has to be made in the Scheme. All the infrastructural services shall be maintained till such time that a Society is formed and got registered by the residents of the Scheme or Municipal Corporation or Municipal Council or Nagar Panchayat or Special Area Development Authority (SADA) or Panchayat, undertakes the maintenance pursuits of the area.

23. CONTROL ON REGISTRATION OF APARTMENTS AND RELEASE OF SERVICE CONNECTIONS

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The Sub-Registrar shall not register sale deed of a Flat/ Apartment which has been constructed in violation of an approved plan. Similarly, the Himachal Pradesh State Electricity Board Limited as well as Himachal Pradesh Irrigation and Public Health Department shall not release any service connection without obtaining No Objection Certificate (NOC) of the Director, Town and Country Planning Department, Himachal Pradesh, Shimla under provision of section 83-A of the Himachal Pradesh Town and Country Planning Act, 1977(Act No. 12 of 1977).

24. SUPERVISION

The registered Architect from the Council of Architecture and Structural Engineer, Graduate in Civil Engineering with 3 years experience in Structural Engineering and the Town Planner shall be competent for supervision of development of land as per provisions of Annexure-A of Part II of the National Building Code of India, 2005.

25. INTEGRATION

Proper integration of the Apartment area shall have to be ensured with the surrounding uses and infrastructural provisions like roads, drainage, sewerage etc.

26. PRESERVATION OF THE NATURAL HILL PROFILE:

Promoter shall endeavor to develop the colony along the slopes of hill without much disturbance to the natural hill profile. In no case hill cut at any level shall not exceed 3.50 Metres.

27. PRESERVATION OF LOCAL HERITAGE AND HILL ARCHITECTURE

As far as possible local Heritage and Hill Architecture imperatives shall have to be ensured and incorporated in the designs in terms of facades, sloping roof, windows, doors etc. in hilly areas.

28. URBAN AND REGIONAL DEVELOPMENT PLANS FORMULATION AND IMPLEMENTATION (URDPFI) GUIDELINES.

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In case of any clarification with reference to any proviso or if there is no any specific provision, the provisions as envisaged in the Urban and Regional Development Plans Formulation and Implementation (URDPFI) Guidelines, 2014 of the Government of India or the National Building Code, 2005 of India shall have to be adhered to.

18.15 REGULATIONS FOR INSTALLATION OF COMMUNICATION TOWERS The Policy communicated by the Department of Information Technology, Govt. of Himachal Pradesh Shimla shall be applicable to the Planning Area subject to the condition that minimum setbacks as applicable for residential buildings in the Planning Area shall be applicable, in case tower is installed on ground. A Structural Stability Certificate of the building shall be mandatory for roof top towers and towers erected on ground.

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