CONTENT
Chapter 1: Introduction ……………………………………………………………………..2 1.1. Study of Human Settlement …………………………………………………………..3 1.2. Objectives of the study ………………………………………………………………..4 1.3. Methodology of study ………………………………………………………………...5 1.4. Scopes and Limitations of the Study ……………………………………………….....6 Chapter 2: Study of the village ……………………………………………………………...7 2.1. Brief History …………………………………………………………………………..8 2.2. Location and connectivity …………………………………………………………...10 2.3. Topography ………………………………………………………………………….12 2.4. Climatic conditions …………………………………………………………………..13 2.5. Settlement Form and Pattern ………………………………………………………...14 2.6. Architecture ………………………………………………………………………….24 2.7. Existing Infrastructures ……………………………………………………………...54 Chapter 3: Development Trends ………………………………………………………….67 3.1. Physical Development ……………………………………………………………….68 3.2. Building Typologies………………………………………………………………….75 3.3. Building Use …………………………………………………………………………77 3.4. Road and parking …………………………………………………………………….78 Chapter 4: Planning and Policy Interventions …………………………………………...79 4.1. Land use plan and settlement pattern ……………………………………………...... 81 4.2. Preservation and Promotion of Traditional Architecture ………….……..………….82 4.3. Indicative Drainage lay out plan ………………………………………………….....83 4.4. Indicative Footpath Layout ……………………………………………………….....84 4.5. Solid Waste Management ………………………………………………...………….87 4.6. Sanitation …………………………………………………………………………….88 4.7. Fire Safety ………………………………………………………………………….. 90 4.8. Parking ……………………………………………………………………………...91 Chapter 5: Development Guidelines ………………...…………………………………….93 5.1. Existing Development Rules and regulation ………………………………………...94 5.2. Proposed Development guidelines …………………………………………………..96 Annexures …………………………………………………………………………………...98
1 Study of Chimi Lhakhang and surrounding settlements: Sopsokha, Yuwokha and Zhikha
Chapter 1: Introduction
2 Study of Chimi Lhakhang and surrounding settlements: Sopsokha, Yuwokha and Zhikha
1.1. Study of Human Settlement
The rural villages in different parts of Bhutan have their own unique characteristics in terms of culture and tradition, settlement form, pattern and architecture. They form an integral part of the cultural landscape of the country. However, in recent times with the impacts of modernization spreading into the villages, the development of infrastructures are being carried out without due consideration to these characteristics. This has raised concerns over deteriorating the country’s cultural landscape. In view of this, the Department of Human Settlement carries out the studies of settlements with the primary objective to preserve and promote the unique characteristics of the villages, and also to derive spatial characteristics which will be guiding principles for planning and development of our new settlements. Through these studies, there will also be recommendations on planning and development to resolve issues arising from the development of infrastructures. So far, the Department has carried out studies of four settlements from different parts of the country. For the financial year 2016-2017, the settlement of Lobesa has been taken up for the study. Like other settlements in the country Lobesa is unique in its character, form and pattern. The settlements on the way to Chimi lhakhang from Thimphu-Punakha Highway viz. Sopsokha, Yuwokha and Zhikha in particular have a unique setting. The vast stretches of paddy field surrounding the clusters of houses are dotted with Chortens and Nyes. By virtue of the unique setting and strategic location at a junction of highways leading to four parts of the country, the village has been experiencing development pressure since early 2000. The development of infrastructures, construction of new houses, etc. to meet the requirements is deteriorating the overall setting of the valley. The study was carried out with focus on drawing guidelines to preserve and promote its unique cultural heritage. It also looked into the settlement pattern, its form, existing infrastructure and immediate spatial needs.
Image 1: View of the three hamlets
3 Study of Chimi Lhakhang and surrounding settlements: Sopsokha, Yuwokha and Zhikha
1.2. Objectives of the study
To study the village settlement form and pattern in relation to its culture and tradition: The study is aimed at documenting the unique settlement form and pattern in relation to its tradition and culture of the village for policy recommendations pertaining to human settlement and development of Chimi lhakhang and surrounding settlements.
To understand the development trend in the village: The study will document the development trend through study of building typologies, village clusters, landscape and the changes taking place in them with time.
To understand the development trend of the surrounding urban areas and their impacts on the village: For comprehensive understanding of the overall settlement scenario, surrounding urban areas like Lobesa and their impacts on the existing village will also be documented.
To note the potentials and shortcomings of the village which could help promote the village, its form and pattern, and make it economically vibrant: Chimi lhakhang being one of the famous tourist destinations in the country, there are houses catering to tourism. As the village is both culturally and economically vibrant it has potential for development.
Image 2: View of Chimi Lhakhang and surrounding village (Sopsokha, Yuwokha and Zhikha)
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1.3. Methodology of the study
The main objective of the study is to understand the settlement form and pattern and the development trend, to note the potential and shortcomings of the village and to guide its physical development within the context of the landscape, culture and tradition of the village. The following process has been followed for carrying out the study with focus on the spatial aspects and probable future development.
Meeting with the relevant agencies such as: Tourism Council of Bhutan Identification of the Department of Culture settlement Association of Bhutanese Tour Operators Guide Association of Bhutan
Desk Study Decide on the study format Organize and survey and questionnaire
Site Visit
Discussion with the representatives of the village Site Study Household survey/questionnaire Measured Drawings (different building typologies)
Document historical account and existing infrastructures Preparation of the Analysis of the information report (draft) Note the development trend Propose development interventions/guidelines
Draft report presentation to the officials from the Presentation of the Dzongkhag, Gewog and representatives of the village. draft report Compile feedback received during the presentation Compile missing or additional information
Incorporate the feedbacks received and the missing/additional information.
Finalize the report Finalize the report Distribute the report to the relevant agencies.
Illustration 1: Work Schedule
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1.4. Scope and Limitation of the study
The name “Lobesa” is referred to a combination of clusters of settlements in the vicinity of Chimi Lhakhang. However this study has focused on Sopsokha, Yuwokha and Zhikha village given the development pressure in the area due to its strategic location on the way to Chimi Lhakhang.
The study is purely based on the information gathered at site and from the people of the locality. The planning and development intervention provided in this report are indicative and may require detailed study at site prior to its implementation.
Illustration 2: Location of Sopsokha, Yuwokha and Zhikha in Lobesa
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Chapter 2
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2.1. Brief history It is believed that the name “Lobesa” which means “a place to return” is closely linked to Lama Drukpa Kuenley. He is said to have visited the Pangkhap Chorten which was then under-construction and offered Zhebang (round cane container) as a nangten (sacred relic) of the Chorten. Upon the request of the people of the locality the Lama agreed to return from Bay-Ralung in Tibet for the consecration, although his return is not known by the local people. However, over the period of time the name Lobesa is used to refer to the several neighboring clusters like Mesina, Pangna, Sopsokha, Yuwokha, etc.
Image 3: Location of Pangkhap Chorten in the village
Pangkhap Chorten
Image 6:Zhebang: Offered by Lam Drukpa Kuenley as the Nangten (sacred relic)
Image 4: Lam Drukpa Kuenley Image 5: Pangkhap Chorten
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Chimi Lhakhang:
Around the time when Drukpa Kuenley first visited Bhutan, a demoness called Loro Duem resided on Dochu La. She along with two other demonesses terrorized all who crossed the pass and the people in the valley lived in fear. When Drukpa Kuenley heard of this, he hunted down the demoness at Dochu La. The three demonesses recognizing Drukpa Kuenley’s power ran down the valley and the two other demonesses dissolved into the body of Loro Duem. When she reached the plains of Lobesa, she transformed herself into a dog to avoid detection. But Lam Drukpa Kuenley recognized the demoness dog, and subdued it with his “magic thunderbolt of wisdom” and buried it under the mound of a hill which he said resembled the breast of a woman. He then said “Chi-med” (no dog), and built a black chorten on top of this mound. Before killing and burying the demoness, he made the demoness pledge service to the Buddha and become a protector of the dharma. She is now the local deity called Chhoekim who is the guardian deity of Chimi Lhakhang. Later in the late 15th century, Drukpa Kuenley’s cousin Lam Ngawang Choegyal built a Lhakhang in honor of his illustrious relative and named it Chimi Lhakhang.
Today, thousands of people both from within and outside Bhutan visit the Lhakhang for its renowned fertility blessings.
Illustration 3: Chimi Lhakhang The Black Chorten
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2.2. Location and connectivity Lobesa is a settlement under Barp Gewog in Punakha. It is located at the junction where the highway from Thimphu branches to Punakha and Wangdue Phodrang. It is about 11km from Punakha, 12km from Wangdue Phodrang and 60km from Thimphu. The settlement is formed near the bank of Punatsangchu, at an altitude of 1300m. Chimi Lhakhang and the surrounding settlements are connected by a stretch of 1.5km farm road from Thimphu-Punakha highway.
Illustration 4: Location
Punakha Dzongkhag
Barp Gewog
Sopsokha-Yuwokha- Zhikha Chiwog
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Illustration-3: Connectivity of the settlement with neighboring Dzongkhags
Illustration 5: Location and Connectivity Image 7: Trashichoedzong Image 8: Punakha Dzong Image 9: Wangdi Phodrang Dzong (before the fire)
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2.3. Topography
Visually Lobesa has a gentle terrain which slopes from west to east and when viewed through the section derived from Google earth, it measures a slope of 11°. While the overall topography slopes from west to east, it starts ascending from Pangkha towards Chimi Lhakhang which stands atop a round hillock beyond which, is a sudden drop into Punatsangchu to the east and Toep Rongchu to the north.
Punatsangchu Toep Rongchu
Chimi Lhakhang
Section line
Yuwokha
Zhikh a Sopsokha
New buildings
New buildings Sopsokha Chimi Lhakhang Yuwokha Zhikha Punatsangchu
Illustration 6: Section through Chimi Lhakhang and three villages of Zhikha, Yuwokha and Sopsokha
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2.4. Climatic condition
The climate in Punakha is warm and temperate. The climate here is classified as Cwa by the Köppen-Geiger system (Subtropical-Dry Winter is monsoonal influenced, having the classic dry winter/wet summer pattern associated with tropical monsoonal climates). The average annual temperature in Punakha is 18.2 °C. In a year, the average rainfall is 3016 mm.
Illustration 7: Climatic condition
July is the warmest month of the year. The temperature in July averages 23.3 °C. The lowest average temperatures in the year occur in January, when it is around 10.8 °C.
There is a difference of 736 mm of precipitation between the driest and wettest months. The variation in temperatures throughout the year is 12.5 °C.
13 Study of Chimi Lhakhang and surrounding settlements: Sopsokha, Yuwokha and Zhikha
2.5. Settlement Form and Pattern
2.5.1. The Village Settlement Pattern
The three clusters of settlements are laid out along the traditional route to Chimi Lhakhang. The chorten which stands at the entry to Sopsokha, which is the furthest of the three clusters from Chimi Lhakhang, marks its gateway to the village from Thimphu-Punakha highway. The Lhakhang at the end of the village, yet on the hill top, forms the highest sense of hierarchy in the village. The dense built up structures in the clusters of Sopsokha, Yuwokha and Zhikha is surrounded by paddy field and dotted with small open spaces in between the clusters and the religious structures and sacred sites spread over the settlement.
Illustration 8: Composition of the village
Paddy field
Paddy field
Sopsokha Yuwokha Zhikha
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Illustration 9: Representation of different layers that constitute the village
Topography
Built Form (Houses)
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Connectivity (road and footpath)
Open spaces and religious structures
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Over all pattern of the village
Evolution of the settlement Every village in Bhutan has its own history of evolution. Similarly, Lobesa has come to its present form through layers of historical incidences and modern infrastructure developments The following illustrations show the growth pattern/evolution of Lobesa.
Kha-Ghu (Nine- Khas) 1. Wolokha 2. Yuwokha 3. Sopsokha 4. Sepjekha 5. Gyamkha 6. Septokha 7. Pachakha 8. Bekha 9. Yusokha
Illustration 10: Chimi Lhakhang and Kha-Ghu (Villages in nine directio
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Illustration 11: Old monuments of the village: Pangkhap Chorten and Chimi Lhakhang; Yuwokha and Sopsokha form two of the nine Khas.
Illustration 12: The village before 50 years-Formations of Zhikha village, Arrival of Highway leading to Punakha, few houses constructed within the village.
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Illustration 13: The village till last 10 years- The number of houses increased making the village clustered.
Illustration 14: The village at present- The village became more clustered with drastic increase in the number of houses with the arrival of farm road. Development pressure from the nearby Mesina town with off-scale buildings which are not in harmony with the village.
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2.5.2. Village size and its boundary
The settlement of Lobesa measures approximately 2.3km north-south by 1.5km east-west which includes several village clusters and wide stretch of paddy field. Sopsokha, Yuwokha and Zhikha villages are in an average size of 150m x 100m each.
Lobesa has a very clear visual boundary formed by the natural features such as Punatsangchu River to the east, Toeprongchu stream to the north, Thimphu-Trashigang highway to the west and a gorge to the south.
Illustration 15: Village boundary and its size
20 Study of Chimi Lhakhang and surrounding settlements: Sopsokha, Yuwokha and Zhikha
2.5.3. Land use
The village has diverse land uses such as residential, agricultural, natural (forest and stream), religious and open spaces. It is the paddy field which is predominant in the village. Religious structures comprise lhakhang, choetens and Nyes (sacred sites). There are small pockets of open spaces dotted in between the dense residential areas of the village cluster.
Illustration 16: Land Use
Regarding the buildings, the village houses are used for residential, commercial and mixed use. The commercial uses are the handicrafts along the road/footpath and restaurants while the mixed uses are those with commercial uses at ground floor and residences in the upper floors. There are few houses in the village catering to home-stay services. The institutional building refers to the office for Chimipang Royal Project.
21 Study of Chimi Lhakhang and surrounding settlements: Sopsokha, Yuwokha and Zhikha
2.5.4. Open spaces
The village has very limited open spaces within the village cluster. These pockets of small open spaces are sparsely distributed in between the dense built-up structures and they are generally used for kitchen gardening and drying farm produce and clothes.
Illustration 17: Open space
Since the open spaces are privately owned land it is obvious that built structures will come up in the future.
22 Study of Chimi Lhakhang and surrounding settlements: Sopsokha, Yuwokha and Zhikha
Image 10: Open spaces used for different purposes
Open space used for drying farm produce
Open space for kitchen gardens
Open space for other uses such as canopy for sit-out area and parking
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2.6. Architecture
The architectural essence of Lobesa is formed of the Lhakhang, Chortens, sacred sites (Nyes), and houses of varying typologies nestled as clusters within the paddy field. Chimi Lhakhang sits on a round hillock making it the most prominent in the settlement despite its location at the end of the village, while the chortens and sacred sites are found scattered in the settlement. Temporary shelters which are mostly used for storage are found in significant number within the village clusters. Of late the contemporary buildings with varying typologies have come up within the cluster of traditional houses.
2.7.1. Chimi Lhakhang
The most prominent structure in Lobesa is the Chimi Lhakhang which stands atop a hillock with prayer flags overlooking the surrounding settlements. The ascending footpath from the valley ends at a jangchub Shing leading to an open space on the back side of the Lhakhang. The entrance to the Lhakhang is designed in such a way that the visitors should circumambulate the Lhakhang and enter from the south side. The entrance door leads to a small courtyard formed by the ancillary structures on the front side of the Lhakhang. The statue of the main Lhakhang faces east towards Wangdue Phodrang. There is a Mani Dungkhor on the entrance and exit door of the main lhakhang. The Lhakhang has a Gomang Rabsey and Mago on the front façade and prayer wheels on the external walls.
The two storied ancillary structures appear to be relatively new and were constructed attached to the main Lhakhang to meet the changing requirements of the times. The ancillary structure has a lobur rabsel and payab windows. It is used as classrooms, storage and Lam’s residence. There are other structures built below the main lhakhang which are used by the monks as dormitories. Illustration 18: Overall profile of the village
Imaginary line to compare the topography of the settlement
New structures Illustration 19: Measure Sopsokha Yuwokha Zhikha Chimi Lhakhang (off-scale buildings such as resorts)
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26 Study of Chimi Lhakhang and surrounding settlements: Sopsokha, Yuwokha and Zhikha
2.6.2. Chortens
There are many chortens which are located in different parts of the village and they are of varying sizes and designs. Beside their historical and cultural significance, they are important visual references in the village landscape. Illustration 20: Location of Chortens with varying size and design.
Chorten No.-1 Chorten No.-2 Chorten No-3 Chorten No.-4 Chorten No.-5
Image 11: Chortens of varying size and desings Chorten No. 1 has a very important historical significance as the name of the village ‘Lobesa’ got its name from this chorten. Chorten No. 3 and 2 marks the entry to the village and end of the village respectively while chorten No. 4 and 5 demarcates south and north boundary of the village cluster respectively.
27 Study of Chimi Lhakhang and surrounding settlements: Sopsokha, Yuwokha and Zhikha
2.6.3. Traditional Houses
The traditional houses are two and three storied structures with rabseys on the top floor and payab windows on the lower floors. The gable with lean-to-roof is also a common feature on all the houses. The houses are constructed in rammed earth or mud blocks and are oriented respecting the topography of the site. The upper floors and ground floor is connected with the traditional timber ladder externally. The ground floor which was used as shed for domestic animals is now converted into habitable spaces and the upper floors are used for the habitation. In most of the houses, extensions in the form of single storied structures, either temporary or permanent are observed which are used as handicraft shops.
Gable roof
Balconies used as display for the handicrafts.
Traditional timber ladder
Extensions used as handicrafts
Image 12: Ttraditional houses:
28 Study of Chimi Lhakhang and surrounding settlements: Sopsokha, Yuwokha and Zhikha
2.6.4. Contemporary Houses
The modern houses are generally one to two storied with payab windows and bho-phana at the top level. The roofs are predominantly hip-roof in the contemporary houses. The common building materials are rammed earth, mud blocks, cement, etc. The orientations of the contemporary buildings are influenced by the road layout and are mostly used for commercial purposes.
Image 13: Architectural elements of contemporary houses
Hip-roof
Bho-phana on top Material: Mud block wall Payab window
Most of the single storied structures are seen along the road side which are used as the handicraft shops. Some of such permanent structures are constructed with a provision for additional floor in the future while others are semi-permanent structures.
Image 14: Contemporary houses One storied structure with the provision for additional floor in the future (Use: handicraft)
Semi-permanent handicraft shop
Farm road to Chimi Lhakhang
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To understand the various building typologies in the village, several buildings were documented as shown below:
30 Study of Chimi Lhakhang and surrounding settlements: Sopsokha, Yuwokha and Zhikha
House No.-1 (Sopsokha)
Illustration 21: Floor plans of house 1
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Illustration 22: Elevations of house 1
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Image 15: Photographs of House 1 33 Study of Chimi Lhakhang and surrounding settlements: Sopsokha, Yuwokha and Zhikha
House No.-2 (Sopsokha)
Illustration 23: Floor Plans of house 2
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Illustration 24: Elevations of house 2
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Image 16: Photographs of House 2
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House No.-3 (Sopsokha)
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Illustration 26: Measure Drawings of House 3
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House No.-4 (Sopsokha)
Illustration 27: Measure drawings of House 4
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Image 18: Photographs of House 4
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House No.-5 (Yuwokha)
Illustration 28: Measure drawings of House 5
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Illustration 28: Measure drawings of House 5
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Image 19: Photographs of House 5
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House No.-6 (Yuwokha)
Illustration 29: Measure Drawings of House 6
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Image 20: Photographs of House 6
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House No.-7 (Yuwokha)
Illustration 30: Measure Drawings of House 7
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Image 21: Photographs of House 7
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House No.-8 (Zhikha)
Illustration 31: Measure Drawings of House 8
Image 22: Photographs of House 8
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House No.-9 (Zhikha)
Illustration 32: Measure Drawings of House 9
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Image 23: Photographs of House 9
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House No.-10 (Zhikha)
Illustration 33: Measure Drawings of House 10 Image 24: Photographs of House 10
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2.7. Existing infrastructures
2.7.1. Access Road
Sopsokha is directly accessed from the Thimphu-Punakha highway while Yuwokha and Zhikha are connected by an approximately 1.5km farm road from Thimphu-Punakha highway till the base of Chimi Lhakhang.
Image 25: Accessibility
Image 26: Village Thimphu-Punakha showing the highway access road
Zhikha Sopsokha Farm road Yuwokha Farm road
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2.7.2. Drainage
The drainage system in the village is fairly good at an individual building level, however, they are drained out into the open surroundings due to lack of a main drainage line. Since all the areas surrounding the village are paddy fields, the drained water flows into the paddy field.Image 27: Drains at individual household level
Image 28: Waste water drained into open areas
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2.7.3. Water supply
Most of the households in the village have their water supply through rural water supply scheme and few are trapping water privately from several sources which are mostly the holy springs. The water supply for Chimi Lhakhang is pumped from the Drukpa Kuenley Drupchu below the Lhakhang. Illustration 34: Water sources
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The water taps are mostly installed outdoor which are shared by few households while some have direct connection into the houses. The overhead tanks for those with the water connection into the houses are placed on top of the extensions.
Image 29: Houses sharing outdoor taps
Image 30: Irrigation canal
For irrigation purpose, the water is drawn from the nearby stream called ‘Toep Rongchu’. There are two irrigation canals from the same source trapped at different locations, one for upper part of Sopsokha and
the other for lower part of Sopsokha and Yuwokha.
Image 31: Overhead tank
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2.7.4. Solid waste management
There are no proper pits for disposal of the non-degradable solid wastes and people burn their wastes in the open areas. In the entire village, there is only one pit at the south-east end of the village dug by the Chimipang Royal project. Few households use this pit for dumping their wastes, which the project management burns at a regular interval. The degradable wastes are fed to the domestic animals.
Image 32: Solid wastes burnt in open areas.
Image 33: Location of the only pit in the village
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However, the village has started placing waste bins in front of their houses, especially the new buildings and handicraft shops. Few waste bins are also placed alongside the footpath leading to Chimi Lhakhang.
Image 34: Waste bins alongside the footpath to Chimi Lhakhang
Image 35: Waste bins
Waste Bins
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2.7.5. Sanitation
While some of the houses still use pit latrine, flush toilets are also found in many houses. The toilets are either constructed attached to the main house or separately as a standalone structure. The common materials used are mud blocks and timber for the construction of pit latrines while the use of modern materials like cement is also seen in the flush toilets.
Image 36: Toilets in the village
Cowl
Water supply Septic tank
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2.7.6. Parking
2.7.7. There is a common parking space at the base of Chimi Lhakhang which is mainly used by the visitors and also by the nearby local people. The tourist vehicles are parked along the side of the highway near Sopsokha for those who prefer to walk through the traditional route to Chimi Lhakhang. The village people park their cars either along the roadside or on the empty plots. Image 37: Location of parking
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2.7.8. Footpath
There are two categories of footpath, the primary footpath which is the traditional route interconnecting Sopsokha, Yuwokha and Zhikha and the secondary footpath which connects primary footpath to the individual houses. The traditional footpath is used vibrantly by the visitors, despite the farm road connectivity till the base of Chime Lhakhang.
Illustration 35: Footpath connectivity
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Besides the stone pavement of the footpath from the community parking to the Chimi Lhakhang and a small portion of concrete pavement in the Sopsokha, the footpaths neither have the side drains nor paving.
Image 38: Footpath from Community parking to the lhakhang
Image 39: Footpath condition in the village
Image 40: Concrete paved footpath in Sopsokha
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2.7.9. Electricity and fire safety
The entire Lobesa is electrified; however, the overhead electrical lines are seen in a very haphazard manner. The electrical connections to the ancillary and temporary structures from the main houses are done using temporary connections.
There is no fire safety measures installed in the entire village.
Image 41: Haphazard overhead electrical lines
Temporary electrical connections to temporary structures
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2.7.10. Institutions
There are no institutes or regional offices within Sopsokha, Yuwokha and Zhikha village besides the Chimipang Royal Project; however, there are several institutions and regional offices in the nearby settlements. The following are the institutions or the regional offices which form an integral part of the village.
Institutes in and around Lobesa.
Sl. No. Institution Year of est. Location
1. Chimipang Royal Project (ADTC) 2012 Zhikha/ Pangla
2. CNR 1990 Approx. 5 km from the settlement
3. Gewog Administration office, Baarp. - Approx. 2.5 km from the settlement
4. Dashiding HSS 2011 Approx. 3.5 km from the settlement
5. RNR (Livestock and Agriculture) Approx. 3 km from the settlement
6. Lobesa Lower Secondary School Approx. 3.5 km from the settlement
7. ECCD Approx. 3.5 km from the settlement
8. Out Rich Clinic (ORC) Approx. 3.5 km from the settlement
9. RBP Office Mesina town (Approx. 1.5km)
10. Forestry Office Mesina town (approx.. 1.5km)
11. Community Centre Approx. 2.5 km from the settlement
Note: The location is the distance with reference to the farm road junction from the Thimphu-Punakha highway.
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Image 42: Location of the Institutes
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Chapter 3: Development Trends
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Development trend
The village has been seeing an increasing number of tourists every year. While paddy cultivation is still vibrant, the people have started to cash in on the economic opportunities brought about by the tourism industry.
It has been observed that the roads are built to the doorsteps; older houses are either converted into farm houses or craft shops; and newer buildings and sheds are built to be used as shops and restaurants. The additional spaces required are being accommodated in the existing clusters consequently increasing the built up area. The open spaces which once served as a place for gathering are also being used up. The footpaths are widened to give way to cars. Further the traditional houses which are the main architectural essence of the village are being changed with extensions & modifications.
With such trends of development, the village would lose its form and pattern.
Image 43: Comparison between Lobesa in 2002 and 2014 Lobesa in 2002
Lobesa in 2014
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3.1.1. Increase in built up area
Lobesa has seen an increase in the number of houses. This has led to the formation of the village that we see today. However, there are risks if the trend. The built up area is increasing and the open spaces are being used up. The consequences would be that the village houses lose their architectural identity and there would be more risks of fire hazards. Illustration 36: Buildings and year of construction
Shaded - >50 Yrs. Unshaded - <50 Yrs. Shaded - <10 Yrs. Unshaded - >10 Yrs.
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3.1.2. Temporary structures
There are significant numbers of temporary structures built for storage and handicraft shops. They are mostly built in the open spaces. While these structures were built to serve an economic purpose they have been observed to have negative impact on the outlook of the village. Further they add to the risk of fire hazard.
Image 44: Temporary structures Sopsokha
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3.1.3. Extension of houses
While the village is enjoying the economic opportunities brought about by tourism,this has been observed to cause negative impact on the built form: most of the houses have some form of extensions which are used as shops, kitchen, toilet and storage. These additional structures are not only poorly designed, but they do not complement with the architecture of the village houses as well.
Image 45: Extensions
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3.1.4. Single storied buildings with temporary roof (future vertical extension)
There are a number of single storied houses in the village, especially in the Zhikha cluster, which as per the building owners would be extended to two or more floors in the future. However, it is a concern that there are no provisions for incorporating rabseys during its vertical extension in the future. Such trend would lead to compromising the traditional architecture of the buildings, giving rise to a new form of architecture overshadowing its original form.
Image 46: Houses in Zhikha with temporary roofs for future extension
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3.1.5. Development pressure from Mesina
Mesina is a commercial service center for Lobesa. The type of development in the area is completely different from what is seen in Sopsokha, Yuwokha and Zhikha. It has different settlement form, pattern, size of the structures, style, density, etc. The village at present has its own unique character and a nature of development which is contrasting with the village clusters; the development pressure of Mesina town is spilling over into the village
Image 47: Development pressure from Mesina to the village
Illustration 37: Development pressure towards the village
Image 48: Type of development in the village and the commercial center
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3.1.6. Conversion of loft/shambarnang into habitable space
With increase in economic opportunities through tourism industry, there are number of shops and restaurants coming up in and around the village. As a result of more hotels and resorts coming up in the vicinity, the employees of such businesses lead to an increase in demand for houses for rent in the village. Therefore, the house owners of the village have started converting loft/shambarnang into a habitable space to maximize their economic gain. Such trends will not only lead to compromise on the hygiene of the habitants but also deteriorate the aesthetic of the building.
Image 49: Loft converted to habitable space
RCC steps to Attic level
Further, the repealed attic rule does not allow such construction/conversion, which states that ‘the construction of attic shall not be permitted in any type of buildings in planned as well as non-planned areas’.
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3.2. Change in building typologies
Accessibility, topography, construction materials and techniques, building height and uses, culture and tradition, economic context, etc. define a typology of a building. In Lobesa, these factors are seen to be changing. The orientation of a building is determined by the road layout which earlier used to be determined by the topography. Likewise, the local construction materials are being replaced by modern materials like cement, bricks, etc.
In terms of Bhutanese architectural elements, most of the newer houses have payab windows on the upper floor instead of rabsey, hipped roofs are preferred over traditional gable roofs, and the houses are being extended without due consideration to its original form. These parameters altogether are observed to spawn a new form of architecture that stands contrasting to the traditional houses.
Image 50: Old age houses (more than 40 years)
Image 51: Middle age houses (10-40 years)
Image 52: New age houses (less than 10 years)
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Table: Summary of change in the building typologies
Building Old age houses Middle age houses New age houses parameters (40+ years old) (10-40 years old) (less than 10 yrs old)
Determined by the Determined by the Determined by the Orientation topography of site topography of site access road or the footpath
Projected rabseys, Projected rabseys, Projected rabseys, no Façade flushed rabseys and flushed rabseys and rabseys and payab payab windows. payab windows. windows.
Rammed earth and mud Mud blocks, ekra, Materials Rammed earth blocks RCC
Building height 2-3 storied 2-3 storied 1-2 storied
Roof Mostly gable roof Gable and hip roof Mostly hip roof
Image 53: Different type of facades
Flushed rabsey Projected rabsey No rabsey (payab window
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3.3. Building Use
As is the practice in other settlements of Bhutan, traditionally the upper floors of houses in Lobesa were used for habitation and the ground floor for storage and domestic animals. However, due to reasons related to health and sanitation, the ground floor is no longer used for keeping domestic animals; rather they are used as shops if not for residential purpose.
Almost all the houses have some sort of commercial activity in the form of home-stays, general shops, restaurants and craft shops. There are twenty four shops in the village of which more than 50% are handicrafts and rest are restaurants and general shops. Commercial uses of such proportion give an impression of an urban character. If the building typology of the village changes subsequently the village would look like a town. However, given the vibrancy of aforementioned commercial activities it is important that there is a comprehensive regulation which would facilitate small commercial activities without altering the village form and building typology.
Illustration 38: Commercial houses in the village
Commercial structures Building Old age houses Middle age houses New age houses parameters (40+ years old) (10-40 years old) (less than 10 yrs old) Mostly residential Mostly residential with Mostly commercial Building uses with some converted some converted to and few residential to commercial use commercial use
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3.4. Road and Parking
The village is connected by a farm road and the Thimphu-Punakha highway. There is a designated parking at the end of the village below Chimi Lhakhang. However, not all the visitors take their car till the parking since the road condition is not good and some visitors prefer to walk amidst the beautiful village cluster and paddy fields. They park their vehicles along the side of the highway at the Sopsokha junction, disrupting the traffic efficiency.
Image 54: Vehicles parked alongside the highway at Sopsokha junction
The people residing in the village also park their cars along the side of the road and some in between the houses wherever there is an empty space.
Image 55: Vehicles parked alongside the road and in empty plots
Some of the footpaths are widened to allow vehicle access till their doorstep, thus leading to interference between pedestrians and vehicles.
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Chapter 4: Policy and Planning Interventions
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Planning and design intervention
Chimi Lhakhang, well-known for its fertility blessings, has been one of the famous tourist destinations in the country for decades. The unique architecture, form and pattern of Sopsokha-Yuwokha-Zhikha chiwog have added to its value, attracting even more tourists over the years. However, by virtue of being immediately next to the East-West Highway and the boost of economic opportunities with the advent of motor-able road, the village is experiencing a modern form of development. It is apparent that the village will lose its architecture, form and pattern within few years from now if the current development trend.
For long term sustainability, preserving tradition, culture and village form and architecture is a recommendable way forward. Therefore, there is need for interventions at this transition period to guide the development in harmony with the existing character of the village.
Image 56: Overall view of the village
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4.1. Land use, settlement form and pattern.
The trend of development emerging in the village which is in contrast to the existing form and pattern of the village is a serious concern.
The large stretch of paddy field which surrounds the village cluster is one of the unique and characteristic elements of the village. Therefore, all kinds of future development should respect the existing land use pattern so that the new developments are in harmony with the existing character of the village. In the recent times, the open spaces in between the houses are observed to be used up for construction of additional structures in the village. The open spaces should be preserved and promoted for harmonious development with the village pattern. Such spaces are breather for the village houses and they are also areas where people interact and children play.
Illustration 39: Existing land use plan
Existing land use plan as a basis for future development Preserve and promote the open spaces in between the built structures. Preserve and promote the paddy field
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4.2. Preservation and promotion of traditional architecture.
Chimi Lhakhang and the surrounding villages still stand strong with its traditional and cultural values, because of which thousands of tourists visit the place every year. The existing old buildings in the village exhibit a rich architecture but on the contrary the new buildings are being constructed with contrasting built-forms. The traditional outlook of the village is deteriorating and with an increasing number of such new buildings, the traditional character of the village could be destroyed.
In order to stop the further deterioration of the village architecture, the local government and relevant agencies should create awareness about the potential of the village as the cultural reference and high end tourist attraction. Further development in the village should be allowed only after the development proposals are properly reviewed and assessed.
Image 57: Traditional building in the village.
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4.3. Indicative drainage layout and design
The drainage system is fairly good in the village. Individual houses have constructed drains but the waste water goes into surrounding areas due to the lack of a main drainage line.
There is urgent need of a proper drainage system in the village since it has direct implications on health, sanitation and outlook of the village.
The following illustration shows the indicative layout of the drainage.
Image 58: Indicative layout of the main drainage.
Illustration 40: Individual drain to main drain E xisting drains in the individual houses
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4.4. Footpath
The village is well connected by footpaths. However, they are in poor conditions. The footpaths have no proper pavement or side drains. The primary footpath (traditional route) from the Sopsokha junction till Chimi Lhakhang is used mostly by the visitors due to it being a shorter route. This route also presents the view of the village and life inside it. Therefore, there is an urgent need to improve the walkability of this footpath.
Image 59: Primary footpath (the traditional route).
Primary footpath
Image 60: Visitors on the traditional route
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There is also need to revive the traditional route which continues from the primary footpath from Sopsokha towards Punakha via Yuwokha. There are many sacred sites along this route. Further, for those who wish to walk to Chimi Lhakhang from Sopsokha, the distance from Chimi Lhakhang to walk back to Sopsokha junction is almost equal to the distance from Chimi Lhakhang to Punakha highway near Wola Gyelpoi Drupchu (holy spring).
There are also a number of sacred sites (nyes) related to Lam Drukpa Kinley scattered around the settlement. These sites can be connected by a footpath which would not only add to the attraction for tourists but also provide a spiritual experience for the visitors.
Image 61: Sacred sites (Nyes)
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Image 62: Traditional route proposed for revival.
Highway Traditional route Traditional route connecting Thimphu-Punakha highway
Traditional route to Punakha
Proposed footpath from Chimi Lhakhang to connect with the traditional route
Drain
Sand setting Aggregate base Dolep
Illustration 41: Cross-section of the footpath with drains on sides
The primary footpath needs widening. The existing width is narrow measuring not more than 0.7m. There is a 0.5m wide irrigation canal running by its side. The improved footpath could be a combined width of the existing footpath and the irrigation canal, wherein the irrigation canal will run below the footpath with the provision to divert the irrigation water at locations where necessary.
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Illustration 42: Proposed footpath for widening (combination of existing and the side irrigation canal)
0.5m 0.7m
Widened footpath width (1.2m) 1.2m
4.5. Solid waste
The solid waste management system and the sanitary condition of the village are fairly good. However, the village lacks proper solid waste disposal site.
Intervention:
Identify proper site for dumping their solid wastes.
Placement of community bins along the road/footpath and then collecting them by way of scheduled community cleaning programs to dispose them into solid waste disposal sites.
Since the waste collection service already exists in some parts of the village, there is a scope for availing the service to Yuwokha and Zhikha, if proposed through proper procedure by the local leaders.
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Image 63: Placement of community beans along the road and footpath
The relevant agencies should also provide awareness on waste segregation and related implications on health and village outlook.
4.6. Sanitation
Though some of the houses still use pit latrines, the use of flush toilets is rampant in the village. The use of wet latrine/flush toilet should be promoted with proper septic tank and soak away pit. If need be, the Department could providesample designs and drawings of the toilet.
Since there are a huge number of tourists visiting Chimi Lhakhang, there is need for public toilets, somewhere near the common parking. There is scope for a pay and use system of toilet, like in Thimphu. The location of the public toilet should be decided in consultation with the public on availability of the land, with support from relevant agencies.
As pit latrines are also used in the village, the following illustration showing a more hygienic form of pit latrine with proper ventilation and lighting can be adopted.
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Illustration 43: Improved version of dry latrine
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4.7. Fire safety measures
Given the clustered lay out of the village and timber being one of the main building materials, the village has risks of fire related hazards. Further, the haphazard electrical lines, both main line and the temporary connections to the ancillary structures, make the situation worse. Therefore, the village needs installation of fire safety measures such as fire hydrants.
Image 64: Clustered Sopsokha with haphazard overhead electrical wires
Image 65: Fire hydrant
Since there are no fire safety measures in place, the local residents should be provided with awareness on risk of fire hazards and ways of preventing them so that they are cautioned.
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4.8. Parking
The parking space at the base of Chimi Lhakhang is adequate for the visitors. However, for those who prefer walking from the Sopsokha junction to Chimi Lhakhang, there is no designated parking space in the area and therefore the vehicles are parked along the side of the highway. This causes traffic congestion and risk of accidents. Therefore, there is an urgent need to identify an area at the Sopsokha junction to facilitate proper parking.
Image 66: Location of existing and proposed parking
Image 67: Recommended location for parking
Image 68: Existing common parking
Existing scenario of the parking at the Sopsokha junction, which could be converted to a drop-off point.
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Policy interventions
Protection of chhuzhing:
The vast expanse of chhuzhing surrounding the clusters of traditional settlements expresses the unique characteristic of the village. However, with increase in number of tourists visiting the place and its strategic location near the Lobesa commercial center, the village is experiencing increasing development pressure .This has led to construction of structures in the open spaces within the existing village clusters and further poses the risk of constructions encroaching the chhuzhing. Therefore, the local government should coordinate with relevant agencies to incentivize on the preservation of chhuzhings manage them as per the guidelines for the management of Chhuzhing.
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Chapter 5: Development Guidelines
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5.1. Development controls in effect
The rural construction Rules 2013 and its amended clause on number of floors are in effect. Some of the clauses in the Rule which are important and directly relevant to Lobesa are as follows:
Sl. No. Parameters Guidelines
1. Land use 1. The predominant land use permitted shall be residential and mixed use development. Proposal for any other use, irrespective of the ownership or the proponent, shall require special approval of the Dzongkhag Administration who may decide on its own or refer to the Competent Authority, depending on the nature of the proposal
2. Hotels, resorts, offices, group housing, hostels, etc. shall not be permitted within an existing clustered village. However, home-stay facilities with a limited number of beds may be permitted provided such facilities do not exert undue pressure on the resources or the sanctity of the local community
3. No construction shall be permitted:
(a) In an environmentally sensitive area or along and/or obstructing water courses or natural drainage.
(b) Within 15m of the edge of a major stream and within 30m of the bank or edge of a river, measured from the highest water level recorded.
(c) If it would have adverse impact on the scenic views, historic and cultural significances of the area or the overall ambience of the traditional settlement
2. Orientation 1. Layout of all new building constructions shall follow the orientation of the existing houses. In new street developments the houses shall face the primary access road or be as prescribed in the specific development guidelines.
3. Setback 1. All constructions shall maintain a minimum setback of 3 meters on all sides including 5 meters on the side accommodating septic tank and soak-away pit, measured from the plot boundary. If there are two or more buildings on a plot, the minimum distance between any two buildings shall be at least 6 meters
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2. Traditional rabsey projections and balconies and verandas, not extending beyond 1.5 meters from the face of the building wall, may be permitted within the setback areas
3. All roof projections, including those over projected balconies and verandas, shall be within the registered plot boundary.
4. Plot 1. The maximum plot coverage permissible shall be 50% provided all coverage constructions are within the minimum setback requirements. Exception to this rule may be granted for new constructions:
(a) In a clustered village where the customary and/ or existing construction rules shall apply.
(b) On the same building plinth as an existing structure that is being removed and re-built upon.
2. The plinth area of a house or building shall be limited to a maximum of 200 sqm or 2150 sqft and any proposal with greater plinth area shall require concurrence of the Dzongkhag Administration and the Competent Authority
5. No. of 1. The maximum number of floors permitted shall be three, subject to floors conditions as elaborated in the directives issued by the Ministry. Reconstruction of the existing 3-storeyed traditional houses shall be permitted provided the construction is on the same plinth and carried out with the traditional materials and in the traditional style.
2. Construction of traditional style roof features including shambarnang, jamthog and lungo may be permitted over the number of floors allowed
6. Use of local 1. All construction, to the extent possible, shall use the local and locally materials produced construction materials.
7. Promotion 1. All constructions shall have pitched roofs with roof angles between a of minimum of 12 degrees and a maximum of 15 degrees. No exposed traditional water storage tanks shall be permitted above the roof. architecture 2. All external doors, windows and building elements shall incorporate the traditional features as prescribed in the relevant regulations and guidelines.
3. The top most floors of constructions more than one storey high shall have traditional rabsey features.
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5.2. Development Guidelines for Sopsokha-Yuwokha-Zhikha Chiwog
In order to preserve and promote the settlement form and pattern of Sopsokha, Yuwokha and Zhikha, the following broad guidelines are prescribed which would supplement the existing rules and regulations. The guidelines are not exhaustive and it should be read in conjunction with RCR 2013, its amended clause and all other relevant rules, regulations and guidelines.
Sl. No. Parameters Guidelines Remarks
1. Building • The buildings should have rabseys that are Façade seen the old traditional houses of the village.
2. Use of local • Rammed earth, mud block and timber RCC should be materials should be used as the primary construction used only in the material. wet areas.
3. Building • The Houses should follow the existing orientation orientation of the village clusters.
4. Roofing • Roofs shall be gable roof with lean-to roofs (chenkhep) wherever required.
5. Footpaths • The footpaths should be at least 800- Where not 1000mm excluding side drains. feasible, the size of footpath should not be less than 600mm.
6. Drains • The drains from the individual houses should be connected to the main drain.
7. Construction • The temporary structures built as a separate approval structure or as extensions to the existing houses should have prior approval from the Gewog.
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8. Institutional • All institutional development shall comply development with the guidelines prescribed for the village. Special cases shall be referred to the Dzongkhag authority that may decide on its own or refer to the competent authority, depending on the nature of the proposal.
7. Attic • Attic is not allowed throughout Bhutan; construction therefore the conversion of loft/shambarnang to habitable space is not permitted.
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Annexure
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Annex. 1- Survey/questionnaire
Number of household surveyed: 28
Household socio economic data
Building materials
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Age of the buildings
Building Use
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Building height
Infrastructure Services
People’s desire (areas that needs improvement)
Blacktopping and widening of the existing farm road.
• The existing farm road to Chimi lhakhang is a very narrow unpaved road measuring not more than three meters in an average, passing through the middle of the village.
• Since Chimi lhakhang is one of the tourist spot in the region, with its strategic location on the way to magnificent Punakha Dzong, more than 100 vehicles, either
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tourist or local pass through this narrow road on daily basis. There is risk of accidents both for vehicles and pedestrians due to its narrow width and lack of safety measures.
• Further the thick dust due to unpaved road has huge impact on the health and hygiene of the residents of the village.
Water shortage for mainly irrigation.
• The road widening work of east-west highway has seriously impacted the supply of water to the village, both for irrigation and drinking purposes.
• It is found that most of the paddy field, particularly in the upper areas of the village remains barren, due to shortage of water which the irrigation channel is being blocked by the road widening work.
Waste collection service.
Most of the residents particularly Yuwokha and Zhikha shared that the waste collection service is very much required in the village (Sopsokha already has the service).
Increase in the quantity of subsidized timber.
The amount of subsidized timber which they get at present for the construction of the house is not sufficient. Few carpenters we met during the survey shared that this could be one of the reasons for incorporating limited traditional architectural features to save timber. For example: No rabsey.
Incentives for preservation and promotion of traditional buildings.
They requested for some kind of incentives to encourage them to preserve and promote traditional buildings.
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