KHALING STRUCTURE PLAN & LOCAL AREA PLAN

(2016-2036)

DEPARTMENT OF HUMAN SETTLEMENT, MINISTRY OF WORKS AND HUMAN SETTLEMENT & DZONGKHAG ADMINISTRATION, TRASHIGANG

SEPTEMBER 2019 Page 2 Contents 1. BACKGROUND ...... 8 1.1. Background of Khaling Town ...... 8 1.2. Need for a Development Plan for Khaling Town ...... 8 1.3. The Planning Area ...... 9 1.4. Area Profile ...... 10 2. Existing Scenario ...... 12 2.1. Existing Land Use Pattern ...... 12 2.2. Land Ownership Type ...... 13 2.3. Existing Amenities and Facilities ...... 13 2.3.1. Road and Circulation Network ...... 13 2.3.2. Water Supply ...... 15 2.3.3. Solid Waste Management ...... 15 2.3.4. Sewerage and Storm Water Management ...... 16 2.3.5. Power &Telecommunication Services ...... 17 2.3.6. Institutional Establishments ...... 17 2.3.7. Heritage and Religious Structures ...... 19 2.4. Building Typology ...... 20 2.5. Economy ...... 22 2.5.1. Agriculture ...... 22 2.5.2. Commercial Activities ...... 22 3. ANALYTICAL STUDIES ...... 24 3.1. Slope Analysis ...... 24 3.2. Aspect Analysis ...... 25 3.3. Plot Size Analysis ...... 28 3.4. Settlement Pattern Analysis ...... 31 3.5. Land Available for Development ...... 32 3.6. SWOT Analysis ...... 33 3.7. Population Projections ...... 34 3.8. Assumption for Water Demand ...... 36 3.9. Assumption for Sewage Generation ...... 37 3.10. Assumption for Solid Waste Generation ...... 37 3.11. Projected Land Requirement for Social Amenities ...... 37 1.12. Projected Land Requirement for Housing ...... 38 1.13. Land Mobilization for Development ...... 39

Page 3 4. PROPOSALS FOR ACTION ...... 40 4.1. Concept of the Plan...... 40 4.2. Planning Principles ...... 40 4.3. Structure Plan Proposals ...... 41 4.3.1. Mobility Proposals ...... 42 4.3.2. Infrastructure Layout Proposal ...... 52 4.4. Precinct Plan ...... 57 4.4.1. Environmental Conservation Precinct (E-1) ...... 57 4.4.2. Agricultural Environments (E-3) Precinct ...... 58 4.4.3. Agriculture Based Environment (E-4) ...... 59 4.4.4. Urban Core Precinct ...... 59 4.4.5. Urban Village I (UV 1) Precinct ...... 60 4.4.6. Urban Village 2 (UV 2) ...... 61 4.4.7. Institutional Precinct ...... 61 4.4.8. Traditional Village (TV) Precinct ...... 62 4.4.9. Services Precinct ...... 63 4.4.10. Open Space and Recreational Precinct ...... 63 4.4.11. Future Expansion Area...... 65 5. LOCAL AREA PLAN ...... 67 5.1. Planning Boundary ...... 67 5.2. Existing Land Use ...... 68 5.3. Proposed Land Use ...... 70 5.4. Mobility Proposals ...... 72 5.5. Infrastructure Proposals ...... 72 5.6. Plot Reconfiguration ...... 78 5.6.1. Plotting details of LAP Area I ...... 82 5.6.2. Plotting details of LAP Area II ...... 83 5.6.3. Plotting details of LAP Area III ...... 84 5.6.4. Plotting Details for Kidu Plots ...... 85 6. DEVELOPMENT CONTROL REGULATION ...... 86 7. INVESTMENT PLAN ...... 86 8. ANNEXURE ...... 86

Page 4 List of Figures

Figure 1: Map of Bhutan showing Khaling ...... 8 Figure 2: Public consultation meetings in Khaling ...... 9 Figure 3: Map showing urban boundary and planning boundary of Khaling Town (Source: PHCB 2017) ...... 10 Figure 4: Site Profile of Khaling Town ...... 11 Figure 5: Map showing Existing Land Use ...... 12 Figure 6: Existing Road Network in the Town ...... 14 Figure 7: Existing Footpaths in the Town ...... 14 Figure 8: Map showing Existing Connectivity ...... 14 Figure 9: Existing Water Sources ...... 15 Figure 10: RWSS in the Town ...... 15 Figure 11: Waste around the Town Area and Landfill Site at Mukazor ...... 16 Figure 12: Existing drains in the core town area...... 16 Figure 13: Map showing existing drainage pattern ...... 17 Figure 14: Existing Institutions in the Town ...... 18 Figure 15: Map showing Existing Institutions ...... 19 Figure 16: Religious Structures in the Town ...... 20 Figure 17: Existing Building Typology in the Town ...... 21 Figure 18: Agricultural dry land in Rashung and Dawzor ...... 22 Figure 19: Products on Display outside the Shops ...... 23 Figure 20: Map showing Slope Analysis ...... 24 Figure 21: Topographic Map showing contours ...... 26 Figure 22: Map showing Aspect Analysis ...... 27 Figure 23: Map showing plot distribution by area ...... 28 Figure 24: Undersized Plot Distribution ...... 29 Figure 25: Map showing Single Plot Size Analysis ...... 29 Figure 26: Map showing Single Plot Land Use Type Analysis ...... 30 Figure 27: Map showing Undersized Single Plot Analysis ...... 30 Figure 28: Map showing Settlement Pattern Analysis for Dawzor and Rashung ...... 31 Figure 29: Map Showing Built Up Area ...... 32 Figure 30: Existing Population Breakdown ...... 35 Figure 31: Map showing Division of Planning Area into Three Zones ...... 42 Figure 32: Examples of Disabled Friendly Roads and Footpaths ...... 43 Figure 33: Primary Road Design with Tactile Flooring ...... 43 Figure 34: Proposed section for primary road ...... 44 Figure 35 : Proposed widening section of primary Road ...... 44 Figure 36: Proposed section for secondary road of RoW 8.4 M ...... 45 Figure 37: Proposed location of the new school gate ...... 46 Figure 38: Proposed widening and new secondary roads ...... 46 Figure 39: Proposed section showing Tertiary Road of 6M RoW...... 47 Figure 40: Proposed section showing Tertiary Road of 8M RoW ...... 48 Figure 41: Proposed section showing Tertiary Road of 4M RoW...... 48 Figure 42: Proposed new tertiary roads ...... 48 Figure 43: Examples of Footpath Design along the Upper Edge of Jerichhu and Steep Slopes ...... 49

Page 5 Figure 44: Map showing Footpaths in Khaling Town ...... 50 Figure 45: Map showing the Proposed Mobility Network ...... 51 Figure 46: Rain Water Harvesting System ...... 53 Figure 47: Rain Garden Projects (Source: Google, Maryland, USA) ...... 53 Figure 48: Pictures of permeable pavement ...... 54 Figure 49: Proposed water treatment plant location ...... 56 Figure 50: Community waste management in Malaysia (Source: CEDSCO) ...... 57 Figure 51: Some useful ways of using wastes (Source: Google images) ...... 57 Figure 52: Map showing Environmental Conservation Precinct ...... 58 Figure 53: Map showing Agriculture Environment Precinct ...... 58 Figure 54: Map showing Agriculture Based Environment Precinct ...... 59 Figure 55: Map showing Urban Core Precinct ...... 60 Figure 56: Map showing Urban Village I Precinct ...... 60 Figure 57: Map showing Urban Village 2 Precinct ...... 61 Figure 58: Map showing Institutional Precinct ...... 62 Figure 59: Map showing Traditional Village Precinct ...... 62 Figure 60: Map showing Service Precinct ...... 63 Figure 61: Examples of Stream Preservation and Recreational Ideas ...... 64 Figure 62: Map showing proposed Open Space and Recreational Areas ...... 65 Figure 63: Map showing Proposed Future Expansion Area ...... 65 Figure 64: Proposed Precincts in the Structure Plan...... 66 Figure 65: Map showing proposed LAP areas ...... 68 Figure 66: Percentage breakdown of existing Land Use in the LAP Boundary ...... 68 Figure 67: Proposed land uses within the LAP ...... 69 Figure 68: Proposed Land Uses within the LAP Boundary ...... 70 Figure 69: Map showing the Proposed Land Use within the LAP Boundary ...... 71 Figure 70: Map showing Proposed Storm Water Drains within the LAP Boundary ...... 74 Figure 71: Map showing Proposed Street Lights and Lamps in the Town ...... 75 Figure 72: Map showing Proposed Water Distribution Lines within the LAP Boundary ...... 76 Figure 73: Map showing Proposed Power Distribution Lines within the LAP Boundary ...... 77 Figure 74: Map showing Proposed Parking Locations within the LAP Boundary ...... 78 Figure 75: Map showing plot reconfiguration ...... 81 Figure 76: Map showing Details of LAP Area 1 ...... 82 Figure 77: Map showing Details of LAP Area II ...... 83 Figure 78: Map showing Details of LAP Area III ...... 84

Page 6 List of Tables

Table 1: Existing Land Use Pattern ...... 12 Table 2: Area under different Slope Category ...... 25 Table 3: Plot Size Distribution ...... 29 Table 4: Type of Structures in the Town ...... 32 Table 5: Population Projections for Khaling Town till 2036 ...... 36 Table 6: Projected Water Demand for Khaling Town till 2036 ...... 36 Table 7: Projected Sewage Generation for Khaling Town till 2036...... 37 Table 8: Projected Solid Waste Generation for Khaling Town till 2036 ...... 37 Table 9: Land requirements for Amenities and Services ...... 38 Table 10: Area required for housing ...... 39 Table 11: Table showing Area Details under the Proposed LAP ...... 67 Table 12: Area of Proposed Road Network and Footpath ...... 72 Table 13: Proposed Infrastructure, Amenities and Services in the LAP ...... 79 Table 14: Calculation Detail of Land Pooling Percentage for the LAP ...... 80 Table 15: Area Details for LAP Area 1 ...... 82 Table 16: Area Details for LAP Area II ...... 83 Table 17: Area Details for LAP Area III ...... 84 Table 18: Existing and Reconfigured Plot Area of the Kidu Appellant ...... 85

Page 7 1. B A CK GR OUND

1.1. Background of Khaling Town Khaling town is a small but vibrant settlement strategically located along the Samdrup Jongkhar -Trashigang highway. The town falls under the Wamrong Drungkhag administration located 25 kilometers away from Khaling town. With an altitude ranging from 1,240 m to 3,800 metres above the sea level and cool temperate climatic conditions, Khaling experiences annual rainfall ranging from 1000 to 2000 mm.

Figure 1: Map of Bhutan showing Khaling

Khaling town is well connected with the rest of the Dzongkhags and the neighbouring gewogs by road. It is 54 kilometres away from Trashigang and within a day’s reach from the other eastern Dzonkhags. Owing to its close proximity to Yongphula which is only 25 kilometers away, the connectivity has been further enhanced with the Yongphula Airport becoming fully operational. Khaling is now connected directly with Paro, Bumthang and Gelephu by air. It also has the potential to be connected to Assam in India by air. The town is also in close proximity to the Khaling and Sakteng Wildlife Sanctuaries.

1.2. Need for a Development Plan for Khaling Town The plan for Khaling Town was initiated by the Dzongkhag Administration upon receiving a Royal Command. The Command was issued mainly to accommodate those shopkeepers who have established their shops on government land and have applied for land kidu. Currently, out

Page 8 of the 20 business license holders, only four have their own thrams and the remaining sixteen have been operating their businesses for years in the town but without thrams. The lack of vehicular access faced by the residents living immediately above the existing core town area is another issue that the faces. Currently the only access to the plots above the existing shops is through the main gate of the Jigme Sherubling Central School (Campus A). However, the gate remains closed most of the time which is inconvenient for the residents. Therefore, the Dungkhag has proposed to relocate the gate near the existing water tank of the school so that the residents living in that area will have direct access to their houses. In addition, the town has narrow road networks, lacks important public facilities and services like well-maintained footpaths, parking spaces, sewerage treatment plant, water treatment plant, children’s park, farmers’ market, street lights, bus stop, fuel station and recreational areas amongst others which can be addressed through a development plan.

The development plan has been prepared after various public consultations in Khaling and presentations to the Department and the Ministry. The plan was presented three times to the public and other stakeholders in Khaling where the plan proposals were presented. In addition, the plan was also presented to Dasho Dzongdag, Trashigang Dzongkhag and his team in the Ministry of Works and Human Settlement.

Figure 2: Public consultation meetings in Khaling

1.3. The Planning Area During the Population and Housing Census of Bhutan (2017), the urban boundary was demarcated as shown in Figure 1.3. However, for the preparation of this Plan, the Dzongkhag extended the planning boundary depending on the development interventions required. As such the new planning boundary includes the old urban boundary and extends further towards

Page 9 the old BHU area, Rashung, BPC colony and stretches all the way down till the existing Bukhari manufacturing area and the settlements below the highway. The total area within the planning boundary is 0.98 sq.km (243.64 acres).

Figure 3: Map showing urban boundary and planning boundary of Khaling Town (Source: PHCB 2017)

1.4. Area Profile The site profile of Khaling town is as shown in Figure 5. Section AA’ shows the site profile of the lower part of Dawzor, the school lower campus, settlements below the shops in the core town and the area below the highway. The profile indicates that Dawzor is at a lower elevation and the elevation increases as one moves towards the highway. The U-shaped profile indicates that Jerichhu is at a lower elevation and the areas on both sides of the stream slope upwards forming a U-shaped profile. Section BB’ shows the longitudinal profile of Dawzor and the Gewog Centre area. The profile indicates that the Gewog Centre area is at a higher elevation than Dawzor. Section CC’ indicates the site profile of Rashung and the settlements below the BPCL colony. From the section, it is evident that Rashung is at much higher elevation and the elevation decreases towards the highway.

Page 10 Figure 4: Site Profile of Khaling Town

Page 11 2. Existing Scenario

2.1. Existing Land Use Pattern The land use can be broadly classified into Kamzhing or dry land, Institutional and Khimsa or residential which together account for 177.212 acres out of the total area of 243.60 acres. The remaining land use includes roads and government land. The undefined area that does not fall under any of the above categories has been classified as Government Reserved Forests Land. The percentage wise breakup of the land use indicates that majority of the area is being used as kamzhing. Land Use Pattern No. of Area (Acres) Land Use Pattern Plots (%) Kamzhing ( Dry Land) 301 106.24 43.61 Institutional 19 60.45 24.80 Khimsa (Residential) 62 10.50 4.31 Government Reserved Forests Land 61.81 25.40 Road 4.60 1.88 Total 374 243.60 100

Table 1: Existing Land Use Pattern

Figure 5: Map showing Existing Land Use

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2 2.2. Land Ownership Type According to the cadastral details from the National Land Commission, the land ownership details show that of the 374 plots, 333 are under family ownership followed by 19 each under joint ownership and government institution and 3 under corporations.

2.3. Existing Amenities and Facilities 2.3.1. Road and Circulation Network The National Highway which passes through the centre of the Town has been widened to 9m and blacktopped. The schools and BPCL areas have their own blacktopped roads. However, the road to the institutional areas is very narrow and not maintained properly. Currently, there is no vehicular access to Rashung. Similarly, except for the plots right above and below the road, the ones away from the road do not have road access in Dawzor. The plots between the existing shops and the Lower School Campus also lack vehicular access.

National Highway Road to JCSC (Upper Block)

Farm Road in Dawzor Road to JCSC (Block B)

Page 13 Road to Institutional Area Bridge to BPC Housing Colony

Figure 6: Existing Road Network in the Town

Figure 7: Existing Footpaths in the Town

Figure 8: Map showing Existing Connectivity

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4 2.3.2. Water Supply The main sources of water supply to the town are from Jensem located above the old BHU colony and Lamdoksha located above the Jigme Sherubling Central School (Campus A). Rashung and Dawzor villages also get water supply from the Rural Water Supply Scheme. The BHU area, school and some parts of the town have their own water tanks to store water. There is adequate supply of water for now. However, with the expansion of the town, the water may not be enough to cater to the additional population. So, there is a proposal by the local government to tap water from the Jerichhu as well.

Figure 9: Existing Water Sources

Figure 10: RWSS in the Town

2.3.3. Solid Waste Management Solid waste is collected by the Wamrong Town’s refuse collector once in a week. Currently there is no proper system of waste segregation and management in the town. Few areas have

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5 garbage bins where dry waste is collected. In absence of a landfill site nearby, the waste has to be taken all the way to Mukazor which is 44 kilometers away.

Figure 11: Waste around the Town Area and Landfill Site at Mukazor

2.3.4. Sewerage and Storm Water Management All houses have toilets, either indoor or outdoor, that are connected to individual septic tanks. Currently, the town does not have a sewerage treatment plant.

As far as storm water management is concerned, water from the higher areas flows into the Jerichhu. Some areas like the school areas and the main commercial centre have drains but they are not well maintained and have no proper outlet. Further, a study that was carried out by a team from Sherubtse College few years ago indicated that the discharge of effluents and waste water from the Jigme Sherubling Central School, Campus A, directly into the Jeri Chhu has caused pollution of the stream. Therefore, there is a need to plan proper drains that are well connected with all the areas and have proper outlets.

Figure 12: Existing drains in the core town area

Page 16 Figure 13: Map showing existing drainage pattern

2.3.5. Power &Telecommunication Services All households have regular electric supply and the town is also connected to mobile network and postal services.

2.3.6. Institutional Establishments The existing institutional establishments include Basic Health Unit (Grade I), Gewog Centre, Early Childhood Care and Development (ECCD) ,Jigme Sherubling Central School (Campus A and B), Bhutan Development Bank Limited (BDBL), Bhutan Power Corporation Limited (BPCL) , Bhutan Post, Forest Beat Office, Agriculture Centre and Bhutan Telecom Limited (BTL). Except for the BDBL office and Bhutan Post which are operating from private buildings, the rest of the institutions have their offices on their registered thrams.

Page 17 Basic Health Unit BDBL Forest Beat Office

JSCS (Lower Block) Bhutan Telecom Limited BPCL

Gewog Centre and ECCD JSCS (Upper Block) Bhutan Post

Agriculture Centre

Figure 14: Existing Institutions in the Town

Page 18 Figure 15: Map showing Existing Institutions 2.3.7. Heritage and Religious Structures There are many religious structures like chortens, mani-dungkhors and small lhakhangs that can be found in scattered locations across the town. Some of the important ones are the Taupo Lhakhang in Dawzor, Aum Jomo Sethab (traditional oven) in Dawzor, the Dangling Tsho and the Khaling Lhakhang. The Dangling Tsho and the Khaling Lhakhang are not included within the planning boundary. However, these religious sites play a vital role from the cultural and tourism point of view for Khaling. Every year hundreds of people visit these places. It is believed that Meme Dangling, a protective deity resides in the Dangling Tsho and people visit the lake to receive his blessings. Similarly, the Khaling Lhakhang, which was built some 400 years ago, is another important heritage site where Khaling Tshechu is held in the month of September every year. The traditional oven is believed to have been used by Meme Dangling and his retinues while travelling back and forth from Dangling Tsho to the southern foothills in winter. Abi Jomo and Meme Dangling were brother and sister who has migrated from Tibet to Bhutan.

Page 19 Figure 16: Religious Structures in the Town 2.4. Building Typology The town currently has a mix of traditional and RCC structures ranging from one to three storey including one three storey RCC structure with a jamtho. The houses in the main

Page 20 commercial area are shop houses with ground floor being used as shops or hotels and upper floors for residential purpose. Similarly, a number of houses in the institutional area is being used for residential as well as administrative purposes. Houses in Dawzor and Rashung are mostly traditional single to two storey. Materials used for construction are stone, ekra, RCC and wood. Except for few houses that have been left vacant especially in Dawzor and Rashung, all others are occupied. However, many occupied structures are old and in bad shape.

Figure 17: Existing Building Typology in the Town

Page 21 2.5. Economy 2.5.1. Agriculture Comparatively, a major portion of the town’s economy is dependent on farming. Residents of Dawzor and Rashung village primarily depend on farming and they cultivate potato, maize, buckwheat, chilli, apples, pear, peach, cabbage, carrots, tomatoes, passion fruit, garlic, lemon, cauliflower and lettuce. Dawzor is considered to be one of the most prosperous villages in Khaling with the main harbinger of development being intensive potato cultivation since the early 1990s. In Dawzor, potato was cultivated since the time shifting cultivation was practiced. Even before the highway construction started, potatoes were carried either by men or on horseback to Samdrup Jongkhar through the mountain paths and exchanged for salts and clothes from India.

Figure 18: Agricultural dry land in Rashung and Dawzor

2.5.2. Commercial Activities The other main driver of the economy is commercial activities which include hotels and shops. Apart from goods that are required for daily sustenance, local products including those from Merak and Sakteng are also sold. Weaving is another source of income generation for Khaling as well as other Gewogs in Trashigang. The National Handloom Development Center, located few kilometers away from Khaling Town, was established in 1983 to provide training to rural women. Over the years, the Center has trained many women who are now skilled weavers. In addition, the project also gives yarn on credit to the villagers who get paid after the finished products are returned to the Center.

Page 22 Figure 19: Products on Display outside the Shops

Page 23 3. ANALYTICAL STUDIES

3.1. Slope Analysis Slope analysis is carried out to see the suitability of the area for development depending on the category of slopes it falls under. This forms the basis for land use designation. The slope analysis is determined by the contours that shows different features of an area like steep slopes and flat surfaces. The topographic map of Khaling (Figure 21) shows that steeper areas are located around the periphery and along stream edges. Slope analysis is important as it is used to determine the alignment of important infrastructure and services like storm water drains, roads, water and sewerage treatment plants. In addition, the analysis tells which parcel of land is suitable for development and where the development should be restricted. The slope analysis of Khaling Town shows that most of the land parcel falls between 0 to 30% slope making it suitable for development. Areas with slopes between 30 -45% can be seen scattered throughout but in small chunks. Areas with slopes more than 45% are mostly around the periphery of the town and also along the stream edges.

Figure 20: Map showing Slope Analysis

Page 24 Slope Percentage Area in Acres Percentage of Total Area <10 39.18 16.22 11-20 90.79 37.58 21-30 39.25 16.25 30-45 25.16 10.42 Above 45 47.19 19.53 Table 2: Area under different Slope Category

3.2. Aspect Analysis Aspect analysis is an important analysis that is carried out to determine the direction that a slope faces. An aspect map comprises of both aspect and slope components. This is required to determine the sun direction and orientation of buildings, roads and streets while planning. Aspect categories are usually symbolized using hues like red, orange, yellow, etc. and degree of slope classes are shown with brilliance of colors so that the steeper slopes are brighter comparatively.

Aspect map is used for many important purposes. For example, while planning recreational areas, it is used to study slope direction to prevent avalanches. It is also used by ecologists to study microclimate aspects for biodiversity. Similarly, it also widely used by farmers for crop plantation.

Where slope exists, aspect is measured clockwise starting from north as 0° and comes back to the north again as 360°. Where there is no slope, the cell value will be -1 which is usually indicated by grey colour.

The aspect analysis of Khaling Town shows that majority of the slopes faces south, southwest and west directions indicating that the town receives adequate sunlight. From the Aspect Map of Khaling, it is evident that Dawzor has most parcels of land facing the southern direction which indicates that it is receiving adequate sunlight. Similarly, JSCS (Block A) area and Rashung are also southern facing. On the other hand, BPC housing colony area, the institutional areas , the area below the bukhari manufacturing unit and the lower school block are mostly west and northwest facing indicating that these areas receives relatively lesser amount of sunlight.

Page 25 Figure 21: Topographic Map showing contours

Page 26 Figure 22: Map showing Aspect Analysis

Page 27 3.3. Plot Size Analysis Plot size analysis is important to determine how many plots are of standard size (13 decimal) and how many are less than 13 decimal. According to the analysis, out of the 374 plots, majority of the plots is more than 13 decimal (300 plots) followed by plots less than 10 decimal (45 plots) and plots in between 10 to 13 decimal (29 plots). Further analysis based on land use type shows that kamzhing accounts for 60% of the undersized plots or plots less than 10 decimal. Residential and institutional land use type account for 39% and 1% of the undersized plot distribution respectively. As far as the biggest size of land holdings is concerned, the JCSC, Block A has one plot measuring 30.272 acres followed by JSCS, Block B with three plots (Khaling Lower Secondary School & the National Institute for the Disabled) of 15.123 acres and the BPCL with two plots (7.642 acres). Of the private land holdings, the biggest plot measures 2.399 acres (family land) and the smallest plot measures 0.042 acres (family land).

Figure 23: Map showing plot distribution by area

Page 28 Kamzhing < 10 Dec 21 Plots (300 plots) 10-13 Dec 23 Plots >13 Dec 257 Plots Residential < 10 Dec 23 Plots (62 plots) 10-13 Dec 6 Plots >13 Dec 33 Plots Institutional < 10 Dec 2 Plots (12 plots) 10-13 Dec 0 >13 Dec 10 Plots

Figure 24: Undersized Plot Distribution Table 3: Plot Size Distribution

Single plots (plots owned by one owner) analysis shows that there are 86 single plots with 10 plots less than 10 decimal, 6 plots between 10-13 decimal and 70 plots of more than 13 decimal size. Land type analysis of single plots shows that 7 plots belong to the Institutions, 72 are kamzhing and the remaining 7 are residential.

Figure 25: Map showing Single Plot Size Analysis

Page 29 Figure 26: Map showing Single Plot Land Use Type Analysis

Further, undersized single plots analysis shows that there are 12 built up plots measuring less than 13 decimal with the smallest plot measuring 2.9 decimal.

Figure 27: Map showing Undersized Single Plot Analysis

Page 30 3.4. Settlement Pattern Analysis The existing settlement pattern shows that most of the land around Dawzor and Rashung are vacant and the development is concentrated more towards the centre of the town. In Dawzor, houses are clustered together in the centre and the peripheral land is mainly used for agricultural purposes. Similarly, in Rashung, houses are all clustered in one side and the surrounding land is being used for farming. In Dawzor, 91% of the area is used for agriculture and only around 9% is built up with an average plot size of 18.455 decimal. Similarly, in Rashung, only around 5% is built up and the remaining is used for agriculture with an average plot size of 21.40 decimal. Further, analyses show that in Dawzor, there are 39 developed plots with 58 buildings out of the total of 59 plots in the main settlement area. Similarly in Rashung, of the 30 plots, only 17 are built up with 25 buildings. In the core town area, the settlement pattern is denser with mixed land uses like residential, commercial and farming. Considering an average building height of two floors and the national average family size of 5, the overall analyses for the main settlement areas show that density per person per hectare in Dawzor and Rashung are 125 and 91 respectively.

Figure 28: Map showing Settlement Pattern Analysis for Dawzor and Rashung

Page 31 Figure 29: Map Showing Built Up Area

Structure Type Number Permanent 300 Semi-Permanent 11 Toilet 51 Shed 76 Hut 6 Religious Structure 41 Ruins 4

Table 4: Type of Structures in the Town 3.5. Land Available for Development To determine how much area is available and suitable for development, the land available has been calculated after deducting the existing built up areas along with the required setbacks from buildings and roads. Since development is not allowed in steep slopes (above 45%) and stream buffers, such areas have also been excluded. In addition, schools and institutional areas have also been excluded. Buffer from roads include areas within 15 metres from the centre line of the road on both sides. National standards demand that a buffer of 15 metres from the bank top on either side of a stream be maintained. However, for Khaling, buffer from major streams includes areas between the centerline of the stream and the bank top or edge of the plots on either side with a

Page 32 minimum width of 30 m throughout. The buffer has been kept considering the limited land for development and also because of the height difference between some areas and the stream. However, for those low lying areas falling within the stream buffer, the entire plot will fall within the buffer zone.

Land Use Type Area (Acres) Total Planning area 243.60 Area under stream buffer, steep slopes, road buffer and 104.00 developed area including building setbacks Area under Institutions 60.45 Total area left for development 79.15 Table 5: Area Available for Development

3.6. SWOT Analysis SWOT analysis has been carried out to show the Strengths, Weaknesses, Opportunities and Threats for the town. From the analysis, it is evident that Khaling has ample strengths and opportunities. As such, the concept of the Plan and the planning principles revolve around the strengths and opportunities for the town.

STRENGTH WEAKNESS  Location of the town along the  Low threshold population. National Highway.  Vacant houses in some areas  Close proximity to Yonphula which is an indication that people airport, Khaling Lhakhang and are moving out from Khaling. Dangling Tsho.  Lack of infrastructure/facilities  Existence of important for tourism. establishments like the Jigme  Lack of basic infrastructure and Sherubling Central School and the amenities like sewerage treatment National Handloom Development plant, water treatment plant, street Centre. lights, vegetable sheds, land fill  Good connectivity, both internal site, parks and open spaces. and with other gewogs within the  Many houses have only aged Dzongkhag. population which shows that the  Khaling Wildlife Sanctuary forms younger generation is moving out an important linkage with other for better economic opportunities.

Page 33 protected areas through BC-5  Flooding from Jerichhu. (Biological Corridor).  Risk of landslides.

OPPORTUNITY THREAT  Potential to promote nature and cultural tourism considering it’s  Decreasing growth rate as per close proximity to Yonphula PHCB 2017. airport, Khaling Lhakhang and Dangling Tsho.  Strengthening of existing educational institutions.  Can be developed as a disabled friendly town in the country.  Preserve the farmland in Dawzor and Rashung to enhance the existing cultural landscape. 3.7. Population Projections Population projection is a vital component in any development plan preparation as it will determine the level of services to be provided in a particular area. In 2005, the population of Khaling town which excludes Rashung and old hospital area was 1349 and the as per the PHCB 2017, the town population is 1129. The difference in the population shows that over a period of 12 years, the population has decreased by 220. As per the report, the population of Trashigang Dzongkhag has also decreased by 5607 persons from 2005 till 2017 which is a 11% percent decrease in the population. This decrease has been brought in by the delimitation process of the parliamentary and local government constituencies in 2008 as well as other factors such as migration. However, the intention of this plan is to make Khaling a vibrant town and also because of the existence of two important educational institutions and developmental activities, it is expected that the population of Khaling will increase. Therefore, the Dzongkhag growth rate of 1.3% from the Dzongkhag Population Projections 2006-2015 has been adopted for Khaling.

Page 34 With 238 households, Khaling town currently has a population of 1,516 including students. Percentage breakdown of the population indicates that students comprise of the majority of the population accounting for 60% of the total population. The “others” category includes families (of the school staff, Government and Corporate employees) and farmers. The employees based in the town are the ones working in BPC, BDBL, BHU, Agriculture Centre, Forest Beat Office, Bhutan Post and Gewog Centre.

Students 1000 913 Percentage Breakdown of Population 900 800 700 600 500 School staff 400 265 18% 300 205 200 97 36 100 14% 0 Govt/Corp. 60% Employees 2% 6% Business (incl. families) Others

Figure 30: Existing Population Breakdown

The population projection has been done based on two scenarios:

Scenario 1: Population projection including the student population Taking the current estimated population of 1516 as the base population and adding a floating population of 20%, projections show that the population will reach 2400 by 2036. The floating population has been used assuming that people from the neighboring areas and transit passengers will use the facilities of the town given its strategic location.

Scenario 2: Population projection excluding the student population Assuming that the student population will remain more or less constant and considering that boarding facilities will be provided by the school, projections with 603 as the base population show that the population will reach 1000 by 2036.

Page 35 Scenario 1(Including Students) Scenario 2(Excluding Students)

Population Floating Total Projected Floating Total Population Year Year Population Population = Population Population = (A+B) ( A) (B ) (A+B) (A) (B)

2016 1516 304 1820 2016 603 121 724 2020 1598 320 1918 2020 637 128 765 2025 1707 342 2049 2025 682 137 819 2030 1824 366 2190 2030 730 146 876

2036 1974 395 2369 2036 792 159 951 Approx. 2400 Approx. 1000

Table 5: Population Projections for Khaling Town till 2036

3.8. Assumption for Water Demand The future water demand for Khaling has been estimated based on the following internationally accepted water demand per day:  Resident population water demand @ 150 Lpcd  Floating population water demand @ 45 Lpcd

Floating UFW @ Firefighting Grand Residential Population Total Year 15% @ 15% Total Demand (KLD) Demand (KLD) (KLD) (KLD) (MLD) (KLD) 2016 227.40 13.68 241.08 36.20 36.20 313.48 2020 239.70 14.40 254.10 38.12 38.12 330.34 2025 256.05 15.39 271.44 40.72 40.72 352.88 2030 273.60 16.47 290.07 43.51 43.51 377.09 2036 296.10 17.78 313.88 47.10 47.10 408.08 Table 6: Projected Water Demand for Khaling Town till 2036

The total water demand till 2036 is around 0.41 MLD excluding the demand for agricultural purposes. The total demand includes water required for firefighting purposes and UFW (Unaccounted for Water) or water losses.

Page 36 3.9. Assumption for Sewage Generation The estimated sewage generation has been calculated based on the assumption that it will be 85% of the water demand. Therefore, the total sewage generation till 2036 is estimated as below:

Year Water Demand (MLD) Sewage Generation @ 85% 2016 241.08 204.92 2020 254.10 216.00 2025 271.44 230.70 2030 290.07 247.00 2036 313.88 267.00 Table 7: Projected Sewage Generation for Khaling Town till 2036

3.10. Assumption for Solid Waste Generation The waste generation for Khaling could be estimated based on the projections carried out for Kanglung in 2016 since the two towns are within close proximity. The volume of waste generated per day on an average has been estimated as 2.02 kg i.e. 0.46 kg/person/day. For the current population of 1516, the waste generated is 0.7 MT. By 2036, the solid waste generation is expected to be 1.1 MT per day.

Year Population Solid Waste generation @0.46 kg/capita/day 2016 1820 0.86 2020 1918 0.88 2025 2049 0.94 2030 2190 1.00 2036 2400 1.10 Table 8: Projected Solid Waste Generation for Khaling Town till 2036

3.11. Projected Land Requirement for Social Amenities As per the Spatial Planning Standards, every town should have certain basic social amenities that are necessary for comfortable living. Based on the needs for Khaling town, the required amenities and services have been identified as listed in Table 11 and accordingly, the area requirement has been calculated against each amenity. The land requirement for social

Page 37 amenities and services is estimated to be 30,250 sq.m (approximately 8 acres) as shown in Table 11. However, not all of these amenities will be provided in the proposed LAP area and the land pooling percentage does not include all the amenities shown below. Some of these amenities like the kindergarten and the fuel station can be operated by private land owners for which land does not need to be pooled. Similarly, services like water treatment plant, sewerage treatment plant, one of the bus stops and the reservoir for the fire protection system have been proposed outside the proposed LAP area.

Sl. Amenity/Services Maximum Maximum Land allocated No Catchment Radius Catchment (Sq.m) Population 1 Kindergarten 10 minutes walking 2500-5000 960 ( For 30 children) 2 Children’s playground 10 minutes walking 5000 250 3 Police Service 30 minutes walking 2500-5000 500 4 Fire Fighting Facility 30 minutes walking 2500-30,000 500 5 Sewerage Treatment In proximity of 2500-30,000 11,850 (50,000 sq.m Plant settlement per 10, 000 people ) 6 Farmer’s Market 30 minutes walking Whole town 100 population 7 Town Hall 30 minutes walking Whole area 1500 population 8 Bus Stop 240 (120 Sq.m each ) 9 Reservoir for Fire 100 Protection System 10 Service Industry 1400 11 Fuel Station 1000 12 Water Treatment Plant In proximity of 2500-30,000 11,850 (50,000 sq.m settlement per 10, 000 people ) Total Area Required 30,250 sq.m Table 9: Land requirements for Amenities and Services

1.12. Projected Land Requirement for Housing Considering the fact that more than 60% of the population comprises of students who will be provided with boarding facilities by the schools, the projected population including the floating population will be approximately 1000 till 2036. With an average household size of 4.5, the

Page 38 area required to 1000 population till 2036 is around 8 acres and to accommodate the additional population, only 3 acres is required as shown below:

Area required (With an average household size of 4.5 ) 15 decimal for 20 persons

Area required for 1000 people till 2036 Approximately 8 acres

Since the existing population already has housing facilities, the area required to accommodate the additional 300 people Approximately 3 acres (excluding students)

Table 10: Area required for housing Based on the above projections, the total land required for housing and provision of amenities and infrastructures is only 11 acres for the next 20 years. Also, based on the current situational analysis, immediate planning intervention is required in the core town area only. Therefore, a Local Area Plan (LAP) boundary has been identified following the natural features and the town’s immediate requirements and detailed plotting will be carried out only within the LAP area.

1.13. Land Mobilization for Development Based on the preceding land availability, population and infrastructures requirement analyses and also as agreed by the landowners, land pooling method would be adopted in Khaling for the mobilization of land. The Land Pooling method is based on the principle that the land owners will contribute certain acceptable percentage of their land for the provision of required infrastructures for the community. As the state land is not enough to meet the land requirements, land has to be pooled from private land owners to meet the land requirements for the required amenities and services. As per the land requirement analyses, 20% of land will be pooled from land owners whose plots fall within the LAP boundary which is well within the maximum limit of 30% as per the LPR.

Page 39 4. P R OP OSA L S FOR A CTION

4.1. Concept of the Plan One can associate Khaling town with the following distinct features/characteristics: i) The cultural landscape where the settlements are surrounded by farmlands and the Jerichhu flowing along one side of the town, ii) the vibrant settlement along the highway and iii) the educational establishments i.e. the erstwhile Jigme Sherubling High School and the National Institute for the Disabled that have given Khaling its identity. Therefore, the Development Plan for Khaling Town is based on the following concepts:  Preserving the existing farmland in Rashung and Dawzor and carrying out stream front development along the Jerichhu.  Promoting a vibrant highway settlement.  Creating a barrier free environment for the disabled and the elderly. The first Institute for the Disabled was established in Khaling in the early 1970s and ever since the town has seen an increasing growth in the disabled friendly population. Therefore, creating an enabling environment for them is becoming increasingly important. The vision of the plan is “To create a vibrant highway settlement with a barrier free environment for the disabled and the elderly and preserve the existing cultural landscape.’’

4.2. Planning Principles Principle 1: Preserve the traditional settlements and the surrounding farmlands in Dawzor and Rashung to enhance the existing cultural landscape as well as promote farming to achieve food sufficiency. Principle 2: Promote cultural and nature tourism by preserving the existing heritage sites, improving walking trails and providing required infrastructures both for the locals and visitors. Principle 3: Create enabling environment for the elderly and disabled population by enhancing mobility through the provision of wheel chair friendly roads and footpaths. Principle 4: Promote Khaling as an educational centre by further strengthening the existing educational facilities.

Page 40 Principle 5: Enhance the connectivity within the planning area as well as within the neighbouring areas by improving the existing road networks, footpaths, bridges and proposing new roads where required. Principle 6: Enhance social life of the residents by providing recreational facilities and parks. Principle 7: Promote Bhutanese architecture through the preservation of existing traditional houses, encouraging the use of local construction materials and buildings that are of human scale.

4.3. Structure Plan Proposals The Structure Plan proposes for the entire planning area to be divided into three Zones: Zone I, Zone II and Zone III for phase wise development and management. The area has been divided based on their existing land uses and future requirements and different land use precincts have been proposed accordingly. The location of infrastructure, services and amenities has also been decided after careful consideration of the topography and current land uses. However, there may be slight variation in the alignment or the location during execution and details of the proposals will be worked out during the design phase. The Structure Plan will guide the overall development of the town in a planned and phased manner. The Structure Plan will have to be monitored and revised every 10 years depending on the future demand. The detailed planning for Zone I has been carried out based on the existing issues and requirements as outlined in the preceding chapters. If the need for more land arises in future, then detailed planning intervention may take place in Zones II and III. Zone I This includes the proposed LAP boundary and covers the existing core town area and all settlements below and above the shops, all institutions, part of the highway and the farm road till the Gewog Centre area, the existing bhukari manufacturing area and the settlement below the bridge. The total area under Zone 1 is 119.20 acres. Zone II The LAP II boundary includes the entire Dawzor Village, the Gewog Centre and old BHU areas. The total area under Zone II is 78.58 acres Zone III The LAP III boundary includes the entire Rashung village and part of the Jerichhu near the Upper Rashung area. The total area under Zone III is 45.81 acres.

Page 41 Figure 31: Map showing Division of Planning Area into Three Zones

4.3.1. Mobility Proposals The roads and footpaths have been planned and designed in order to meet the primary objective of this development plan i.e. to make Khaling Town a disabled and elderly friendly town. The plan proposes to widen the existing roads as well as construct new roads so that all areas within the town are well interconnected.

Primary Road The Primary Road or the National Highway is being proposed to be widened to 12 metres from the current 9m RoW. The Row will include a 1.5 metres footpath on both sides, on street parking measuring 2.5 metres on one side and a double lane road with a carriageway of 6.25 metres. The entire 1.4 kilometere stretch of the highway within the planning boundary is proposed to be widened but gradually. However, for the time the widening works could be carried out only for 0.63 kilometres of the highway falling within the LAP boundary depending on immediate requirement. In order to achieve the objective of making Khaling disabled and elderly friendly, the roads and footpaths especially within the urban core area should be designed accordingly. Provisions for crossings for the disabled along with ramps should be kept when the widening works are being carried out. Interlocking blocks, tactile flooring and coloured non- slippery tiles could be used for the footpaths to enable easy movement of the elderly and the disabled and at the same time enhance the look of the core town area by creating a contrast between the carriageway and the footpath.

Page 42 For the core town area, there will be zero set back from the buildings with the footpath starting from the plinth level of the building. Considering the existing building design, it may not be a problem for the structures below the highway. However, the ones above the highway have their plinth at a higher level than the road level. So it may not be possible to have the footpath and the plinth at the same level because of which designing the road for the disabled may be a problem. However, for any new construction or during any reconstruction in future, the plinth level should be kept at the same level as the road. For the structures below the highway, the setback of 2M can be designed by constructing slabs that will be in same level as the footpath. level.

Figure 32: Examples of Disabled Friendly Roads and Footpaths

Figure 33: Primary Road Design with Tactile Flooring

Page 43 Figure 34: Proposed section for primary road

Figure 35 : Proposed widening section of primary Road

Page 4

4 Secondary Roads The existing secondary roads leading to the BPCL colony, Dawzor and the school (both blocks) are being proposed to be widened to 8.4 metres. The road RoW will include a 1.2 metres wide footpath on both sides and a double land road with a carriageway of 6 metres. The road to the JSCS, Block A will be widened till where the new gate will be constructed. The remaining stretch of the road should be widened by the school gradually. Footpaths along all secondary roads should be designed for the disabled and elderly population with provisions for ramps at certain intervals. A roundabout has also been proposed near the lower block school to ease traffic flow. The existing access road to Khaling Lhakhang is also being proposed to be widened to 8 metres with provisions for footpaths. Though the Lhakhang is outside the planning boundary, there are many dependent population who use the facilities of the town. The existing road is narrow and unpaved and needs to be developed to facilitate easy access for the residents as well as the visitors since the Lhakhang is an important landmark for the area. The proposed new secondary roads include roads leading form the BPCL area to Rashung, the settlements below the bridge and the settlements below the shops. The other new road is proposed in Dawzor which will bifurcate from the BHU and follow the school boundary and continue along the periphery of the village till the edge of the stream for the time being. The road will be connected with the settlements on the other side of the stream gradually. The proposed road width is 8.4 metres with footpaths measuring 1.2 metres on both sides and a carriageway of 6 meters.

Figure 36: Proposed section for secondary road of RoW 8.4 M

Page 45 Proposed location of the new gate

Figure 37: Proposed location of the new school gate

Figure 38: Proposed widening and new secondary roads

Page 4

6 Tertiary/Access Roads The existing footpath in Dawzor which runs through the centre of the settlement is also being proposed to be widened to 4 m. The current footpath is narrow and does not provide vehicular access. The proposed widening will not only provide wider access to the plots in the area but also allow movement of emergency vehicles when required. This stretch will be connected with the proposed new road along the BHU by widening the existing footpath in between. The area immediately above the existing shops and below the JCSC, Block A is proposed to be connected with a 6 M wide new road. The proposed road network will connect all plots and where it is not possible to take the road, a common parking has been proposed. Since there are very few plots in the area, the road RoW will include two lanes with a carriageway of 6 metres and no footpath. The other new proposed road is a 8 metre wide road from BPC area till Rashung. Another road of 6 metres width will pass through the town hall area and form a loop to connect with the proposed secondary road below the existing institutions. Since the plots in this area are big, the alignment of road will help in creating regular shaped plots. The area in between the existing shops and the lower school block will also be connected with a 8 metre wide road which will be further divided into three blocks by interconnecting roads of 8, 6 and 4 metre width. A roundabout has also been proposed at the junction going to the lower block .

Figure 39: Proposed section showing Tertiary Road of 6M RoW

Page 47 Figure 40: Proposed section showing Tertiary Road of 8M RoW

Figure 41: Proposed section showing Tertiary Road of 4M RoW

Figure 42: Proposed new tertiary roads

Page 48 Footpaths A network of footpaths measuring 2 m wide has been proposed all over the town area to give access to those plots where it is not feasible to take the roads. All proposed roads will have footpaths. In some areas the proposed footpaths will also act as a buffer between the stream and the plots. One of the proposed footpaths starts from the highway near the farm shop and passes along the edge of the plots below the existing shops and runs all the way till the proposed secondary road below the lower school block. The footpath proposed for the area near the Lower school block will have railings along the edge as it is along steep slopes and may be unsafe especially for small children. The footpath could be designed as shown in Figure 40. The footpath can be built with stones or wood with wooden railings. In addition to safety measures, the railings will also improve the aesthetic features of the area. The footpath above the existing bridge near the chorten will be developed with stone steps and railing for easy access and also to enhance the view. The footpath will continue along the existing one below the school area and connect with the highway. The other proposed footpath will start from near the existing school gate and continue uphill above the hill top and connect with the existing footpath at the other end below the school. Since the footpath is going uphill, a kiosk could be constructed at the top of the hill for resting as well as a viewpoint.

Similarly, the footpath going from behind the existing Bhutan Post Office till Rashung is also being proposed to be widened and improved with steps and railings. Currently these footpaths are not continuous. So, the proposal is also to make them continuous so that the people living in Rashung and above the highway need not take the road to come down to the highway.

Figure 43: Examples of Footpath Design along the Upper Edge of Jerichhu and Steep Slopes

Page 49 Figure 44: Map showing Footpaths in Khaling Town

Page 50 Figure 45: Map showing the Proposed Mobility Network

Page 5

1 4.3.2. Infrastructure Layout Proposal Storm Water Drainage System

Storm water management is a crucial component in any urban development plan. Storm water, if not managed adequately, would lead to flooding, erosion and even damage to properties and lives. It not only helps in creating ecological balance but also maintains the quality and quantity of water resources by recharging ground water and preventing pollution. Storm water management also results in numerous other benefits including economic benefits for the local community, reduced maintenance costs, lesser requirement for new infrastructure, and prevention of damage to lives and properties.

However, for Khaling managing storm water should not be a difficult task because its sloping terrain allows natural drainage into the stream. The proposals include modification of the existing drains and construction of new drains where needed. Drains from all high lying areas will flow down and drain into the Jerichhu, Provisions have been kept for storm water drains within the RoW of all old as well as proposed new roads. Separate drainage provisions will be kept for those roads or areas which are not directly linked with the highway or the other roads. As the size of the main collection point will increase towards the outlet, provision should be kept to accommodate the additional width of the drain towards the outlet. Manhole or inspection chambers will also be provided at regular intervals for maintenance or to clear blockages. Effluents from factories/industries/workshops and gray water should not be discharged into the storm water drains. If gray water is to be discharged into the drains, then proper treatment should be carried out to prevent pollution and environmental impacts.

The Concept of Low -Impact Development (LID) adopted in countries like the US could be used. The LID concepts involved elements like preserving natural drainage pattern, design features and landscaping the area in such as way so as to detain the runoff close to its source as far as possible. Some widely adopted practices that Khaling Town could adopt too include the following:

i. Rain Water Harvesting System (RWHS): It is a simple method used for collecting and storing rain for later use and it is already being practiced in Bhutan. It is effective as about 80% of the annual rain that falls on a catchment area can be collected which results in lesser usage of municipally treated water, reduced water bill, reduced impact on local storm water infrastructure and combined sewer

Page 52 systems, replenishes groundwater supplies and can be used for landscape irrigation, laundry, flushing, car washing etc.

Figure 46: Rain Water Harvesting System

ii) Rain Garden: Rain garden collects and absorb runoff from rooftops, sidewalks, and streets. This practice balances the cycle of natural hydrology by infiltrating, and evaporating and transpiring storm water runoff. The advantages are that it is easy to construct and maintain, it replenishes groundwater resources, protects structures and landscaping, enhances the beauty of yards and provides wildlife habitat.

Figure 47: Rain Garden Projects (Source: Google, Maryland, USA)

Page 53 iii) Installing Pervious Pavements

Pervious pavement allows storm water runoff to percolate inside thereby reducing the amount of surface runoff. It is one of the most effective ways of maintaining storm water. Use of permeable surfaces not only helps to reduce flood and recharge ground water, but it is also very effective in controlling urban heat island effect. The possibility of replacing the existing on- street footpaths and parking lots with permeable surfaces should be explored.

Figure 48: Pictures of permeable pavement (Source: Bhutan Green Building Design Guidelines)

Street Lighting System and Energy Management

Currently there are no street lights in the town. Therefore, street lighting facilities will have to be provided along all roads, parks and other public places at regular intervals for adequate illumination, safety reasons and improving the aesthetics. Provisions have been kept underground (within the road RoW) for the distribution network throughout the town. Laying of the electric cables underground will not only help in improving the aesthetics of the areas but also enhance the quality of power supply and minimize distribution losses.

Considering the fact that climate change is becoming a major concern all over the world and Bhutan is no exception to it, options could be explored to use Smart lighting both indoors and outdoors. Though the financial implication may be a little higher in the initial phase, the long term benefits would certainly outweigh the investment. Smart lighting has higher efficiency, reduced operating costs and enhanced efficiency.

Page 54 Some simple Smart energy management methods used worldwide and which could also be used in Khaling are:

i. Using energy efficient street lighting: Studies have shown that using Smart LED street lighting system can save up to 60 to 70% energy by using timers and motion sensors. ii. Using energy efficient indoor lighting: Lighting fixture used indoor can also be replaced with energy saving bulbs. A study carried out in the USA showed that an incandescent bulb uses 6 times more energy than a Light Emitting Diode (LED). It was also found that the lifespan of an incandescent bulb is only one year whereas it is 21 years for a LED. iii. Recycling old appliances: Another study carried out in the USA showed that recycling household appliances has a huge positive impact on the environment. For example , refrigerators can easily be recycled and 95% of materials from are used to make new products. Old refrigerators also consume 3 times more energy than the new ones. For detailed design of the energy efficient street lighting system, Guidelines for Planning and Development of Human Settlements in Urban and Rural Areas of Bhutan to minimize environmental impacts should be referred.

Water and Waste Water Management

As per the request from the residents of the Khaling town and also because with the implementation of the plan, the town would require more water for firefighting facilities, farming etc, the plan has proposed for additional water supply from the Jerichhu. The location of the proposed treatment plant is above the upper school block near the Jerichhu from where the water will be tapped and supplied to the town.

As far as waste water is concerned, the plan has proposed for a community septic tank at Dawzor after discussing with the public. The location identified at the base of Dawzor was found to be suitable as it lies at a much lower elevation compared to the rest of the town areas. Moreover, it is away from the settlement areas and as such, is an ideal location for a community septic tank. Any construction that takes place before the community septic tank is functional shall have a rear setback of 5 meters as specified in the DCR. Any construction that requires approval after the community septic tank is in place and function shall have a setback of either 3 meters or 2 meters depending on the number of permissible floors.

Page 55 Figure 49: Proposed water treatment plant location

Solid Waste Management

Solid waste management is an important aspect in urban planning. Poor waste management is crucial for Khaling Town as it is a small community and if waste is not managed properly, it may result in health issues and environmental pollution.

One of the concerns of the town was the location of the landfill site at Mukazor , around 44 kms from Khaling. However, during the first draft public consultation meeting, the Gewog administration was asked to identify suitable location nearby. Accordingly, the Gewog administration along with the residents has identified a site at Kholdung, around 5 kms away from Khaling Town.

An integrated system to waste management would easily solve the solid waste management problems in Khaling Town. Since the entire town is relatively small in size, it is easily manageable. Best management practices from other countries as well as from other Dzongkhags within the country could be adopted for proper waste management. Some such best practices include waste segregation, recycling and reusing involving the community and using food waste as compost in farm lands. Such practice not only helps boost the local income generation but also develops a sense of community bonding.

Page 56 Figure 50: Community waste management in Malaysia (Source: CEDSCO)

Figure 51: Some useful ways of using wastes (Source: Google images)

4.4. Precinct Plan The Structure Plan proposes for the following Precincts:

4.4.1. Environmental Conservation Precinct (E-1) The Environmental Precinct includes all steep slopes above 30 percent which are mostly located around the periphery of the planning boundary. No construction shall be allowed on slopes above 50 percent and also within the stream buffer. However, activities like farming and plantations will be allowed on the slopes. For slopes ranging between 30 to 50 percent, only single storey structures will be permitted depending on the ground conditions and proper structural design.

Page 57 Figure 52: Map showing Environmental Conservation Precinct

4.4.2. Agricultural Environments (E-3) Precinct The Agriculture Environments precinct includes those private plots that fall under steep slopes above 45 percent and within the stream buffer area. There are five such plots falling under the E-3 precinct. No construction activities will be allowed on these plots. However, activities like farming, plantation and green houses will be permitted.

Figure 53: Map showing Agriculture Environment Precinct

Page 58 4.4.3. Agriculture Based Environment (E-4) The existing kamzhing land in Dawzor and Rashung which is currently being used for farming will be preserved as agricultural land. Only ten percent of the plot area will be allowed for residential and other incidental activities. The main intention of preserving the existing kamzhing land is to maintain and enhance the cultural landscape and to promote food sufficiency. Currently, major portion of the area in both Dawzor and Rashung is being cultivated.

Figure 54: Map showing Agriculture Based Environment Precinct 4.4.4. Urban Core Precinct The Urban Core (UC) precinct covers the existing shop area and the areas immediately above and below the highway. The boundary is demarcated by the tertiary roads in the north and south, the ridge along the upper block school boundary in the west and the integrated bus stop and farmers’ market in the east. With the National Highway passing through the centre of the precinct and shops on either side of the highway, the UC precinct will be the most vibrant precinct with the highest concentration of developmental activities. The precinct will have rows of shops and hotels on either side of the highway and will be within walking distance from all other parts of the town.

Page 59 Figure 55: Map showing Urban Core Precinct

4.4.5. Urban Village I (UV 1) Precinct The Urban Village I precinct covers the areas above the urban core boundary till the school boundary on both sides. Most of the area is already built up and more compact development can occur in this precinct.

Figure 56: Map showing Urban Village I Precinct

Page 60 4.4.6. Urban Village 2 (UV 2) The UV 2 precinct is a low residential precinct proposed in between the BPCL area and the above the highway. Since there are many existing and proposed institutions nearby, the UV 2 precinct will be developed as a low residential area with minimum activities.

Figure 57: Map showing Urban Village 2 Precinct

4.4.7. Institutional Precinct All the existing Institutions will be retained in their original place as majority of them have been established on their own thrams. The only major intervention is the relocation of the Jigme Sherubling High School (Campus A) gate. However, the road alignment in some areas like the BPCL and the lower school block will require shifting of their fencing to accommodate the proposed road width. The proposed new institutions are the Police Station, Fire Station and Town Hall. For a town like Khaling where the most of the houses are old and clustered together, firefighting service is mandatory. The thick forest cover around the periphery is also prone to fire which only adds to the need for having immediate firefighting service within the town. So, an area of 500 Sq.m has been allocated for it right below the BPCL Colony. However for the reservoir for the fire services, an area of 100 Sq.m should be identified in Rashung.

Page 61 In addition, an area of 500 Sq.m and 2795.12 Sq.m inclusive of parking has been earmarked for police services and a Town Hall respectively. These services will be located adjacent to the Fire Services.

Figure 58: Map showing Institutional Precinct

4.4.8. Traditional Village (TV) Precinct The residential plots in both Dawzor and Rashung are concentrated towards one cluster and surrounded by farmland. The existing residential land use in Dawzor and Rashung will be kept as it is and the area will be preserved as a traditional village. The number of floors will be restricted to two and the use of local construction materials shall be promoted to ensure that the sanctity of the traditional village concept is maintained.

Figure 59: Map showing Traditional Village Precinct

Page 62 4.4.9. Services Precinct The service precinct will accommodate services like public utilities, sewerage treatment plant, farmers’ market, bus stops and public toilet. The bus stop, farmers’ market and a public toilet have been proposed near the Farm shop along the highway. An area of 386.53 sq. m has been designated for them. No residential, industrial or commercial activities will be allowed in the services precinct.

Figure 60: Map showing Service Precinct

4.4.10. Open Space and Recreational Precinct Every town requires open spaces and recreational areas not only for the aesthetics of the town but to enhance the quality of urban life. The open spaces also form part of the environment conservation areas. The entire stream buffer area along the Jerichhu is proposed to be developed as open spaces and recreational area. Footpaths have been proposed along the edge of the stream buffer below the highway and also along the stream buffer edge around the proposed Fuel Station area. A small children’s park has also been proposed in between the existing shops and the JCSC, Lower Block. Some of the proposals for the development of the area are:  Footpaths should be disabled friendly and railing should be provided along the edge of the stream for safety reasons. Wooden footbridge could be constructed at few locations to allow people to cross the stream. The footbridge will also add to the beauty of the area. Otherwise, stone blocks can be used for crossing the streams.

Page 63  Benches/sitting places could be provided at certain interval for visitors and small play equipments could be installed at various locations for the children.  Provision should be kept for a public toilet. The toilet should cater to the disabled population as well.  Stream protection work should be carried out in future to prevent flooding, protect the stream from pollution and also protect the variety of fish species in the stream. Many countries around the world encourage community participation during the development and maintenance of such areas. Khaling Town could do the same so that people develop a sense of ownership and take care of the open spaces and recreational areas.

Figure 61: Examples of Stream Preservation and Recreational Ideas (Source: Google Images)

Page 64 Figure 62: Map showing proposed Open Space and Recreational Areas

4.4.11. Future Expansion Area This precinct includes the area below the bridge which is being proposed to be developed in the future depending on the demand. Currently the area is characterized by low residential development with majority of the land used for farming purpose. Services like fuel stations and workshops could be established in this precinct. The area for a fuel station was identified near above the road near the old bridge where there is an existing workshop. However, it was not included in the land pooling proposals as it was felt that the plot owner could either operate the service by himself or herself or the Local Government could lease the land for the fuel station.

Figure 63: Map showing Proposed Future Expansion Area

Page 65 Figure 64: Proposed Precincts in the Structure Plan

Page 66 5. LOCAL AREA PLAN

The Local Area Plan for the identified area has been prepared based on the immediate needs and future requirements. In consistence with the vision of the Structure Plan, the LAP will enable the implementation of the plan at the local level. Detailed planning including plotting has been carried out for Zone 1 which is the LAP area. Improved road connectivity, promotion of urban agriculture, provision of required services and amenities and creation of open spaces and recreational areas etc are some of the major proposals in this Zone. Due to the need for services and amenities, some existing kamzhing land within the LAP boundary will be used up for development. However, not all kamzhing land has to be used for development. In order to promote urban agriculture within the LAP area, kamzhing that is currently being cultivated can still be used for farming purposes. The existing details of area in Zone 1 is as shown in Table below:

Sl.No Area Details Area in Sq.m Area in Acres Total Registered Land (Institutions and 1 Corporation) 240614.190 59.457 2 Total private registered land ( 65 plots) 93748.547 23.166 3 Kidu land area 2237.119 0.553 4 Existing Road 13190.968 3.259 5 Buffer and slope above 45% in State Land 110986.805 27.425 Remaining Government Reserved Forests 6 Land 21625.104 5.344 Total Area 482402.733 119.204 Table 11: Table showing Area Details under the Proposed LAP

5.1. Planning Boundary The LAP boundary covers 119.20 acres and has been divided into Area I, II and III depending on the types of services to be provided and plotting.

Area I The area covers the settlement in between the highway and the school lower block.

Page 67 Area II The area covers the settlement in between the existing shops and the upper school block. Area III The area covers the settlement below the BPCL and above the highway.

3

Figure 65: Map showing proposed LAP areas

5.2. Existing Land Use The existing land use within the LAP area indicates that almost 50 % of the area is under institutional land use followed by steep slopes (28 %) and kamzhing (17%). Roads accounts for 3 % and the remaining 2 % is under residential land use.

Figure 66: Percentage breakdown of existing Land Use in the LAP Boundary

Page 68 Figure 67: Proposed land uses within the LAP

Page 69 5.3. Proposed Land Use The precinct plan proposal for the LAP will be as indicated in the Structure Plan. The land uses, however, will differ within the three proposed Zones in the Structure Plan. The proposed land use within the LAP boundary has been categorized under nine types as shown in Figure 56. The proposed land use indicates that majority of the area will be under institutional land use (47%) followed by slopes and buffers (35.81 %), agriculture (7.08 %), roads (6.78 %), residential (5.92 %), mixed use (5.63 %), industrial (1.3%), commercial (0.8%) and services (0.2 %).

The industrial land use has been proposed in the area where there is a bhukari manufacturing unit currently to accommodate a fuel station of 1000 sq.m minimum. The area falls under private land ownership and the owner can use part of the land to either lease out the land for a fuel station or operate it himself or herself. The remaining part of the land can be used for uses as listed in the DCR. A landscaped buffer/separator has also been proposed to separate the fuel station from the rest of the area.

2.40% 0.97% 25.84.% 0.20% 1.17% Residential 9.54% 7.01% Commercial 6.06% Agriculture Mixed Use Slopes and Buffer 47.00. 47% Institutional Industrial Roads Services

Figure 68: Proposed Land Uses within the LAP Boundary

Page 70 Figure 69: Map showing the Proposed Land Use within the LAP Boundary

Page 71 5.4. Mobility Proposals The network of roads within the LAP area has been proposed as per the topography and to enhance the connectivity within the area. The road network within the LAP and other two Zones has been well integrated so that all the areas are interconnected either by roads or footpaths. The details of the road have already been covered in the structure plan and the detail design of the roads for the LAP should be based on the sections shown in the structure plan. One of the major proposals include the relocation of the existing chukhor in the core town area further up towards the school side to accommodate the secondary road leading to the plots above the shops. Currently, the chukhor has no water and is being used as a dump yard. The area and the length of the proposed mobility networks are as shown below:

Road Existing Proposed Remarks Category Length Area( Length Area (Km) Sq.m) (Km) (Sq.m) Primary 1.4 2.44 0.63 1.78 Only certain portion will be widened. Secondary 1.1 0.84 2.35 5.62 Tertiary 0.6 0.84 Footpath 6.8 2.66

Table 12: Area of Proposed Road Network and Footpath

5.5. Infrastructure Proposals Storm Water Drains About 4.25 km of drains has been proposed within the LAP area as shown in Figure 63. Most of the proposed roads have provisions for storm water drains within the road RoW. Drains from all the areas are interconnected with provisions for the effluent to drain into the Jerichhu.

Street Lighting The LAP area will have adequate street lights to keep the area lit all night for visibility, safety and beautification. Street lights have been proposed along all roads and street lamps will be installed along the footpaths at regular intervals as shown in Figure 64. About 135 street lights and 223 numbers of street lamps have been proposed at an interval of 15 metres and 5 metres respectively in the LAP area.

Page 72 Water Supply Network About 2.55 km of water distribution lines has also been proposed for the LAP boundary as shown in Figure 65. These distribution lines will be connected with the lines coming from the water treatment plan which is proposed to be located above the upper school block.

Electricity Distribution Lines The LAP also has provision for the distribution of 6.55 km of electric lines which will be accommodated within the road RoW as shown in Figure 66.

Page 73 Figure 70: Map showing Proposed Storm Water Drains within the LAP Boundary

Page 74 Figure 71: Map showing Proposed Street Lights and Lamps in the Town

Page 75 Figure 72: Map showing Proposed Water Distribution Lines within the LAP Boundary

Page 76 Figure 73: Map showing Proposed Power Distribution Lines within the LAP Boundary

Page 77 Parking Currently the town has no designated on street or off street parking spaces. The plan proposes to have a total of 52 on street and off street parking spaces for four wheelers as well as two wheelers within the LAP area. Depending on the needs, some of these parking spaces should be prioritized for wheel chairs.

Figure 74: Map showing Proposed Parking Locations within the LAP Boundary

5.6. Plot Reconfiguration The main challenge faced during the preparation of this plan was plotting for those sixteen shopkeepers without thrams as all of them have permanent and semi-permanent establishments on government land. Moreover, all structures are closely built together leaving hardly any room to create standard sized plots. However, plotting has been carried out in such a way that the reconfigured plots based on the current area occupied by these shopkeepers with setbacks where possible. No land has been pooled from these plots.

The pooling percentage has been calculated based on areas of the amenities and services required for the town. Institutional areas, buffer, steep slopes and area occupied by the sixteen kidu appellants have been excluded from the pooling percentage. The detail of the land requirement for the LAP is as shown below:

Page 78 Proposed Infrastructure, Area (Sq.m) Area (Acres) Amenities and Services Primary Road 201.374 0.049 Secondary Road 4823.208 1.191 Tertiary Road 2754.614 0.680 Footpath 1353.376 0.334 Parking 524.422 0.130 Town Hall with Recreational Space 2795.121 0.690 Police Services 500 0.124 Fire Services 500 0.124 Integrated Bus Stop, Farmers’ 386.533 0.095 Market & Public Toilet New Chorten 99.023 0.024 Electric Substation 55.344 0.014 Children’s Park 725.457 0.179 Total area required 14718.472 3.632 Table 13: Proposed Infrastructure, Amenities and Services in the LAP

The pooling percentage calculation is 20% for all the areas within the LAP boundary and has been calculated as shown in Table. Land has been pooled from private land and Government Reserved Forests Land. Institutional land has been excluded from pooling. Of the 65 registered private plots (23.166 acres or 93748.547 sqm) only 51 plots are considered for pooling (14.535 acres or 58822.056 sqm). The rest of the 14 plots are either in future expansion area or under steep slopes and buffer. As the private land owners are contributing 2.907 acres out of 3.632 acres or 11764.411 sqm out of 14718.472 sqm required for the development of infrastructure, services and amenities, the remaining area (0.725 acres or 2954.061 sqm required for development will be from the Government Reserved Forests Land. In addition, as most of the existing kidu plots are too small for building construction, an additional area of 0.167 acre or 675.479 sqm has been added to regularize their plot sizes for development Therefore, the total new kidu plot area has been increased from 0.550 acres to 0.72 acres or from 2237.115 sqm to 2867.237 sqm.

Page 79 Area Detail Area (Sq.m) Area (Acre) Total land to be contributed 11764.411 2.907 for development of infrastructure and services by private land owners (A) Net pooled land from private 58822.056 14.535 plots (51 plots) (B) Pooling percentage 20 20 (A/B)*100 Table 14: Calculation Detail of Land Pooling Percentage for the LAP

Page 80 Figure 75: Map showing plot reconfiguration

Page 81 5.6.1. Plotting details of LAP Area I The LAP Area I has 28 private plots measuring 8.085 acres (before pooling). The detail area calculation is as shown below: Uses Area ( Sq.m ) Area (Acres) Children’s Park 725.457 0.179 Private Plots (after land pooling) 26359.6 6.513 Primary Road 87.862 0.022 Secondary Roads 4389.226 1.084 Tertiary Road 312.557 0.077 Footpath 1151.841 0.284 Parking o o Total 33026.543 8.159 Table 15: Area Details for LAP Area 1

Figure 76: Map showing Details of LAP Area 1

Page 82 5.6.2. Plotting details of LAP Area II The LAP Area II has 17 private plots measuring 3.189 acres. The detail area calculation is as shown below:

Uses Area ( Sq.m ) Area (Acres) Integrated bus stop, farmers’ market and public toilet 386.533 0.096 New location for Chorten 99 0.024 Electric Substation 55 0.014 Primary Road 113.44 0.028 Secondary Road 291.212 0.072 Tertiary Road 1361.79 0.337 Private Plots (after landpooling) 10322.776 2.551 Parking 141.1 0.035 Total 12770.318 3.156 Table 16: Area Details for LAP Area II

Figure 77: Map showing Details of LAP Area II

Page 83 5.6.3. Plotting details of LAP Area III The LAP Area III has 7 plots measuring 3.419 acres. The detail area calculation is as shown below: Uses Area ( Sq.m ) Area (Acres) Police Services 500 0.124 Fire Services 500 0.124 Town Hall and green areas 2795.121 0.691 Private Plots 11067.756 2.735 Secondary Road 142.77 0.035 Tertiary Road 1080.267 0.267 Footpath 58.75 0.015 Parking 383.321 0.095 Total 16527.985 4.084 Table 17: Area Details for LAP Area III

Figure 78: Map showing Details of LAP Area III

Page 84 5.6.4. Plotting Details for Kidu Plots Most of the existing occupied area by the 16 kidu appellants is considerably smaller than standard sized plots. As far as possible, plotting for the appellants have been carried out to give them bigger plots where they can construct a standard size building. There are 16 kidu plots with a total plot area of 0.65 acres. The three plots near the junction towards the lower school block are very small in size and have permanent structures that are closely built together leaving hardly any room to create standard sized plots. Therefore, during the second public consultation meeting, two proposals were put forth to the kidu appellants who owned the structures on these plots. The first option was to demolish all structures and create standard sized plot and the second option was to consolidate all three plots and give joint ownership. However, both proposals were not accepted by the kidu appellants and the project team was asked to redo the plotting. Accordingly, re-plotting was done and the plots being proposed to be allocated to the three kidu appellants are bigger than the existing occupied area. One of the plots above the highway was relocated further up from the existing location because the structure built on the kidu plot was being used as store and not for commercial purpose. The relocation was accepted during the consultation meeting in Khaling. The area occupied currently by the kidu appellants and plotted area to be allocated to them are as shown below:

Sl. Name of the Kidu Plot area as Plot area as Reconfigured plot Reconfigured plot area No Appellant occupied (Sq.m) occupied (Acres area (Sq.m) (Acres) ) 1 Khitu 253.297 0.062 228.221 0.056 2 Wangmo 47.643 0.012 228.221 0.056 3 Gajay Lhendup 169.724 0.042 187.322 0.046 4 Pema Lhaden 159.365 0.039 159.353 0.039 5 Tandin 256.754 0.063 258.709 0.069 6 Norbu Tshering 152.065 0.037 152.061 0.037 7 Lobzang 221.748 0.055 221.111 0.055 8 Pelzom 91.847 0.023 152.271 0.038 9 Sonam Tshomo 41.097 0.010 152.271 0.038 10 Kinzang Tshering 98.248 0.024 152.271 0.038 11 Karma Choden 113.790 0.028 238.232 0.059 12 Tendrel 146.311 0.036 144.88 0.036 13 Pema Choden 82.869 0.020 129.691 0.032 14 Kinzang Dorji 54.952 0.014 120.339 0.030 15 Kunzang Chimi 146.418 0.036 184.987 0.046 16 Dorji Dema 200.988 0.050 202.654 0.050

Table 18: Existing and Reconfigured Plot Area of the Kidu Appellant

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Figure 65: Map showing New Kidu Plots

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6. DEVEL OP M ENT CONTR OL R EGUL A TION

The Development Control Regulation (DCR) is mandatory as they are required to manage the extent and nature of growth. The regulations prescribed here shall be read in conjunction with the provisions under but not limited to the following documents:

 Land Act of Bhutan (2007).  Bhutan Building Regulation (BBR), 2018.  Spatial Planning Standards (2017).  Bhutanese Architectural Guidelines (2015).  Building Code of Bhutan (2018).  Guidelines on Road Classification System and Delineation of Construction and Maintenance Responsibilities (2009).  Road Rules and Regulations of the Kingdom of Bhutan (2016).  Directive’s on Incentives for Management of Protected Zones within Thromde Boundary (2016).  Land Pooling and Readjustment Regulations (2018).  Guidelines for Planning and Development of Human Settlements in Urban and Rural Areas of Bhutan to minimise Environmental Impacts.  Building Colour Code of Bhutan (2014).  Guidelines for Differently -Abled Friendly Construction.

The general guidelines that will be applicable to all precincts within the Structure Plan are as specified below:

 All floor height including that of split level construction shall be measured from the ground level.  All farmlands within Zone 1 and Zone 3 areas will be preserved as farmlands until the Plan is revised and the land uses under these zones change.

Page 87  No construction shall be allowed under areas falling above 50% slope and within the stream buffer. However, the area may be used for activities like farming, gardening and green house.  Construction on slopes falling between 30-50% will limited to only one floor. Any slope modification shall be allowed only after due consideration of the soil stability and drainage conditions.  Building colour for all new constructions, renovation and reconstruction should comply with the Building Colour Code of Trashigang Dzongkhag. Bright building colours are not permitted.  Minimum plot size before land pooling is 13 decimal (526.087 Sq.m) and for new development, the minimum plot size will be 10.4 decimal (420.992 Sq.m).  The maximum number of floors (which includes basement) shall be as specified under each precinct.  All religious structures shall be preserved and a buffer of at least 3 metres shall be maintained around the religious structures to protect the sanctity of the place where possible.  Constructions that are required to be carried out prior to the construction of the community septic tank as proposed in the plan shall have 5 meters setback on the rear side. For those constructions that are carried out after the community septic tank is constructed and connected to all households, setback required on the rear side will be only 3 meters for G+2 structures and 2 meters for G+1 and less as per the provisions in the BBR, 2018.  Parking requirements shall be as per the BBR, 2018.

The permissible uses, special conditions and restrictions for each precinct are as indicated below:

Page 88 i) Environmental Conservation Precinct ( E-1)

Designated Uses Permissible Specification Special Conditions and Precinct Restrictions Environmental Activities related to Minimum plot size: 25 No construction shall be Conservation environmental decimal (1012 Sq.m) allowed on slopes above 50%. Precinct (E-1) enhancement, protection and Maximum permissible floor: Construction on slopes more permitted/ undertaken 1 than 30% shall be carried out by or on behalf of as per the clause 144 of the environmental Maximum ground coverage: BBR 2018 which states that agency. 20%. “In the areas of slope of land exceeding 30% gradient the Existing structures Setback : 2 meters (three designer shall submit may be retained and sides) and 5 meters (rear side). comprehensive design report new and shall be accountable for development/extensio it.” ns should be carried out as per the No construction shall be provisions set out in permitted within the stream the BBR 2018. buffer area.

Footpaths and cycle Natural landscape features of tracks, footbridges, the rivers which includes the vegetable and flower natural course of the water gardens, nurseries, feature, banks, edges, soil, landscape elements like vegetation, rocky outcrops, lamp posts, benches, boulders and any feature or gazebos, children’s play element which is part of the equipments and litter ecosystem or which is bins shall be permitted considered to be of scenic only within 15 metres of value should not be damaged the edge of the streams. or disturbed from its natural state of being.

Dumping of solid wastes, sewage disposal, washing of vehicles or any action considered as polluting shall not be permitted.

Page 89 ii) Agricultural Environment Precinct (E-3) Designated Uses Permissible Specifications Special Conditions and Precinct Restrictions Agricultural Farming, plantations, N/A No construction activities shall Environment green house. be allowed. Precinct (E-3)

iii) Agriculture Based Environment (E-4) Designated Uses Permissible Specification Special Conditions and Restrictions Precinct

Agriculture Cultivation of crops, Minimum plot size: 25 decimal Industrial, large scale Based horticulture, floriculture, (1012 Sq.m). commercial, bars, Environment plantations, green houses discotheques or any noise Maximum permissible floor: Precinct (E-4) and nurseries generating uses, shopping G+1 malls and hotels shall not be Residential and home Maximum ground coverage: permitted. stay facilities shall be 20% allowed provided not

more than 20% of the Setback: 2 meters (three sides) site shall be used for and 5 meters (rear side). such activities.

iv) Urban Core Precinct (UC) For all new constructions along the highway, zero setback will be kept in front as the proposed footpath will start from the building plinth.

Designated Uses Permissible Specifications Special Conditions and Precinct Restrictions Urban Core Commercial, residential, Maximum permissible floor: Industrial uses and fuel stations (UC) mixed uses, hotels, , G+2. shall not be permitted. restaurants, offices, Maximum ground coverage: public services, 60% kindergarten, Setbacks: 3 meters (three community greens, sides) and 5 meters (rear side). playgrounds, cinema halls, pool and billiard

Page 90 halls, lodging and For those existing plots which boarding house, tourism are less than 10 decimal , the and recreation based coverage , height and set back facilities, auditorium, art shall be as below: galleries, exhibition hall, Plots less than 5 decimal: bars, discotheques are Maximum coverage: full permitted. coverage Maximum permissible floor:G+1 Setback: 2 meters (three sides) and 5 meters (rear side) Plots more than 5 decimal: Maximum coverage: 60% Maximum permissible floor:G+2 Setback: 3 meters (three sides) and 5 meters (rear side) v) Urban Village Precinct (UV-1) Medium density residential will be allowed in the UV-1 Precinct.

Designated Uses Permissible Specifications Special Conditions and Precinct Restrictions

Urban Village Medium density Maximum permissible floor : Industrial uses , retail outlets, (UV) -1 residential, convenience G+2 bars, discotheques or any noise store, guest houses, generating uses, shopping Maximum ground coverage: offices, farm houses, malls, warehouse, recreational 50% community greens, centers, and hotels shall not be

kindergarten. Setback: 3 meters (three sides) permitted. and 5 meters (rear side)

vi) Urban Village Precinct (UV-2) Low density residential will be allowed in the UV-2 Precinct.

Designated Uses Permissible Specifications Special Conditions and Precinct Restrictions

Urban Village Low density residential, Maximum permissible floor: Industrial , retail outlets, bars, convenience store, guest discotheques or any noise

Page 91 (UV) -2 houses, community G+2 generating uses, shopping greens, offices, farm malls, warehouse, recreational Maximum ground coverage: houses, kindergarten centers, and hotels shall not be 45% permitted. Setback: 3 meters ( three sides) and 5meters (rear side)

vii) Institutional Precinct (I)

Designated Uses Permissible Specifications Special Conditions and Precinct Restrictions

Institutional Offices, social and Maximum permissible floor: Industrial uses, bars, welfare institutions, G+2 discotheques or any noise religious Institutions, generating uses, shopping Maximum ground coverage: places of worship, malls, and hotels shall not be 45% library, community hall, permitted. function hall, post office, Setback: 3meters (three sides ) Any master plans for the police station, health and and 5 meters (rear side). institutions should comply with education facilities, the land uses and DCR crèches, old age homes, proposed in the Structure Plan. fire stations, town hall. The master plan should show Residential and other the road access, drainage, water uses incidental to the supply, sewerage network etc. main use, provided not as specified in the BBR 2018. more than 10% of the site shall be used for such activities.

viii) Traditional Village Precinct (TV) Designated Uses Permissible Specifications Special Conditions and Precinct Restrictions Traditional Low density residential, For new construction: Industrial uses, commercial Village (TV) convenience store, guest Maximum permissible floor: uses, retail outlets, bars, houses, community G+1. discotheques or any noise greens, farm houses, Maximum ground coverage: generating uses, shopping malls, agriculture. 45 %. warehouse, recreational centres, Setback: 2 meters (three and hotels shall not be

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sides) and 5 meters (rear permitted. side). For existing traditional houses: If a house owner desires to reconstruct his/her house on the same plinth in traditional style using traditional construction materials, the following shall be allowed: Maximum permissible floor : G+1 Setback & Coverage: As per the existing plinth.

viii) Services Precinct (S)

Designated Uses Permissible Specifications Special Conditions and Precinct Restrictions

Service Public utilities, Maximum permissible floor : 1 Residential, shopping Precinct sewerage treatment complexes, industrial, and Maximum ground coverage: 40%. plants, Intermediate recreational uses shall not be

waste collection, Setback : 2 meters ( three sides ) and 5 permitted. farmers’ market, bus meters (rear side) .

stops, public toilet.

ix) Open Space and Recreational Precinct (OS) Designated Uses Permissible Specifications Special Conditions and Precinct Restrictions

Open Space and Parks, public open spaces, Maximum permissible Residential, industrial, Recreational designated walking trails, picnic floor: 1 and commercial shall not Precinct spots including viewing galleries, be permitted. Maximum ground decks, small vendors, public toilets coverage: 40%. and incidental activities. Setback: 2 meters (three sides) and 5 meters (rear side).

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x) Future Expansion Area Designated Uses Permissible Specifications Special Conditions and Precinct Restrictions

Future Expansion Existing uses, Maximum permissible floor : G+2 Retail outlets, bars, Area residential, discotheques, shopping Maximum ground coverage : 45%. farming, farm malls, recreational

houses, truck Setback :3 meters (three sides) and 5 centers and hotels shall parking, meters (rear side) . not be permitted. workshops.

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7. INVESTMENT PLAN

An estimate for some of the components of the proposals has been prepared. Due to the lack of detailed drawings and specifications, detailed estimates could not be prepared. The estimates are based on the rates used in the investment plans that have been prepared for other towns like Nganglam and Kanglung. For some items, Bhutan Schedule of Rates 2017 has been used with 13% cost index for Khaling and 10% cost escalation.

The breakdown of the cost for some of the proposed activities are as shown below:

ROAD INFRASTRUCTURE

Propose Estimated Sl d Estimated Total Cost No Component Quantity Unit Cost (Nu) Remarks 1 Widening of Roads a Primary Road 630.00 M 6,875.00 4,331,250.00 The cost of tactile paving is not included for any of the roads as it will depend on the detail b Secondary Road 1,885.00 M 6,875.00 12,959,375.00 design. Construction of New 2 Roads Secondary and Tertiary a Roads 4,020.00 M 15,180.00 61,023,600.00 3 Footpaths a On street Footpath 5,075.00 M 2,970.00 15,072,750.00 Footpath on steep slopes (with stone steps and b railings) 500.00 M 1,210,000.00 c Offstreet Footpath 2,643.00 M 370,000.00 Wooden railing including excavation and painting (upper end of Jerichhu, along the edge of the settlements near the blind h school) 1,136,000.00 105,713,272.5 Adding 10% TOTAL 0 cost escalation

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STORM WATER DRAINS Propose Estimated Sl d Estimated Total Cost No Component Quantity Unit Cost/Metre (Nu) Remarks 1 Storm water drains 4,500.00 M 5,940.00 26,730,000.00 The number of outfall structures is just an indictive number 3 Outfall structures 5.00 Nos 29,700.00 148,500.00 which can be finalized only during the design phase Adding 10% TOTAL 29,566,350.00 cost escalation

WATER SUPPLY Propose Estimated Sl d Estimated Total Cost No Component Quantity Unit Cost (Nu) Remarks Intake , collection tank, gabion wall and barbed wire fencing at the source 1 (Jerichhu) 1.00 Each 1,336,144.00 1,336,144.00 Raw water mains (100mm 2 dia DI pipe) 4,535.00 M 10,397,804.00 RCC main reservoir with DI 3 pipes and fittings 1.00 Cu.m 1,250,875.00 1,250,875.00 GI Pipes ( 80 mm and 100 4 mm dia) 2,052.00 M 3,136,837.00 ML 22,984,483.0 5 Water Treatment Plant 1.00 D 0 22,984,483.00 Adding 10 % TOTAL 43,016,757.30 cost escalation

SEWERAGE TREATMENT PLANT Propose Estimated Sl d Estimated Total Cost No Component Quantity Unit Cost (Nu) Remarks Sewerage Treatment Plant in 1 Dawzor 1.00 7,095,000.00 Sewer Trunk Line (110mm 2 dia HDPE pipe) 4,500.00 11,550.00 51,975,000.00 Adding 10 % TOTAL 64,977,000.00 cost escalation

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OPEN AND RECREATIONAL AREAS Propose Estimated Sl d Estimated Total Cost No Component Quantity Unit Cost (Nu) Remarks 1 Landscaping 500.00 M 2,164.00 1,082,000.00 2 Wooden Footbridge 2.00 Each 5,00,000 1,000,000.00 3 Open Gym 200.00 Sq.m 800,000.00 4 Play Equipments 2.00 Units 880,000.00 5 Seating Areas 50.00 Sq.m 8,250.00 412,500.00 Adding 10% TOTAL 4,591,950.00 cost escalation

STREET LIGHTING Propose Estimated Sl d Estimated Total Cost No Component Quantity Unit Cost (Nu) Remarks The length includes street lights and lamps along all roads 1 Street Lighting 12.00 Km 1,898,215.00 22,778,580.00 and footpaths. 2 Electric Distribution Network 12.00 Km 2,200,000.00 26,400,000.00 3 Substation 2,200,000.00 2,200,000.00 Adding 10% TOTAL 56,516,438.00 cost escalation

OTHER SERVICES AND AMENITIES Propose Sl d Estimated Estimated Total No Component Quantity Unit Cost Cost (Nu) Remarks

Small structure with CGI 1 Farmer's Market (Shed) 1.00 Each 13,000,00.00 Roofing Approximte 12 sq.m area for each bus stop (For 10 to 12 2 Bus Stops 2.00 Each 250,000.00 500,000.00 people) Adding 10% TOTAL 1,980,000.00 cost escalation Total Estimated Cost 306,361,767.80 Note: The estimate has been prepared based on the investment plan for Kanglung and Nganglam (2016) with additional 10 % contingency and 20% cost escalation since 2016. The cost does not include construction of new chorten, tactile flooring for the disabled, Public Toilet,Town hall, firefighting facilities , fire hydrants and police services. Some of the items are based on BSR 2017 with 13 % cost index for Khaling and 10% cost escalation.

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8. ANNEXURE

Agenda: Public Consultation Meeting for the proposed Khaling Town Planning

Date: 13/10/2015

Venue: Gewog Community Hall, Khaling

A public consultation meeting was held on 13th October, 2015 with the landowners of Khaling town and nearby villages of Rashung, Dawzor and Monangkholo to discuss and finalize the Khaling town planning boundary. The meeting was chaired by the Dzongdag and the following members were present during the meeting:

1. Dungpa, Wamrong Dungkhag 2. Chief Dzongkhag Education Officer. 3. Dy. Chief Dzongkhag Health Officer. 4. Dzongkhag Engineer 5. Dzongkhag Architect. 6. Dzongkhag Land Record Officer. 7. Dzongkhag Surveyor. 8. Principal, JSHSS. 9. Incharge, Khaling Handloom Center 10. Gup 11. Mangmi 12. Gewog Administrative officer 13. Gaydrung 14. Tshogpas of Dawzor, Monangkholo & Barshong. 15. Landowners of Khaling town, Rashung & Dawzor villages.

Dasho Dzongdag welcomed all the participants and thanked them for making it to the meeting. He briefed the participants about the Royal Command conveyed to the Dzongkhag from the HRH, The Gyaltshab about the submission of the proposal for Khaling town planning.

Dasho Dzongdag also informed the public that the people of Khaling should be happy and

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feel lucky to have their existing town with extended boundary and properly planned under the Royal Command. Further, he added that once the town has been planned, they will benefit with better facilities in terms of water supply, sewerage and waste management, street lighting and increase the value of their land which falls under the town plan. It will also enhance the economy of the local people.

The following issues were discussed and decided during the meeting:

Background

1. Khaling Gewog has a total area of 154.5 sq.km. It shares the boundary with Kanglung, Merak, Thrimzhing, Lumang and Udzorong gewogs. 2. The gewog is composed of 19 major villages and has 508 households with total population of 2715. 3. It has six chiwogs namely Khaling, Kholdung-Gomchu, Barshong, Jeri-Lemi, Brekha-Meringzor and Bayphu. 4. The existing town which is now proposed for the town planning with the extended boundary is located 54 km to south of Trashigang town on the Trashigang- Samdrup Jongkhar National Highway. Town Boundary Demarcation

1. The landowners were asked to raise their opinions about the town planning and should decide whether or not they can accept the proposal for the town planning. The landowners present during the meeting unanimously accepted the proposal for the town planning of Khaling Town. 2. The floor discussed about the town boundary and unanimously accepted that the town boundary shall include the entire area of Khaling town, Rashung village to the north, some parts of Monangkholo chiwog starting from Handloom Center to the east, entire Dawzor village to the south and old BHU to the west. Why Khaling need Urban Development Plan (Strength)

1. The existing of commercial centers, important government institutions, private and corporate offices emphasize for the need of proper Urban Development Plan in Khaling. 2. The existing Khaling town has favorable climatic condition. It has adequate land for town expansion with favorable topographical terrain.

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3. Numerous historic sites (viz. Dangling Tsho, Aum Jomo Sethab (traditional oven), important lhakhangs etc and rich natural vegetation for tourist attraction. 4. The sacred lake that people revere as the abode of guardian deity Meme Dangling is shrinking and becoming smaller by the year, worrying the people who believe Meme Dangling may be leaving for someplace else for good. People seek blessing from Dangling Tsho and the deity grants them healthy livestock and bountiful harvest. The lake will have to be reclaimed and protected by fencing the surroundings of the lake and connect the lake by constructing walking trail from Khaling. It should be opened for tourist for day hike enjoying the beautiful serene environment and benefit the community in income generation. The national weaving center (Handloom) in Khaling will provide weaving trainings to the local women to enhance the local economy by attracting more number of tourists in Eastern Bhutan. 5. With the completion of road widening works between Trashigang to Samdrup Jongkhar, more travelers will be passing through Khaling frequently and Khaling town will become a lunch point for the travelers as well as for the tourists. Thus, there is a good scope for business in the near future for the people of Khaling. More restaurants with good food and lodging facilities should come up to cater to better customer services for the travelers. 6. The unique and rare species of fishes present at Jeri Lemi chhu need to be preserved and convert it into sightseeing of fishes for the visiting tourist. This will benefit the local community in generating employment and income. 7. The ruins of the old dzongs located near Lemi and cremation ground need to be preserved and collect the past history about those ruins from the older people of the nearby community. These ancient ruins need to be kept as important heritage sites for the tourist and promote the tourism sector in the eastern Bhutan. 8. The ancient iron ore site at Barshong needs to be preserved. The Barshong Lhakhang will enhance tourism once the eastern airport at Yonphula reopens.

Challenges: Inadequate human resources and technical expertise in the local government to prepare the Urban Development Plan for Khaling.

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ANNEXURE II: MINUTES OF MEETING

Agenda : Presentation on Concept Plan for Khaling Town

Date : October 25, 2016.

Venue : Conference Hall, Ministry of Works and Human Settlement.

The presentation was made by the Regional and Rural Planning Division, Department of Human Settlement (DHS) to give an update on the progress of the project and to present the concept plan to the officials from Trashigang Dzongkhag. The following officials attended the meeting:

1) Dasho Chekey Gyeltshen, Dzongdag, Trashigang Dzongkhag. 2) Mr. Karma Sonam, Director, Department of Human Settlement. 3) Mr. Meghraj Adhikari, Urban Specialist, DHS. 4) Mr. Ugyen M Tenzin, RRPD, DHS. 5) Ms. Pema Dechen, Municipal Engineer, Trashigang Dzongkhag. 6) Ms. Bhawana Chhetri, Dy. Chief Urban Planner, RRPD, DHS. 7) Ms. Tshering Denka, Urban Planner, UPDD, DHS. 8) Mr. Kinzang Dorji, Urban Planner, RRPD, DHS. 9) Mr. Gyembo Dorji, Urban Planner, UPDD, DHS. 10) Ms. Tshering Peldon, Urban Planner, RRPD, DHS.

The presentation covered the following points:

• Background of the project. • Analytical studies • Proposed Structure Plan • Proposed Local Area Plan (LAP)

The major focus of the plan would be to promote a disabled friendly facilities and to preserve the existing farmlands around the town in villages such as Dawzor and Rashung. As such, based on the population projections and future area requirements, it is observed that the proposed LAP area of 90 acres would be enough to provide necessary public amenities, public spaces and housing requirements for the next twenty years. Therefore, Dawzor and Rashung have been excluded from the LAP boundary for now. If necessary due to increase in population

Page 101 or growth of the town, then the possibility of expansion in to the surrounding farmlands or other areas could be explored. The current proposal looks to promote development within the existing town area or the adjacent areas where there are viable signs of development pressure.

The following observations and comments were noted during the meeting:

1) It is necessary to segregate the population into i) business/shopkeepers and their families, ii) farmers and iii) others (school, government & corporate employees). It is also important to know the number of business people and their families, especially if plots are to be alloted as a part of town planning and development.

2) Concerns were raised on whether the proposal would be able to accommodate the standard highway RoW and if widening, if required, would affect the existing structures in the town. It was explained that efforts are made to protect the existing structures but even so, a few of them would be affected in order to promote convenient infrastructure facilities, especially gearing towards disabled-friendliness.

3) A major issue to be agreed upon is whether the standard highway RoW is to be maintained or it could be compromised a little within the town area. In this regards the planning team was asked to prepare alternatives options to presenting different scenarios and their implications.

4) Then planning team was also instructed to study the possibility of the highway by- passing the town altogether with the view of protecting the existing structures there. It was discussed that all possible options should be presented to the public so that a well informed decision can be arrived at.

5) The Dzongkhag team highlighted a concern on the location of the proposed Sewerage Treatment Plant in Dawzor, stating that there is a Lhakhang nearby. It was discussed that there were some technical requirements for the location of infrastructure services such as the STP and the landfill site. The current proposal was only an indicative location based on the topographic survey. In terms for technology too, there were different options to choose from. Since Trashigang town has already has an ecoline compact sewerage plant, it will be quite easy to adopt something similar as everyone is already aware of its functionality. The actual location and the technology, which must be acceptable to all stakeholders, would be deliberated and decided upon through consultative meetings.

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6) The planning team also requested the Dzongkhag for details on the number of plots that may is necessary, especially if plots are to be allotted. This will also help to determine the land mobilization technique to be adopted. In this regards, it was agreed that the Dzongkhag and the Gewog would prepare a profile of the town residents and the status of their residency and plot ownership or occupancy and that this information would be ready latest by the second week of November 2016.

7) It was decided that the planning team would visit Trashigang and Khaling for presentation of the draft plan between the second and third weeks of November, 2016.

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ANNEXURE III: MINUTES OF MEETING

Second Public Consultative Meeting on Local Area Plan for Khaling Town

Date: January 31, 2017.

Venue: Gewog Meeting Hall, Khaling

The Public Consultative Meeting was chaired by Dasho Dzongdag and the team from the Ministry,Dzongkhag , relevant stack holders and public were present for the meeting.

1. Dasho Chekey Gyeltshen, Dzongdag 2. Dasho Karma Tenzin, M.P, Khaling-Lumang Constituency 3. Mr. Meghraj Adhigari, Urban Sepcialist, Thimphu 4. Ms. Bhawana Chhetri, Dy. Chief Urban Planner, Thimphu 5. Mr. Tshewang Dorji, Sr. District Health Officer 6. Ms. Pema Dechen, Dy. Chief Engineer 7. Mr. Sonam Tenzin, Dungkhag Engineer 8. Mr. Dawa Singye, Urban Planner 9. Mr. Lakjay, Dzongkhag Engineer 10. Mr. Gyembo, Land Record Officer 11. Mr. Sherab Singye, Electrical Engineer 12. Mr. Sonam Rinchen, Representative of Principal, Central School 13. Gup, Khaling Gewog.

The general public and all other stakeholders were presented with the proposed Structure plan and Local Area Plans (LAP). The proposed developments were divided into three parts; Local Area Plan -I, Local Area Plan-II & Local Area Plan-III.

The Local Area Plan-II was taken up for detail planning and plans were prepared based on the recommendation of earlier consultation meetings. The urban planner from the Municipality of Trashigang proposed minimum plot size of 5.5 decimal, but mentioned that in the core town area it is difficult to achieve the plot size as the area is already built up. The objective of proposing a minimum plot size of 5.5. decimal is to ensure that the construction activities are functional with adequate internal space and aesthetically acceptable building façade.

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Dasho Dzongdag also briefed the floor on the resolution of the 60th National Assembly with regards to kidu land. It was explained that as pr the resolution one family will qualify for only one plot.

The detail discussion of the LAP-II was carried out and the 16 kidu plots were discussed one by one specifying the location and size of the proposed plots.

LAP-I was further explained as below:

Issue/observation Discussion Decision Remarks

Relocation of Chokhor Chokhor is in a dilapidated Chokhor to be relocated in a Accepted by condition. new place (next to Karma all No water to rotate the Chokhor. Tenzin's house) with Poorly maintained. a Chorten. Chokhor will not be relevant any more as maintenance of water channel is not easy.

Relocation of two kidu 1. Wangmo's current plot is only 1. The new allocated plot is 1. Accepted by applicants' plot: 47.644 sq.m. This being too 153.754 sq.m and is located near all 1. Wangmo small, some additional area is to Sonam Choden's plot (house). be added to her current plot area and has to be relocated.

2. Karma Choden 2. Although there are four kidu 2. Karma Chodens's plot is applicants in the same location relocated next to Karma Tenzin's 2. Accepted by till 31st Jan 2017, Karma house and adjacent to the all Choden has been using her proposed new chorten. Her plot structure as a store and not as a area has been increased from shop even though it is along the 113.789 sq.m to 238.161 sq.m. national high way.

Two kidu applicants These two plots are bounded by Urban Planners agreed to look In view of the Kinzang Dorji (54.951 the national highway in the for possibilities of increasing the space sq.m) and Pema front and by buildings on either plot area if possible. constraint it is Choden (82.869 sq.m) side.Although there is some not possible to have plots size too room for expansion along one enhance the small for building side (facing the road connecting plot sizes.

Page 105 construction. to NID), however expansion on this side would disorient the street line. As such, the scope for expansion is restricted. Therefore, as a solution to it, joint building ownership was recommended. However, the building owners were not very keen on having joint ownership and appealed for larger individual plots.

Structures to be The details of the road layout No disagreements were made by No demolished for road and structures to be demolished the people representative expansion. were discussed with photographs from Dorji with the structures. Dema. Only few extended Rest all buildings and agreed. temporary structures had to be removed for road expansion.

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ANNEXURE IV: Minutes of Meeting Date: March 29, 2017 Venue: Director's office, Department of Human Settlement

Officials Present:

1. Director, Department of Human Settlement 2. Urban Specialist, (Mr. Meghraj Adhikari ) 3. Chief Urban Planner, Rural and Regional Planning Division 4. Chief Urban Planner, Urban Planning and Development Division 5. Chief Urban Planner, Compliance and Development Review Division 6. Chief Urban Planner, Survey and GIS Division 7. Deputy Chief Urban Planner, Rural and Regional Planning Division (Ms. Bhawana Chhetri) 8. Urban Planner, Urban Planning and Development Division ( Kinzang Deki) 9. Urban Planner, Trashigang Dzongkhag

Sl. Agenda Decision Remarks No. 1 Automobile The two proposed automobile workshops are to be workshop removed for the time being for two main reasons - traffic (heavy) is channeled through a predominantly residential area and the need for such a workshop has not been established with certainty. If there is a need it could be proposed in the area next to the bridge where there already exists a Bukhari workshop and where the fuel station is proposed. This proposal consolidates the similar land uses. Need for light industries such as furniture units were also raised during the meeting. It was discussed that such uses, if found necessary, could be permitted in the plots abutting the highway and located opposite to the proposed Fuel Station.

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2 No land As Khaling is a small town and has low population Land pooling pooling in the need for plotting Chhu Phaka area seems to be and plotting shall Chhu Phaka less. Therefore, no land pooling will be done in the be done in future area for now area. However an access road will be proposed. when there is demand for development . 3 Chhu Phaka As the proposed truck parking is observed to be The location of road not advisable, the road width can be reduced and the new road made same as in other residential areas. The cul- network will be de-sac cum roundabout proposed at the end of the such that it will road could also be changed to a hammer head, to act as a buffer to be used as car parking in that locality. separate the A new path for the road is decided, which will be automobile work passing through the edge of the plot boundary as shop from the there will be no land pooling done in the area. other adjacent residential plots. 4 Kindergarten The proposed location of the kindergarten was It was discussed asked to be re-considered as it was next to the Fuel that rather than Station and the two uses are not compatible. specifying the exact location, an alternate way to address this issue would be permit kindergarten in the residential areas, provided the plot has the minimum area required for such a use. This is to be mentioned in the DCR.

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5 Three Kidu To help increase the area for the three kidu These options Plots applicants at the junction of highway and the road are to be to the Central School Campus B the following properly drafted options were discussed: on map and to be 1. To remove the process the side access road, presented in the rationalize the plot boundaries and check next public the possibility of increasing the plot areas. consultation 2. To demolish all the three structures and re- meeting. plot the entire area to create three plots of equal sizes. . 3. Respect the existing sizes of buildings and provide plot sizes as occupied as today. 4. Relocate one of the plots to a feasible area.

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ANNEXURE V: MINUTES OF MEETING

Agenda : Presentation on Final Draft Development Plan of Khaling Town

Venue : Conference Hall No 1, MoWHS

Date : May 29, 2017

The meeting was chaired by Hon’ble Secretary, MoWHS and the participants included the following officials:

1. Mr. Karma Sonam, Director, DHS, MoWHS. 2. Mr. Tenzin, Director, DES, MoWHS. 3. Mr. Meghraj Adhikari, Urban Specialist, DHS, MoWHS. 4. Mr. Ugyen M Tenzin, Chief Urban Planner, RRPD, DHS, MoWHS. 5. Mr. Tshewang Dorji, Executive Engineer, DoR, MoWHS. 6. Ms. Bhawana Chhetri, Dy. Chief Urban Planner, RRPD, DHS, MoWHS. 7. Mr. Jigme Namgyal , Urban Planner, C&DRD, DHS, MoWHS. 8. Ms. Yangchen Lhamo, Urban Planner, RRPD, DHS, MoWHS. 9. Mr. Dawa Singye, Urban Planner, Trashigang Dzongkhag Administration. 10. Ms. Tshering Peldon, Urban Planner, RRPD, DHS, MoWHS. 11. Ms. Thinlay Paday, Urban Planner, UPDD, DHS, MoWHS. 12. Ms. Deki Wangmo, Urban Planner, RRPD, DHS, MoWHS.

The following observations/issues/discussions were noted during the meeting:

1. Presentation of the Plan

The planning team from the Department of Human Settlement and the Trashigang Dzongkhag Administration presented the Structure Plan as well the Local Area Plan (LAP). The following details of the Plan were presented to the floor:

1) Outcomes of the first and the second public consultation meetings held in Khaling . 2) Proposed widening of the existing roads and construction of new roads to connect Dawzor, Rashung, the settlement immediately above and below the existing core town and the area below the bridge where there is no road connectivity at the moment. 3) Conceptual Infrastructure Plan for storm water, power supply and sewerage. The proposals included laying of utilities like storm water drains, sewerage pipes, electric

Page 110

lines and telecommunication cables within the road right of way. The Plan also proposed to have a common septic tank for all new constructions instead of a plot level septic tank. 4) Proposals for amenities and services like fuel station, bus stops at two locations, market shed, town hall, fire and police stations, parks and kindergarten were also presented. 5) The details of the plotting for the 16 shopkeepers who are currently residing on government land and have applied for land kidu were also presented. The planning team informed the floor that due to the presence of existing structures on the kidu land, the team had proposed to allocate a combined plot to three of the shopkeepers. However, the proposal was not accepted by them and the planning team was asked to redo the plotting during the second public consultation meeting. Therefore, three options for the area were presented to the floor.

2. Discussions

1) Dasho Secretary instructed the Department to include the Khaling Goenpa area within the planning boundary. The current structure plan boundary covers 243.60 acres but does not include the Goenpa area. It was excluded from the planning boundary because it is quite far away from the town. However, Dasho informed the floor that it is an important part of the town and the monks and other residents living in the area would depend on the town. Dasho suggested that even if the area could not be included within the planning boundary, broad development control regulations and widening of the existing road to the Goenpa should be included in the plan proposals. 2) Dasho also raised an issue regarding the huge chunk of land that is currently being occupied by the Bhutan Power Corporation Ltd. The BPCL has occupied a huge area but is underutilized with few structures scattered around. Therefore, Dasho suggested that the Dzongkhag should write to the agency asking them about their plans for the area. 3) The Director, DES suggested that before finalizing the infrastructure plans for the town, it would be a good idea for the planning team to discuss the details of the proposals for the common septic tank and storm water drains with the DES. Since the DES would be required to do the detailed drawings of the proposals at a later

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stage, it was discussed that the two Departments could sit together and discuss the details including the feasibility of the proposals. 4) With regards to the kidu land, it was discussed that as far as possible the team would try to allocate separate plots to all kidu appellants. However, if it means compromising on other amenities/infrastructure, then the plot owners will have to accept the proposals put forth to them since the land does not belong to them. 5) It was also discussed that an Investment Plan be prepared for the town to prioritize the activities and also to get an approximate cost of for the construction of the proposed infrastructure and amenities.

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ANNEXURE VI: LAND POOLING DETAILS

Table 1: Calculation of land pooling percentage for LAP 1

Area Details for LAP-1 of Khaling Development Plan Sq.m acre Total Area for LAP-1 (as per proposed Boundary) 482402.733 119.204 Total Registered Land 1 (Institutions and corporations) 240614.190 59.457 Total private 2 registered land (65 plots) 93748.547 23.166 3 Existing Kidu land area 2237.115 0.550 4 Existing Road 13190.968 3.259 Steep slopes 45428.421 11.226 Buffer and slope above 5 45% in state land 65458.554 16.175 6 Left over State land 21724.938 5.368 Total Area 482402.733 119.201 Area Calculation for LAP-1 of Khaling Development Plan Remarks Area Area Project Area (sq.m) (acre)

Primary Road 201.374 0.049

Secondary Road 4823.208 1.191 Road Network Tertiary Road 2754.614 0.680 Pedistrain footpath 1353.376 0.334 Parking 524.422 0.130

Total area required for road network 9656.994 2.384 Town hall & Sports Recreational complex and Space 2795.121 0.690 Townhall Institution Proposal Police Station 500.000 0.124 Fire Station 500.000 0.124 Total area required for infrastructure 3795.121 0.937 Integrated Bus Stop, Farmers Market & Public Toilet 386.533 0.095 Aminities and Religious (New

Services chorten) 99.023 0.024 Electric Substation 55.344 0.014 Recreational Space 725.457 0.179 Total area required for services 1266.357 0.312 1. Total Area required for infrastructure and services 14718.472 3.632

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Land pooling calculation for LAP-1 Area detail Area (sq.m) Area (acre)

Net poolable private land 58822.056 14.535

NOTE

Out of 65 registered private plots (23.166 acers or 93748.547 sqm) only 51 plots are considered for development 1 (14.535 acers or 58822.056 sqm). Rest of the 14 plots are either in future expansion area or steep slops that are considered in E3 precinct.

Total land contributed by private land owner for the development of infrastructures and services 2 = 2.907 acres or 11764.411 sqm of the 51 plots ( 14.535 acers or 58822.056 sqm)

As the private land owners are contributing 2.907 acres out of 3.632 acres or 11764.411 sqm out of 14718.472 sqm required for the development of infrastructure, the left over area required for development is to be contributed by state 3 for the development of infrastructure and services (i.e 3.632 - 2.907 = 0.725 acres or 14718.472 - 11764.411 = 2954.061 sqm (A))

As most of th existing kidu plots are too small for building construction, an additional area of 0.167 acre or 675.479 sqm (B) had to be added from state land to the New Kidu plots in order regularize their plot sizes for development. 4 Therfore for the total Total New Kidu Plots Area is increased from 0.550 acres to 0.72 acres or from 2237.115 sqm to 2867.237 sqm

Total land contribution by state = Contributed by state for the development of infrastructure and services (A) + 5 Additional New Kidu Plots(B) = 0.725 + 0.167 acres or 2954.061 + 675.479 sqm = .0892 acres or 3629.54 sqm

Calculation for pooling percentage excluding institutional land option 1 Area detail Area (sq.m) Area (acre)

Total land to be contributed for development of 11764.411 2.907 infrastrucutre and services by private land owners (A)

Net poolable private land 58822.056 14.535 (51 plots) (B)

Pooling percetage (A/B)*100 20.000 20.000

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Table 2: Plot adjustment details

Total land Plot Adjustment Final alloted plot area contribution (20% of registered area)

Acres Sq.m Details of Area addition or subtraction New plot area after PLOT - PLOT - PLOT - A PLOT - B under the same thram or subdivision changes A (sq.m) B (sq.m) (Acres) (Acres) of a large plot

0.013 52.524 210.096 0.052 0.080 324.414 95.1671 sq.m is added to KHA-5317 new small plot 1202.488 1202.488 0.297 sq.m 0.065 262.697 1050.786 + 95.1671 sqm (Added from new large plot 1145.953 1145.953 0.283 KHA1102) sq.m 0.033 131.553 526.214 0.130 0.032 128.939 515.757 0.127 0.070 282.148 Plot Sub Divided into 2 plots 598.253 and 530.337 598.253 530.337 0.148 0.131 0.050 201.450 805.800 0.199 0.085 343.437 1373.747 + 392.739 sq.m(Added from new plot large plot 1766.486 0.437 KHA-1106) 1766.486 sq.m

0.096 390.516 392.739sq.m is added to KHA-1112 new small plot 1169.323 1169.323 0.289 sq.m 0.106 430.802 Plot Sub Divided into 2 plots 1065.7207 and 657.487 1102.369 620.839 0.272 0.153 0.066 267.461 1069.843 0.264 0.069 278.509 110.397sq.m added to KHA-1107 new small plot 1003.637 1003.637 0.248 0.059 239.081 956.325+110.397sq.m(added from KHA- new large plot 1066.722 1066.722 0.264 1108) sq.m 0.033 132.558 530.2316 + 248.235 sq.m(Added from new large plot778.466 778.466 0.192 KHA-1105) sq.m 0.115 465.981 248.235 sq.m is added to KHA-1110 new small plot 1615.688 1615.688 0.399 sq.m 0.063 255.686 1022.746 0.253 0.006 23.721 94.883 0.023 0.034 136.150 544.600 0.135 0.101 408.864 Plot Sub Divided into 2 plots 767.314 and 868.141 767.314 868.141 0.190 0.215 0.019 75.652 302.610 0.075 0.070 282.659 1130.635 0.279 0.061 245.895 983.579 0.243 0.070 283.485 Plot Sub Divided into 2 plots 611.234 and 522.704 611.234 522.704 0.151 0.129 0.070 284.556 Plot Sub Divided into 2 plots 616.060 and 522.163 616.06 522.163 0.152 0.129 0.037 151.696 606.785 0.150 0.037 148.460 593.838 0.147 0.046 187.886 20% contribution of registered area 751.544 + 176.737 = 928.281 0.229 (939.430 sqm) for land pooling is 928.281 187.886 sqm, but only 11.149 sqm can be taken as the plot is fully constructed (4 buildings occupies and area of 928.281 sqm including set back). Therefore this plot is short of 176.737 sqm for which cash payment in lieu of land contribution shall be done. 0.032 128.939 515.756 0.127 0.036 146.385 585.541 0.145 0.012 47.313 189.250 0.047 0.092 372.163 1488.653 0.368 0.066 265.396 1061.585 0.262

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0.052 209.403 837.613 0.207 0.086 346.175 1384.700 0.342 0.015 60.967 243.868 0.060 0.043 172.055 688.219 0.170 0.029 116.582 466.330 0.115 0.029 115.581 462.324 0.114 0.017 69.687 278.749 0.069 0.066 265.627 1062.508 0.263 0.022 90.242 360.969 0.089 0.014 55.900 223.599 0.055 0.026 105.140 420.558 0.104 0.013 50.764 203.057 0.050 0.023 91.313 365.254 0.090 0.147 595.410 2381.642 0.589 0.092 372.734 Plot Sub Divided into 2 plots 750.569 AND 740.368 750.569 740.368 0.185 0.183 0.149 601.717 Plot Sub Divided into 2 plots 1357.63 and 1049.238 1357.63 1049.23 0.335 0.259 8 0.053 215.335 861.340 0.213 0.109 440.121 Plot Sub Divided into 2 plots 1105.143 and 655.339 1105.143 655.339 0.273 0.162 0.113 457.461 Plot Sub Divided into 2 plots 1006.809 AND 823.035 1006.809 823.035 0.249 0.203 0.021 84.160 336.641 0.083

Table 3: Institutional Land Readjustment Details

AREA Registered Area CONTRIBUTION Land type Ownership type PRECINCT THRAM NO PlotID FOR NEW AREA Square Acres INFRASTRUCTURE meters (sq.mt) INSTITUTIONAL_LAND GOVERNMENT_INSTITUTIONS Institutional 402 KHA-5508 30.272 122505.251 1961.055 120544.196

INSTITUTIONAL_LAND GOVERNMENT_INSTITUTIONS Institutional 408 KHA-1095 5.333 21581.926 596.352 20985.574

INSTITUTIONAL_LAND CORPORATIONS Institutional 409 KHA-913 0.375 1377.053 0 1377.053

INSTITUTIONAL_LAND GOVERNMENT_INSTITUTIONS Institutional 410 KHA-912 1.853 7500.271 -5.109 7505.38

INSTITUTIONAL_LAND CORPORATIONS Institutional 411 KHA-903 4.435 17948.318 1931.125 16017.193 INSTITUTIONAL_LAND CORPORATIONS Institutional 411 KHA-902 3.207 12979.781 0 12979.781

INSTITUTIONAL_LAND GOVERNMENT_INSTITUTIONS Institutional 412 KHA-1077 9.712 39303.303 704.565 38598.738

INSTITUTIONAL_LAND GOVERNMENT_INSTITUTIONS Institutional 1563 KHA-914 0.664 2688.488 -2.378 2690.866

KAMZHING GOVERNMENT_INSTITUTIONS Institutional 1577 KHA-3682 0.256 1035.310 52.407 982.903 KAMZHING GOVERNMENT_INSTITUTIONS Institutional 1577 KHA-968 0.304 1231.537 0.000 1231.537 KAMZHING GOVERNMENT_INSTITUTIONS Institutional 1577 KHA-3651 0.414 1674.283 0.000 1674.283 KAMZHING GOVERNMENT_INSTITUTIONS Institutional 1577 KHA-966 0.218 881.970 0.000 881.970 KAMZHING GOVERNMENT_INSTITUTIONS Institutional 1577 KHA-970 0.337 1365.723 84.925 1280.798 KAMZHING GOVERNMENT_INSTITUTIONS Institutional 1577 KHA-965 0.232 937.877 0.000 937.877 KAMZHING GOVERNMENT_INSTITUTIONS Institutional 1577 KHA-1135 0.057 232.643 17.428 215.215 KAMZHING GOVERNMENT_INSTITUTIONS Institutional 1577 KHA-3650 0.391 1580.821 59.718 1521.103 KAMZHING GOVERNMENT_INSTITUTIONS Institutional 1577 KHA-969 0.595 2408.901 -203.399 2612.3 KAMZHING GOVERNMENT_INSTITUTIONS Institutional 1577 KHA-967 0.493 1996.529 -70.955 2067.484 KAMZHING GOVERNMENT_INSTITUTIONS Institutional 1577 KHA-951 0.342 1384.206 -28.414 1412.62

Page 116 Table 4: Details of plots not considered for land pooling

Land NAME OF LAND THRAM Registered Area Sl. No. Land type Ownership type PRECINCT PlotID Pooling OWNER NO Acres Sq.m percentage 1 JANGCHUBMO KAMZHING FAMILY LAND E3- Agricultutre Environment 604 KHA-1079 0.14 561.095 0% 2 MUKU DANG KAMZHING JOINT OWNERS E3- Agricultutre Environment 839 KHA-3664 0.49 1976.585 0% 3 KINZANG WANGMO KAMZHING FAMILY LAND E3- Agricultutre Environment 843 KHA-1078 0.18 738.609 0% 4 SONAM CHOZOM KAMZHING FAMILY LAND E3- Agricultutre Environment 1012 KHA-5471 0.17 697.640 0% 5 SONAM CHOZOM RESIDENTIAL_ FAMILY LAND E3- Agricultutre Environment 1012 KHA-1134 0.42 1698.463 0% 6 TSHOMO KAMZHING FAMILY LAND FE - Future Expansion Area 141 KHA-3571 0.45 1825.324 0% 7 TSHOMO KAMZHING FAMILY LAND FE - Future Expansion Area 141 KHA-1123 0.17 700.431 0% 8 PELJOR KAMZHING FAMILY LAND FE - Future Expansion Area 388 KHA-5316 0.3 1197.089 0% 9 PELJOR KAMZHING FAMILY LAND FE - Future Expansion Area 388 KHA-1116 2.4 9709.748 0% 10 TENZIN DORJI RESIDENTIAL_ FAMILY LAND FE - Future Expansion Area 765 KHA-3455 0.36 1455.954 0% 11 PEMA TENZIN DANG KAMZHING FAMILY LAND FE - Future Expansion Area 391 KHA-1115 1.21 4903.899 0% 12 THERMO RESIDENTIAL_ FAMILY LAND FE - Future Expansion Area 781 KHA-5318 0.12 490.282 0% 13 THERMO KAMZHING FAMILY LAND FE - Future Expansion Area 781 KHA-3572 0.69 2808.253 0% 14 TSHERING ZANGMO KAMZHING FAMILY LAND FE - Future Expansion Area 782 KHA-3573 1.52 6163.119 0%

Table 5: Kidu plot reconfiguration details

KIDU PLOT APPLICANTS Existing Area New Area Sl No. Applicants Name Precinct Square Meters Acres Square Meters Acres 1 Khitu UC- Urban Core 253.297 0.062 228.221 0.056 2 Wangmo UC- Urban Core 47.643 0.012 228.221 0.056 3 Gajay Lhendup UC- Urban Core 169.724 0.042 187.322 0.046 4 Pema Lhaden UC- Urban Core 159.365 0.039 159.353 0.039 5 Tandin UC- Urban Core 256.7547 0.063 258.709 0.064 6 Norbu Tshering UC- Urban Core 152.065 0.037 152.061 0.037 7 Lobzang UC- Urban Core 221.748 0.055 221.111 0.055 8 Pelzom UC- Urban Core 91.847 0.023 152.271 0.038 9 Sonam Tshomo UC- Urban Core 41.097 0.010 152.271 0.038 10 Kinzang Tshering UC- Urban Core 98.248 0.024 152.271 0.038 11 Karma Choden UV I - Urban Village I 113.790 0.028 238.232 0.059 12 Tendrel UC- Urban Core 146.311 0.036 144.88 0.036 13 Pema Choden UC- Urban Core 82.869 0.020 129.691 0.032 14 Kinzang Dorji UC- Urban Core 54.952 0.014 120.339 0.030 15 Kunzang Chimi UC- Urban Core 146.418 0.036 184.987 0.046 16 Dorji Dema UC- Urban Core 200.988 0.050 202.654 0.050

Page 117 Name of Owner Total land Thra New plot area after Land Land type ship Precinct PlotID Registered Area contribution (20% Plot Adjustment Final allotted plot area m No. 20% land pooling Owner type of registered area)

Land Details of Area Sl.no Pooling addition or PLOT % subtraction New plot PLOT - PLOT - Square Square Square PLOT - A - B Acres Acres Acres under the area after B A meters meters meters (sq.mt) (Acre same thram or changes (sq.mt) (Acres) s) subdivision of a large plot LAND POOLING DETAILS AREA- I

GYEMPO_ RESIDENTIAL FAMILY UC-Urban 1 TSHERING _LAND _LAND Core KHA-1093 77 0.065 262.621 20% 0.052 210.096 0.013 52.524 210.096 0.052

new small 95.1671 sq.m is plot FAMILY UV I- Urban added to KHA- 1202.488 2 DEKI KAMZHING _LAND village I KHA-1102 136 0.401 1622.070 20% 0.321 1297.656 0.080 324.414 5317 sq.m 1202.488 0.297 1050.786 + new large 95.1671 sqm plot RESIDENTIAL FAMILY UV I- Urban (Added from 1145.953 3 DEKI _LAND _LAND village I KHA-5317 136 0.325 1313.484 20% 0.260 1050.787 0.065 262.697 KHA1102) sq.m 1145.953 0.283

TSHERING FAMILY UV I- Urban 4 _CHEZOM KAMZHING _LAND village I KHA-1099 153 0.163 657.767 20% 0.130 526.214 0.033 131.553 526.214 0.130 TSHERING FAMILY 5 _CHEZOM KAMZHING _LAND KHA-5319 153 0.159 644.696 20% 0.127 515.757 0.032 128.939 515.757 0.127

TSHEWAN Plot Sub 598.253 G_ZANGM FAMILY UV I- Urban Divided into 2 and 6 O KAMZHING _LAND village I KHA-1101 161 0.349 1410.738 20% 0.279 1128.590 0.070 282.148 plots 530.337 598.253 530.337 0.148 0.131

FAMILY UV I- Urban 7 TANDIN KAMZHING _LAND village I KHA-1114 359 0.249 1007.250 20% 0.199 805.800 0.050 201.450 805.800 0.199

1373.747 + 392.739 new plot sq.m(Added large plot RESIDENTIAL FAMILY UV I- Urban from KHA- 1766.486 8 JAMTSHO _LAND _LAND village I KHA-1112 360 0.424 1717.184 20% 0.339 1373.748 0.085 343.437 1106) sq.m 1766.486 0.437 9 JAMTSHO KAMZHING FAMILY UV I- Urban KHA-1106 360 0.482 1952.578 20% 0.386 1562.063 0.096 390.516 392.739sq.m is new small 1169.323 0.289

Page 118 _LAND village I added to KHA- plot 1112 1169.323 sq.m Plot Sub 1065.7207 FAMILY UV I- Urban Divided into 2 and 10 JAMTSHO KAMZHING _LAND village I KHA-1103 360 0.532 2154.010 20% 0.426 1723.208 0.106 430.802 plots 657.487 1102.369 620.839 0.272 0.153 PEMA__T JOINT_ ENZIN__D OWNE UV I- Urban 11 ANG KAMZHING RS village I KHA-1098 391 0.33 1337.304 20% 0.264 1069.843 0.066 267.461 1069.843 0.264 110.397sq.m new small FAMILY UV I- Urban added to KHA- plot 12 THINLEY KAMZHING _LAND village I KHA-1108 420 0.344 1392.543 20% 0.275 1114.034 0.069 278.509 1107 1003.637 1003.637 0.248 956.325+110.3 new large 97sq.m(added plot FAMILY UV I- Urban from KHA- 1066.722 13 THINLEY KAMZHING _LAND village I KHA-1107 420 0.295 1195.406 20% 0.236 956.325 0.059 239.081 1108) sq.m 1066.722 0.264 530.2316 + 248.235 sq.m(Added new large MINDU_Z RESIDENTIAL FAMILY UV I- Urban from KHA- plot778.466 14 ANGMO _LAND _LAND village I KHA-1110 511 0.164 662.790 20% 0.131 530.232 0.033 132.558 1105) sq.m 778.466 0.192 new small 248.235 sq.m is plot MINDU_Z FAMILY UV I- Urban added to KHA- 1615.688 15 ANGMO KAMZHING _LAND village I KHA-1105 511 0.576 2329.904 20% 0.461 1863.923 0.115 465.981 1110 sq.m 1615.688 0.399 RINZIN_C FAMILY UC-Urban 16 HODEN KAMZHING _LAND Core KHA-1091 630 0.316 1278.432 20% 0.253 1022.746 0.063 255.686 1022.746 0.253 RESIDENTIAL FAMILY UV I- Urban 17 PELZOM _LAND _LAND village I KHA-1111 632 0.029 118.604 20% 0.023 94.883 0.006 23.721 94.883 0.023 SANGAY_ FAMILY UC-Urban 18 WANGDI KAMZHING _LAND Core KHA-1113 665 0.168 680.750 20% 0.135 544.600 0.034 136.150 544.600 0.135 Plot Sub 767.314 THINLEY_ FAMILY UV I- Urban Divided into 2 and 19 WANGDI KAMZHING _LAND village I KHA-1100 719 0.505 2044.320 20% 0.404 1635.456 0.101 408.864 plots 868.141 767.314 868.141 0.190 0.215 SANGAY_T FAMILY UV I- Urban 20 ENZIN KAMZHING _LAND village I KHA-3539 759 0.093 378.262 20% 0.075 302.610 0.019 75.652 302.610 0.075 DASHO_T SHELTREM _GYELTSH FAMILY UV I- Urban 21 EN KAMZHING _LAND village I KHA-1104 795 0.349 1413.294 20% 0.279 1130.635 0.070 282.659 1130.635 0.279 SHERAB_C FAMILY UV I- Urban 22 HODEN KAMZHING _LAND village I KHA-1096 821 0.304 1229.474 20% 0.243 983.579 0.061 245.895 983.579 0.243 Plot Sub 611.234 SHERAB_C FAMILY UV I- Urban Divided into 2 and 23 HODEN KAMZHING _LAND village I KHA-3641 821 0.35 1417.423 20% 0.280 1133.938 0.070 283.485 plots 522.704 611.234 522.704 0.151 0.129

Page 119 Plot Sub 616.060 SANGAY_ FAMILY UV I- Urban Divided into 2 and 24 DORJI KAMZHING _LAND village I KHA-3643 822 0.352 1422.779 20% 0.281 1138.223 0.070 284.556 plots 522.163 616.06 522.163 0.152 0.129 SANGAY_ FAMILY UV I- Urban 25 DORJI KAMZHING _LAND village I KHA-3680 847 0.187 758.481 20% 0.150 606.785 0.037 151.696 606.785 0.150 SONAM_Y FAMILY UC-Urban 26 ANGDON KAMZHING _LAND Core KHA-1092 1434 0.183 742.298 20% 0.147 593.838 0.037 148.460 593.838 0.147 20% contribution of registered area (939.430 sqm) for land pooling is 187.886 sqm, but only 11.149 sqm can be taken as the plot is fully constructed (4 JOINT_ 751.544 + LHADON_ UV I- Urban buildings 27 KAMZHING OWNE KHA-1109 1562 0.232 939.430 20% 0.186 751.544 0.046 187.886 176.737 = 928.281 0.229 _DANG village I occupies and RS 928.281 area of 928.281 sqm including set back). Therefore this plot is short of 176.737 sqm for which cash payment in lieu of land contribution shall be done. UV I- TSHRING_ FAMILY Urban 28 CHEZOM KAMZHING _LAND village I KHA-5319 152 0.159 644.695 20% 0.127 515.756 0.032 128.939 515.756 0.127 LAND POOLING DETAILS AREA- II

JAMPEL_Z FAMILY UV I- Urban 1 ANGMO KAMZHING _LAND village I KHA-1085 124 0.181 731.927 20% 0.145 585.541 0.036 146.385 585.541 0.145 KUENZAN RESIDENTIAL FAMILY UC-Urban 2 G _LAND _LAND Core KHA-1133 389 0.058 236.563 20% 0.047 189.250 0.012 47.313 189.250 0.047 PEMA__T ENZIN__D RESIDENTIAL FAMILY UV I- Urban 3 ANG _LAND _LAND village I KHA-1087 391 0.46 1860.816 20% 0.368 1488.653 0.092 372.163 1488.653 0.368 PEMA__T JOINT_ ENZIN__D OWNE UC-Urban 4 ANG KAMZHING RS Core KHA-1090 391 0.328 1326.981 20% 0.262 1061.585 0.066 265.396 1061.585 0.262

Page 120 FAMILY UV I- Urban 5 SHERAB KAMZHING _LAND village I KHA-3479 724 0.259 1047.016 20% 0.207 837.613 0.052 209.403 837.613 0.207 SONAM_D FAMILY UV I- Urban 6 ORJI KAMZHING _LAND village I KHA-3480 725 0.428 1730.875 20% 0.342 1384.700 0.086 346.175 1384.700 0.342 DUPTHO_ FAMILY UV I- Urban 7 ZANGMO KAMZHING _LAND village I KHA-1080 727 0.075 304.835 20% 0.060 243.868 0.015 60.967 243.868 0.060 FAMILY UV I- Urban 8 SINGYE KAMZHING _LAND village I KHA-1086 738 0.213 860.274 20% 0.170 688.219 0.043 172.055 688.219 0.170 SONAM_T FAMILY UV I- Urban 9 SHOMO KAMZHING _LAND village I KHA-1081 739 0.144 582.912 20% 0.115 466.330 0.029 116.582 466.330 0.115 CHOTEN_ YANGCHE FAMILY UV I- Urban 10 N KAMZHING _LAND village I KHA-1084 776 0.143 577.905 20% 0.114 462.324 0.029 115.581 462.324 0.114 SONAM_C RESIDENTIAL FAMILY UC-Urban 11 HOZOM _LAND _LAND Core KHA-1132 1012 0.086 348.436 20% 0.069 278.749 0.017 69.687 278.749 0.069 FAMILY UV I- Urban 12 KOTA KAMZHING _LAND village I KHA-1089 1498 0.328 1328.134 20% 0.263 1062.508 0.066 265.627 1062.508 0.263 FAMILY UC-Urban 13 KOTA KAMZHING _LAND Core KHA-1082 1498 0.111 451.211 20% 0.089 360.969 0.022 90.242 360.969 0.089 SONAM_C FAMILY UV I- Urban 14 HOZOM KAMZHING _LAND village I KHA-5247 1552 0.069 279.499 20% 0.055 223.599 0.014 55.900 223.599 0.055 SONAM_C FAMILY UV I- Urban 15 HODEN KAMZHING _LAND village I KHA-5248 1553 0.13 525.698 20% 0.104 420.558 0.026 105.140 420.558 0.104 KARMA_T FAMILY UC-Urban 16 ENZIN KAMZHING _LAND Core KHA-1088 1554 0.063 253.821 20% 0.050 203.057 0.013 50.764 203.057 0.050 SANGAY_L FAMILY UV I- Urban 17 HADON KAMZHING _LAND village I KHA-1083 603 0.113 456.567 20% 0.090 365.254 0.023 91.313 365.254 0.090 LAND POOLING DETAILS AREA- III

UV II- SANGAY_ FAMILY Urban 1 WANGMO KAMZHING _LAND Village II KHA-3574 387 0.736 2977.052 20% 0.589 2381.642 0.147 595.410 2381.642 0.589 UV II- Plot Sub 750.569 PEMA_DE FAMILY Urban Divided into 2 AND 2 CHEN KAMZHING _LAND Village II KHA-5466 783 0.461 1863.672 20% 0.368 1490.938 0.092 372.734 plots 740.368 750.569 740.368 0.185 0.183 UV II- Plot Sub 1357.63 PEMA_DE FAMILY Urban Divided into 2 and 1049.23 3 CHEN KAMZHING _LAND Village II KHA-3575 783 0.743 3008.586 20% 0.595 2406.869 0.149 601.717 plots 1049.238 1357.63 8 0.335 0.259 UV II- PEMA_DE FAMILY Urban 4 CHEN KAMZHING _LAND Village II KHA-915 783 0.266 1076.676 20% 0.213 861.340 0.053 215.335 861.340 0.213 UV II- Plot Sub 1105.143 PEMA_CH FAMILY Urban Divided into 2 and 5 ODEN KAMZHING _LAND Village II KHA-3576 784 0.544 2200.603 20% 0.435 1760.482 0.109 440.121 plots 655.339 1105.143 655.339 0.273 0.162 6 CHIMI_DO KAMZHING FAMILY UV II- KHA-3577 785 0.565 2287.306 20% 0.452 1829.844 0.113 457.461 Plot Sub 1006.809 1006.809 823.035 0.249 0.203

Page 121 RJI _LAND Urban Divided into 2 AND Village II plots 823.035 UV II- FAMILY Urban 7 SATSHAB KAMZHING _LAND Village II KHA-5464 1576 0.104 420.801 20% 0.083 336.641 0.021 84.160 336.641 0.083

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