COMPLIANCE AND DEVELOPMENT REVIEW

PHUENTSHOLING THROM DEPARTMENT OF HUMAN SETTLEMENT, MOWHS

CONTENTS

1. Scope of the Report

2. Types of Reviews

3. Presentation of the draft Compliance and Development Review of Phuentsholing Throm

4. Definition of terms used in the review report

5. Follow up actions

6. General observations of the compliance review

7. Development review-Observations and Implications

8. Technical review of Dhamdara Local Area Plan

9. Way forward

10. Photographic records

11. Maps: Phuentsholing Structure Plan and Local Area Plans

12. Annexure 1- Compliance Review Report

13. Annexure 2- Development Review Report

14. Annexure 3- Minutes of Meeting

15. Annexure 4- Presentation slides

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 1

1. Scope of the Report implementation of the urban development plan and their conformity to approved plans, rules and regulations, executive orders and This report contains the compliance and development reviews of circulars. Phuentsholing Throm and its urban development plans including the Phuentsholing Urban Development Plan 2002-2017 and The development review is the second part. It has been carried out Phuentsholing Structure Plan 2013-2028. Since majority of the based on the compliance review. It has two sections; one inferring development has already taken place in the core area before the the implications of deviations and the lack of development and the implementation of the Phuentsholing Structure Plan 2013-2028, the other has the recommendations and way forwards. basis of the review is the Phuentsholing Urban Development Plan For the review of Phuentsholing Throm, there is a third part which is 2002-2017. The area covered for the review includes only the old the technical review of Dhamdara Local Area Plan. This part has municipal area under the Phuentsholing Thromde as stated in the been taken up in order to review the local area plans which are yet PUDP 2002-2017, and does not include the extended areas. The to be implemented so that issues can be identified beforehand. municipal area is further divided into administrative zones out of which Zones I to Zones VI has been covered in the review. 3. Presentation of the draft report

Since the extent of the coverage of reviews and the accuracy of The compliance and development review of Phuentsholing throm information are limited to the information that the Division could was carried out as per the schedule below. The draft review report gather from the documents, sites and the officials of Phuentsholing was presented to Phuentsholing Thromde Thromde, both during desk studies as well as while carrying out the reviews, it will require follow up activities to verify the record and Work Plan for the Compliance and Development Review of Phuentsholing Throm Sl. No. Activity Date findings. The Thromde should therefore review the 1. Preliminary desk studies of Phuentsholing January recommendations and verify them. Structure Plan and Urban Development Plan 2. Meeting with Thromde officials for discussion of 22/01/2016 2. Types of Reviews agenda 3. Site visit and recognizance survey 13/02/2016 The review of Phuentsholing Throm has been carried out in two 4. Compliance and Development review of 14/02/2016 parts. The first part is the compliance review. It has been carried out Phuentsholing Throm to in coordination with the Phuentsholing Thromde. This part of the 23/02/2016 5. Site visit and review of ADB projects 24/02/2016 review was basically field work and it involved verification of 6. Compilation of data and findings 25/02/2016 developments on the ground with respect to the Phuentsholing Preparation of draft presentation Urban Development Plan and Structure Plan. The main objective of 7. Presentation of draft report to Phuentsholing 26/02/2016 the compliance review was to understand the extent of the Thromde

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 2

4. Definition of terms used in the review reports • Underdeveloped describes the development that has not realized the full potential of the development as prescribed The Compliance and Development are interlinked through in the urban development plan. corresponding serial numbers and the names of precincts and zones. The development review should be read together with the • Implemented describes the status that the plan has been compliance review report. The status of the precincts or zones in the implemented urban development plans have been described using the words or terms described as follows:

• Developed or Undeveloped describes the physical aspect of 5. Follow up actions the plan on the ground There will be follow up meetings organized to discuss on the way forward and actions taken on the recommendations. The time for • Under development means the state of the plan where development has begun or is in the process of development meetings will be decided and intimated to the agencies concerned.

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 3

COMPLIANCE AND DEVELOPMENT REVIEW

1. Objectives of the Compliance and Development Review

As per the instruction of the Honorable Zhabtog Lyonpo, the C&DRD took up the Compliance and Development Review of Phuentsholing Throm. The review was carried out with the following objectives:

1. To understand the extent of implementation of the Phuentsholing Urban Development Plan 2002-2017 2. To see if the development has taken place as per the prevailing rules and regulations 3. To understand development trends and issues related to the town 4. To recommend appropriate planning and administrative interventions 5. To note scenarios that would be useful in the implementation of the Phuentsholing Structure Plan 2013-2027

2. Datelines for the review

Desk studies (Review plans & Development) : January 2016

At site (Review & verify developments) : February 13 – 26, 2016

In the office (Compilation of findings) : March 2016

In the office (Finalization report) : April 2016

3. Officials from DHS responsible for the review

1. Mr. Chhado Drukpa, Chief Urban Planner, C&DRD 2. Mr. Yeshey Jamtsho, Architect-Planner, C&DRD 3. Mr. Tshering Penjor, Architect-Planner, C&DRD (Review Team Leader) 4. Ms. Dorji Yangki Dorji, Architect- Planner, C&DRD 5. Mr. Samdrup Norbu, Architect-Planner, C&DRD 6. Mr. Damber Singh Monger, Asst. Architect, C&DRD

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PART ONE COMPLIANCE REVIEW

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COMPLIANCE REVIEW

Identification

1. Dzongkhag : Chukha

2. Type of Settlement : Phuentsholing Thromde

3. Type of Settlement Plan : Phuentsholing Urban Development Plan 1987-2002/2002-2017, Phuentsholing Structure Plan 2013-2028

4. Plan Preparation Year : 1987/2002/2013

5. Date of Compliance review : February 12-26, 2016

Signature : Team Leader, Compliance Review Team

C&DRD, DHS

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 6

COMPLIANCE REVIEW

Details of Settlement Plan

1. Total Area of Settlement : 186 Ha

2. Total no. of Zones/Landuse : Residential, Mixed Landuse, Commercial, Warehousing & Light industries, Institutional, Transportation, Recreation, Utilities, Undeveloped areas, Special Areas, Religious

3. Development Controls in effect : 1. PUDP 2002-2017 2. PSP 2013-2028 3. Local Area Plans 4. Traditional Architecture Guidelines 5. Circulars attributing to Parking, full floor in lieu of attic 6. Circular repealing the Attic Rule 2009 4. Whether the plan was reviewed : Changes made in the PUDP 2002-2017 and harmonized in the PSP 2013-2028

Signature : Team Leader, Compliance Review Team

C&DRD, DHS

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 7

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 8

GENERAL OBSERVATIONS OF THE COMPLIANCE REVIEW

1. Landuse Similarly, areas which were identified in the PUDP 2002-2017 for a. Reduction in Residential land-use: The PUDP 2002-2017 has housing developments have not been developed. demarcated areas into zones such as residential, commercial, mixed use, etc instead of precincts as in PSP 2013-2028. These changes in the land use are however harmonized in the PSP Furthermore, the municipal area is divided into larger 2013-2028 where the land use is defined by precincts. administrative zones. In some zones especially Zone I, residential zones are used for other purposes especially for workshops.

Proposed Landuse in Zone I (PUDP 2002-2017) Existing Landuse in Zone I

Utilities Warehousing and Workshops Utilities Warehousing and Workshops Public & Semi-Public Residential Public & Semi-Public Residential Organised Green Spaces BODS Organised Green Spaces BODS Forest/Steep slopes Mixed use Forest/Steep slopes Mixed use Special Area (GREF) Road, Footpaths & Parking Special Area (GREF) Road, Footpaths & Parking

1% 5% 1% 12% 2% 11% 24% 24% 5% 1% 14% 0% 16% 1% 34% 32% 7% 5% 1% 4%

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 9 b. Open space: Although the PUDP 2002-2017 proposes to develop 2. Roads and Circulation system the left over spaces between buildings as recreational open a. Too many roads: The core area (Zone II) has been found to have spaces, they are being used as parking spaces in most cases. 40% of the area as roads. It was also observed that there were too many junctions within the city core without proper traffic Open Space breakup (Zone I) control.

Road, Footpaths & Parking Organised Green Spaces Landuse in Zone II-Phuntsholing Core area Left over spaces Commercial Organised Green Spaces Mixed use Road, Footpaths & Parking 16% 9%

40% 75% 51%

3% 6% Proposed open spaces such as football grounds and other riverfront development have not taken place. However, there are some planters along the road leading to Bhutan gate and the At most stretches of the roads, parts of the carriage way is used as parking. This is especially seen along narrow streets where development of mani dangrim has taken place as proposed. cars are parked in front of the shops.

Mani Dangrim

Narrow streets

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 10 b. Unclear road hierarchy: There is lack of clarity in the hierarchy d. Lack of clearly defined footpaths: Footpaths are discrete and of roads especially in the core area (Zone II). The carriageway are interfered by roads and staircases to buildings at many widths are also inconsistent and not maintained at some parts points. There are stretches of footpaths in dilapidated as per the standards. conditions due to constant construction activities in the area.

Unclear road hierarchy and dead ends

Discontinuous footpaths

c. Too many dead ends: Many roads in the core area terminate at Some stretches of roads do not have on-street footpaths as dead end and most do not have cul-de-sacs. Some well thoroughfares are narrow and used as parking.

Thoroughfares used as parking No on-street footpaths

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3. Utilities b. Lack of garbage bins: There are community bins placed at the a. Poor storm water drainage system: There are drains along most extended areas. The city core however does not have proper of the major roads and under the footpaths but they are not garbage bins. The rubbish is seen thrown on the streets and maintained properly and are seen clogged in many areas. drains.

Garbage on the streets

Clogging storm water drains

c. Street lights: Streetlights are placed at regular intervals as per There is a general poor maintenance and outlook of the the standards but are not laid out properly especially at infrastructures such as roads, footpaths and drainage. junctions.

Poor maintenance of infrastructures

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4. Parking: The parking is inadequate given the amount of road. 5. Construction on steep slopes and forest: There are a few Most of the parking areas designated in the PUDP 2002-2017 constructions happening on the steep slopes where major has not been developed. Cars are parked along the narrow cutting has taken place in order to provide road access. streets and thoroughfares.

Parking along carriageways

Construction on steep slopes

Some temporary sheds have also been constructed in the forested areas.

Parking in narrow streets

However, there is a proposed multi-storied parking in order to Temporary sheds curb the parking issue in the city.

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6. The Bhutanese architecture: The architectural quality of Some buildings have balconies projecting on to the streets. The buildings is generally poor. This has been observed to be due to uses on these balconies are not regulated and heavy objects incorrect use of Bhutanese architectural elements and use of such as flower pots are seen on them. contrasting colors.

Balconies projecting on the street sides Incorrect architectural features Although there is a general lack of architectural identity, there are few buildings constructed recently where traditional Most of the older buildings have no roof. Some of the building architectural features are incorporated properly. have not constructed them due to limited space for roof overhang and the risk of encroaching on the adjacent plots.

No roofing on many buildings Proper architectural features on institutional buildings

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PART TWO DEVELOPMENT REVIEW

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DEVELOPMENT REVIEW

The second part of the review is the Development Review. This part The review is divided into broad areas such as land use, circulation contains the observations made in the compliance review and and road network, building and architecture and utilities. The identifies the various implications of the developments observed. The observations are mostly generic to all zones or are pertinent issues detailed report is annexed at the end where each of the observations identified in some zones covered in the review. Similarly, the made in each zone is corresponded by its implications. However, this implications inferred can be understood as relevant for the overall part of the report is made concise in order to highlight the pertinent developments in Phuentsholing town. issues across all the zones covered for the review.

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OBSERVATIONS AND IMPLICATIONS

Sl.No Precinct or Area of Observations Implications review 1. Some of the proposed residential land use is used 1. There is incompatibility of uses between residential as workshops and warehouses. and industries which will affect the quality of life in the area.

2. Residential land use has also been substantially 2. This could also be the cause of housing crisis in the reduced. One example is that the areas where city. The changes in land use are harmonized in the housing has been identified has not been PSP 2013-2028. developed.

3. Proposed green/open spaces are not developed. 3. Open spaces are needed as breathing pockets There is also a general lack of recreational and especially in the climatic conditions like organized open space in many zones. Phuentsholing. A lack of open space would 1. Land use deteriorate the quality of life in the city.

4. Some structures are constructed on steep slopes. 4. There are potential dangers of landslides and other Huge hill side cutting has been observed. environment related problems. The life of the people living in the house would be also at risk.

5. Temporary sheds are also seen in the forest areas. 5. Poor safety standards of the temporary sheds may pose a threat such as fire hazards to the neighboring structures and forests.

6. Access to some houses are through India along 6. This raises the issues of convenience and security for Sang Lam the people living in the area.

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Sl.No Precinct or Area Observations Implications of review 1. Roads and footpaths cover 40% of the core area. 1. Too many roads and junctions create inefficiency in the traffic. In fact the existing problem of traffic in the core area could be because of this. 2. Some of the proposed roads and thoroughfares are 2. Incomplete road network and inefficient traffic. not developed.

3. Many roads have dead ends and some stretches 3. Poor connectivity, inefficient traffic and risk of are too steep with inadequate turning radius and accidents. lack of roundabouts at some junctions.

Circulation system 2. 4. The carriageway widths are narrow and not as per 4. Such situation leads to inefficient traffic and poor and road network standards. Some stretches are without drains and sanitation. footpaths.

5. There is lack of on-street footpaths in many areas 5. Poor pedestrian safety and discouragement for those and some of the footpaths have inconsistent who walk. widths. 6. There is no continuity in the footpath. There stairs 6. Such existence causes hindrance to pedestrian of the buildings project on to the streets. Risers of movement. the stairs are inconsistent in height and some are too high. 1. Street lights at the road junctions are laid at 1. The poorly lit junction could cause accidents. irregular distance resulting in some areas having inadequate luminosity.

3. Utilities 2. Community bins placed in the extended areas but 2. Garbage and poor sanitation add to the poor image not in the core area. Therefore garbage was seen of the city. thrown all over the place. 3. Storm water drainage system are not maintained 3. Poor drainage add to poor sanitation and public or designed properly inconveniences.

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 18

Sl.No Precinct or Area of Observations Implications review 1. Inadequate setbacks between the old buildings. 1. Setbacks are necessary for effective roofing, proper lighting and ventilation. Although the problems related to setbacks are prevalent in the old buildings, such situation should be avoided in the future construction or it should be used as an example to justify the need of setbacks.

2. Inadequate Bhutanese architectural features and 2. These are issues of aesthetics and Bhutanese inappropriate incorporation of the architectural architectural identity which is generally lacking in the elements. city. There is probability that such existence would continue to create wrong precedents. 4. Buildings 3. No Roofing in some of the buildings 3. Roof forms the main component of the Bhutanese architecture and therefore buildings without roof do not look adequately Bhutanese.

4. Some buildings have balconies projecting onto the 4. There is potential danger of the objects falling from street side with heavy objects. the balconies onto the pedestrians on the streets.

5. Government buildings, institutions and some of the 5. These are some positive examples showing good recent buildings have been constructed with enforcement of rules and regulations and sets good proper traditional architectural features. precedence for future developments in many of the LAPs under development.

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 19

TECHNICAL REVIEW OF DHAMDARA LOCAL AREA PLAN

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 20

DHAMDARA LOCAL AREA PLAN

Details of Local Area Plan

1. Total Area of Settlement : 60.70 Ha/150 acres

2. Total no. of Zones/Landuse : Urban Village-2 (Low Density), Neighborhood Node, Agri-based environments, Green space system, Environment Conservation Precinct, Utility

3. Development Controls in effect : 1. PUDP 2002-2017 2. PSP 2013-2028 3. Local Area Plans 4. Traditional Architecture Guidelines 5. Circulars attributing to Parking, full floor in lieu of attic 6. Circular repealing the Attic Rule 2009

Signature : Team Leader, Compliance Review Team

C&DRD, DHS

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DHAMDARA LOCAL AREA PLAN

1. Objectives of the Review

1. To see if the land-uses proposed in the LAP align with the approved structure plan

2. To see if the LAP has incorporated the planning principles pertaining connectivity, traffic efficiency, open spaces etc.

3. To see if the principles of land pooling are followed.

4. To see if the topographical condition of the site is taken into consideration.

5. To see if the geotechnical information is used to guide the plan.

6. To see if buffers for high tension lines are kept as required

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OBSERVATIONS AND IMPLICATIONS

Sl.no. Issue Observation Implications 1. Topographical and 1. Dhamdara has steep slopes and the 1. Apparently, majority of the area is plotted. Geotechnical condition geotechnical report has that 40% of the area is (Once plotted and the plan is approved, under high hazard zone and 16% under medium landowners claim right to development shifting hazard zone. This aspect needs to be entire accountability of the risk on the plan). considered while plotting and drafting DCR.

2. Buffers 1. Adequate buffer has to be maintained from the 1. There will safety related problems for the environmentally sensitive areas such as natural plots falling within the buffer areas. gullies and from the high tension lines passing through Dhamdara. It is observed that there are plots falling within the buffer of high tension lines.

3. Land pooling and minimum 1. With a LP of 15%, a minimum standard plot 1. Effecting appropriate plot subdivision and plot size would be about 11.05 decimal or 0.1105 acres implementing plot subdivision related DCR which is calculated after deducting 15% from 13 would be difficult. decimal. No subdivision should result in the plot size smaller than this. However, the minimum and the standard size of plot stated in the report are 0.0370 acre and 0.10 acre respectively.

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Sl.no. Issue Observation Implications 4. Plot widths and their 1. There are plot widths as small as 4m to 12m. 1. Such plots may not be buildable or develop-ability developable efficiently.

5. Uniform land pooling and 1. After contributing 15%, some plots do not have 1. This is principally incorrect as per the land lack of road access for some road access. pooling rules and unfair for the landowners plots who have contributed equally.

6. Plot could be relocated to 1. Access roads provided inefficiently. 1. Road that is not required should be avoided avoid double road for efficient traffic movement and reduce on the land pooling contribution or to have more area for open spaces. 7. The entire Dhamdara LAP is 1. There is no road hierarchy (primary, secondary, 1. Traffic will not be efficient. connected by 6m road and and tertiary). some by 4m access road

8. Too many roads terminating 1. The 6m roads terminate at dead ends after 1. Dead end roads create inefficient traffic at dead ends 200m to 400m movement and congestions.

9. The intersection of plot lines 1. There are many areas where precincts and plot 1. As there is no clarity in the extent of precinct and precinct lines boundaries are overlapping. boundary, there will be difficulty in the implementation of the precinct plan.

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WAY FORWARD

1. Verify the observations and implications stated in the review 7. Poor maintenance of infrastructures has been observed to be report and take necessary actions. the common sight. Therefore, it is important that there is regular inspection and monitoring to ensure that footpaths, 2. Rectify and regularize deviations where possible so that the streetlights and drains are functional. constructions/developments do not exist illegal in the context of the relevant rules and regulations. 8. There is also need to review if multi-storied parking is required or whether the location of the proposed multi-storied parking is 3. Initiate urban design program for the core area. Pedestrianizing appropriate. There is a serious need to avoid the situation like some of the roads and improving the traditional architectural the overhead pedestrian bridges. features of the building facades could be the main focus of the urban design. The core area also lacks greenery. Therefore a 9. Despite having a few good buildings, there is a general lack of proper greening and landscaping could be part of the design. architectural identity. Incorrect detailing of the Bhutanese architectural elements and contrasting colors of buildings have 4. For improving the efficiency of traffic, there should be a clear been observed to cause this unpleasantness. As most LAPs are hierarchy of roads and manage the vehicular movement yet to be developed, this aspect of town development needs to accordingly. be seriously taken into consideration.

5. A clear delineation of footpaths and roads would be necessary 10. There is need to regulate the use of balconies and ensure that to avoid interference between the pedestrians and vehicles and the occupants do not store objects that could fall off the to encourage walking. Parking areas could be designated around balconies. A guideline for using the balconies should be the periphery of the city core and not be allowed along the developed and implemented before any mishap occurs. streets. 11. There are some constructions observed on the steep slopes. 6. Along with pedestrianizing some of the roads, service roads Development on such areas would require thorough review as it could be developed for delivering efficient services in times of would pose a risk to the adjacent settlements during landslides emergencies such as fire and other inconveniences. and other natural calamities. Developments on slopes need to Subsequently the service roads should be regulated properly. be looked into from the perspective of fragile soil condition in Phuentsholing.

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12. Temporary sheds have been observed in the forested and green the process of scrutiny against the minimum safety standards areas. Because of their substandard nature of design and and guidelines. construction, they could be the cause of fire and poor sanitation. Appproval of temporary structure should go through

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PHOTOGRAPHIC RECORDS PHUENTSHOLING CORE AREA

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PHUENTSHOLING CORE AREA-ZONE I

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PHUENTSHOLING CORE AREA-ZONE II

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PHUENTSHOLING CORE AREA-ZONE III

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PHUENTSHOLING CORE AREA-ZONE IV

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PHUENTSHOLING CORE AREA-ZONE V

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PHUENTSHOLING CORE AREA-ZONE VI

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PHOTOGRAPHIC RECORDS BUILDING SAMPLES

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BUILDING SAMPLE 1

BUILDING SAMPLE 2

BUILDING SAMPLE 3

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BUILDING SAMPLE 4

BUILDING SAMPLE 5

BUILDING SAMPLE 6

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BUILDING SAMPLE 7 BUILDING SAMPLE 8

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BUILDING SAMPLE 10

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BUILDING SAMPLE 11

BUILDING SAMPLE 12 BUILDING SAMPLE 13 BUILDING SAMPLE 14

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BUILDING SAMPLE 15 BUILDING SAMPLE 16

BUILDING SAMPLE 17

BUILDING SAMPLE 18 BUILDING SAMPLE 19 BUILDING SAMPLE 20

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BUILDING SAMPLE 21 BUILDING SAMPLE 22 BUILDING SAMPLE 23

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MAPS PHUENSTHOLING URBAN DEVELOPMENT PLAN 2002-2017

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MAPS PHUENSTHOLING STRUCTURE PLAN 2013-2028

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ANNEXURE 1- COMPLIANCE REVIEW PLANNING COMPLIANCE

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 54

COMPLIANCE REVIEW: PHUENTSHOLING CORE AREA-ZONE I

Sl.No Precinct or Area Status of plan Development permitted Development on site Remarks of review RESIDENTIAL Uses: Plotted or Bungalow type residential • Small temporary buildings, Semi-detached / ROW Housing, sheds are used as Apartments / Multi-storeyed Residential buildings, canteens. Housing Workers Under • Proposed residential Colonies / Societies / Group Housing, Housing for a) Uses: Automobile 1. elderly. Small Guest houses, Hostels, Transit land use is used as residence development workshops Camps. Places of Public worship or Religious workshops assembly of a Local character (Chorten, • Residential land use Zangtopelri etc.) Public Open spaces including Tot- lots, Sit-outs, Playgrounds and Parks. Public parks has been substantially or Private parks which are not utilized for business reduced purposes. Nursery, Crèche center, Primary schools, a) Uses: PCC water supply Educational buildings including Hostels except • Some buildings are PCC Leased office, Workshops, Under Trade schools under construction Community centers, Community Hall, Socio- Consolidated GREF area 2. land and MTI • GREF area development Cultural centers, Welfare centers, Clubs, b) Height: Single storied consolidated in leased land Gymnasiums Public Libraries and Museums Small c) Facade: Not as per TAG Health clinics, Dispensary units, Nursing Homes. residential zones. Government and Municipal offices, Branch offices d) Access: Road of Banks with safe deposit vaults, Other public uses like Post offices, Police Post, Telephone exchanges, Fire stations facing on road of width not less than 12 m Utilities like Electric sub-station, a) Uses: DGM office, MoAF Rabten Garbage bins, Pumping stations and Water offices, residential, workshop, installations and Ancillary structures thereof printing press NDTS Area, required to cater to the local area facing on road 3. Developed b) Height: Ranges from G to FCB Area, of width not less than 12 m Scientific/Technical, Professional offices occupying a floor area G+5 Tashi gas exceeding 20 sq. mts Bus shelters, Parking areas c) Facade: Not as per TAG godown for Light vehicles, Taxi stand d) Access: Road a) Height (1): G+9 b) Height (2): G+3 c) Height (3): G+9

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 55

Sl.No Precinct or Area Status of plan Development permitted Development on site Remarks of review PUBLIC & SEMI PUBLIC

a) Uses: Primary school, Education central store b) Height: G and G+1 1. School Developed Uses: All types of use as mentioned in Residential. All types of Schools, c) Facade: Not as per TAG Institutions, Boarding Schools, Technical d) Access: Access road College, Polytechnic Offices of Private, (rough road) Government and Corporations Public utilities and services as required, Parking stand Hospitals, BHU, Nursing Homes, a) Uses: KMT Printing press Thrimkhang etc. Community b) Height: Single storied 2. Undeveloped Club c) Facade: Not as per TAG

d) Access: Thromde road

SPECIAL AREAS

a) Uses: GREF area • The buildings in the GREF b) Height: Single storied GREF compound do 3. Developed Compound c) Facade: Not as per TAG not have traditional architectural features. d) Access: Thromde road

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 56

Sl.No Precinct or Status of plan Development permitted Development on site Remarks Area of review GREEN SPACES

Uses: Children's Play Area, Tot lots, • Lack of recreational Playgrounds, Archery Field, Khuru & area in the zone. Football Daghor Ground Urban Plaza mainly for • Used as workshop area for • There is also a general 1. Undeveloped ground recreation, Sit outs for summer season GREF lack of organized Riverfront Development along Om Chhu open spaces in the Water slides, Water sports, Amusement zone. Parks Manidangrim, Mani Dungkhor, Chukhor Mani, Chorten, Memorial Chorten Stadium, Indoor Stadium, • Dust pollutants in the Children park Under Recreational Complex, Picnic Spots, area due to 2. with rock • Basketball court developed Zoological and Botanical Gardens construction garden Exhibition and Fair Ground, Places for activities. Tshechu, Museum

MIXED LAND USE

• Most of the Uses: All uses as mentioned in R. Daily structures were need shops, Grocery, Milk booth, STD/ constructed long time PCO, News Paper stalls and other a) Uses: Mixed use, Shops, back. convenience shops that will not disturb Godowns, Residential Traditional the surrounding environment may be apartments. • architectural features Mixed land permitted on the ground floor Beauty 1. Developed are not incorporated use Parlour, Tailor shop not employing more b) Height: G+5 than 7 persons, Dry cleaning shop, small and roofing is not Restaurant with bar, Ice-cream parlours, c) Facade: Not as per TAG constructed on some buildings. Bakeries with no space for production d) Access: Thromde road may be permitted on the ground floor • Setbacks not a) Height : G+3 maintained between buildings.

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 57

Sl. No Precinct or Area Status of plan Development permitted Development on site Remarks of review UTILITIES

a) Uses: Sewerage treatment plant, PCC Sewage office Uses: Bus Terminal, Truck Terminals, Sewerage Parking Areas Helipad, Airport, Dry Port 1. treatment Developed b) Height: Single storied etc. Treatment Plant for Water supply, plant Sewerage Treatment Plant, Solid Waste c) Facade: disposal site and Collection Center d) Access: Thromde road Electric Sub-station, Telephone Exchanges, Fire lighting Slaughter House, Meat Processing Unit, Crematorium and Burial Ground Any use Meat of National and International a) Uses: Vehicle repair and 2. Processing Undeveloped importance (RBA, RBP, IMTRAT, GREF body making workshop Plant etc.)

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 58

Sl.No Precinct or Status of Plan Development Permitted Development on site Remarks Area of review ROADS Category: Highway Carriage way: 7.5m RoW: 18m Footpath: 1.5m Second entry to Under Carriage way: 12m (2 lanes) 1. Drains: 1.2m T/phu highway development Footpath: 1.5-1.8m Streetlights: 30m c/c single Drains: not specified sided Street lights:30-35m

Category: Sector Roads Carriage way: 6.8m PCC sewerage RoW: 12m Footpath: 1.1m to meat Carriage way: 7m 2. Developed Drains: small drains processing Footpath: 1.5-1.8m Streetlights: 35m c/c single plant Drains: not specified sided Street lights:30-35m

Category: Residential Streets RoW: 7m Carriage way: 4m Plot no. 271 to Carriage way: 3.5m 3. Developed Footpath: Not constructed Plot no. 279 Footpath: 1.5-1.8m Drains: .35m Drains: not specified Street lights:30-35m Category: Residential Streets RoW: 7m Carriage way: 5m In front of Plot Under Carriage way: 3.5m • The roads are not 4. Footpath: Not constructed no. 235 developed Footpath: 1.5-1.8m black topped Drains: Not constructed Drains: not specified Street lights:30-35m

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 59

Sl.No. Precinct or Status of Plan Development Permitted Development on site Remarks Area of review

Category: Residential Streets Carriage way: • The roads are not RoW: 12m NDTI complex Footpath: Not constructed black topped. Under Carriage way: 7m 5. to Singey Eng. Drains: Not constructed • The full stretch of developed Footpath: 1.5-1.8m Workshop Streetlights: 30m c/c single road is not Drains: not specified sided. constructed Street lights:30-35m

Category: Residential Streets RoW: 7m Tashi Eng. To Carriage way: 3.5m 6. Undeveloped Chhoden eng. Footpath: 1.5-1.8m Drains: not specified Street lights:30-35m

• The roads are not Category: Sector Roads maintained properly. Carriage way: 6.9m RoW: 12m There are potholes PCC/WS office Footpath: 1.4m Carriage way: 7m due to construction 7. to truck Developed Drains: Under footpath Footpath: 1.5-1.8m activities. terminal Streetlights: 35m c/c single Drains: not specified • Manholes are jutting sided Street lights:30-35m out in the center of the road Category: Major Roads Carriage way: 5m/6.6m RoW: 18m Bhutan gate to Footpath: 1.4m Carriage way: 12m 8. proposed Developed Drains: .3m Footpath: 1.5-1.8m second entry Streetlights: 28m c/c single Drains: not specified sided Street lights:30-35m

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 60

Sl.No. Precinct or Status of Plan Development Permitted Development on site Remarks Area of review

FOOTPATH

Along Thuen 1. Developed Width: 1.5-1.8m Width: 2.8m/1.4m Lam

• The footpaths are in dilapidated Existing Width: 1.8m 2. Developed Width: 1.5-1.8m conditions due to footpaths Drains under footpath construction activities.

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 61

Sl.No. Precinct or Status of Plan Development Permitted Development on site Remarks Area of review HOUSING Leased land Completion date: 2007 • The site is used as truck 1. Pilot Housing Undeveloped No. of units: 240 parking and scrap dealers. Type: Low cost Redevelopment project FCB Godown- Completion date: 2012 2. Developed • Private buildings Sal forest area No. of units: 70 Type: Multi storeyed

• Workshops and temporary Excess land sheds for canteens and Engineering & Under Completion date: 2012 3. workers residence. Workshop area development No. of units: 120 • Construction of Ashi Type: Workers Bidha’s buildings Leased land MTI leased • Site used for PCC Water Under Completion date: 2007-12 4. land along Om supply office and development No. of units: 80 Chhu workshops Type: RoW

Redevelopment project Completion date: 2012 • Residential, Offices and 5. NDTS colony Developed No. of units: 160 stores Type: Multi storeyed

No. of units: 24 6. NHDC housing Developed Access: Access road Type: Group housing

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 62

SUMMARY OF COMPLIANCE REVIEW OF ZONE I

Proposed Landuse Existing Landuse

Utilities Warehousing and Workshops Utilities Warehousing and Workshops Public & Semi-Public Residential Public & Semi-Public Residential Organised Green Spaces BODS Organised Green Spaces BODS Forest/Steep slopes Mixed use Forest/Steep slopes Mixed use Special Area (GREF) Road, Footpaths & Parking Special Area (GREF) Road, Footpaths & Parking

1% 5% 11% 1% 24% 12% 2% 24% 5% 14%

1% 0% 16% 7% 1% 34% 5% 4% 32%

1%

The residential area has been reduced from 16% to 5%.

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 63

Open Space breakup Built-Open Road, Footpaths & Parking Organised Green Spaces Built up Open Left over spaces

25% 16% 9%

75% 75%

Roads

Developed Under development Under developed Undeveloped

13%

25% 50%

12%

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 64

COMPLIANCE REVIEW: PHUENTSHOLING CORE AREA-ZONE II

Sl.No Precinct or Status of plan Development permitted Development on site Remarks Area of review COMMERCIAL • Buildings were built before PUDP 2002- 17. Uses: Any uses permitted in zone (R & M) Auto parts stores and show rooms for • No roofing on some Motor vehicles and Machinery Sale, buildings purchase and storage of Furniture and • No setbacks Household goods Wholesale establishments maintained between with storage not exceeding 200 sq.m. buildings subject to fire protection requirements • Additional floor Printing, Book binding, Engraving and block constructed in lieu of making Household Appliances, Grocery attic. a) Uses: Truck parking, Shops, Stationary, Computer Peripherals, • TAG features are not Core area Cinema hall, automobile Readymade garments, Shoe store, Watch incorporated including repairing, Photo studios etc. Hotels, retail shops, hotels, properly lower and Under Restaurants, Bars and Eating joints restaurants, residentials 1. • Narrow streets with upper market development Vegetable Market, Wholesale Market b) Height: G+1, G+3, G+5, parking on road sides. and Jorden Educational institutions and Government/ G+5+A • Off street alleys Lam area Private Offices, Banks, offices of service c) Facade: Not as per TAG provide good spaces industries and Exchanges Public Utility d) Access: Thromde roads buildings Fueling and Service stations, Taxi for activities. stands, Multi-storeyed parking, Parking • Proposed vegetable Lots Parks and Playgrounds, Exhibitors market is still used as premises, Art galleries, Aquariums, truck parking Cinemas, Multiplexes, Shopping Arcade etc. • Construction of RCC Showroom for Distribution and sale of LPG river training wall Gas may be permitted on the along Om Chhu ground floor • Balconies project a) Height : G+3 onto the streets with heavy objects on them.

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 65

Sl.No Precinct or Status of plan Development permitted Development on site Remarks Area of review MIXED LAND USE Uses: All uses as mentioned in R. Daily need shops, Grocery, Milk booth, STD/ PCO, News Paper stalls and other convenience shops that will not disturb a) Uses: Commercial, the surrounding environment may be Residential Mixed land Under permitted on the ground floor Beauty b) Height: G+3, G+4, G+5 1. use development Parlour, Tailor shop not employing more c) Facade: Newer buildings than 7 persons, Dry cleaning shop, small are as per TAG Restaurant with bar, Ice-cream parlours, d) Access: Thromde road Bakeries with no space for production may be permitted on the ground floor a) Height : G+3 GREEN SPACES

Uses: Children's Play Area, Tot lots,

Playgrounds, Archery Field, Khuru & • Chortens, fountain, Zangtopelri Daghor Ground Urban Plaza mainly for 1. Developed gardens initiated by youth, • Small pockets of Area recreation, Sit outs for summer season sit-outs, hand wash green spaces are not Riverfront Development along Om Chhu developed Water slides, Water sports, Amusement • Proposed green space Parks Manidangrim, Mani Dungkhor, near Gol building is Chukhor Mani, Chorten, Memorial • Sit outs, chortens, mani not developed since a Chorten Stadium, Indoor Stadium, dungkor structure was already 2. Other areas Under developed Recreational Complex, Picnic Spots, • Building constructed on constructed. Zoological and Botanical Gardens proposed green space Exhibition and Fair Ground, Places for near Gol building Tshechu, Museum

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 66

Sl.No. Precinct or Status of Plan Development Permitted Development on site Remarks Area of review ROADS Category: Highway Carriage way: 11m Thimphu- RoW: 18m Footpath: 1.8m; 2.25m Phuentsholing Carriage way: 12m (2 lanes) Median: 1.4m 1. Highway ( Near Developed Footpath: 1.5-1.8m Drains: Not constructed Mani Dangrim Drains: not specified Street lights: 20m c/c (twin Junction) Street lights:30-35m central)

Category: Highway Thimphu- Carriage way: 8.2m RoW: 18m Phuentsholing Footpath: 5.5m; 1.5m Carriage way: 12m (2 lanes) 2. Highway (near Developed Drains: Not constructed Footpath: 1.5-1.8m Peljorling Street lights: 20m c/c (twin Drains: not specified Hotel) central) Street lights:30-35m

Category: Major Roads Carriage way: 4.3m • Steps connecting RoW: 18m Footpath: 2.8m from the road level Under Carriage way: 12m 3. Thuen Lam Drains: 0.3m to the footpath level developed Footpath: 1.5-1.8m Street lights:29m c/c (single extend onto the Drains: not specified sided) circulation path. Street lights:30-35m

Category: Major Roads Carriage way: 4.3m RoW: 18m • Green Buffer: (1.1m) Footpath: 2.8m Under Carriage way: 12m from the 4. Thuen Lam Drains: Not constructed developed Footpath: 1.5-1.8m International Street lights:29m c/c (single Drains: not specified boundary wall. sided) Street lights:30-35m

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 67

Sl.No. Precinct or Status of Plan Development Permitted Development on site Remarks Area of review

Category: Major Roads Carriage way: 6.6m RoW: 18m Footpath: 1.5m; 1.4m Under Carriage way: 12m 5. Link Road Drains: 0.45m developed Footpath: 1.5-1.8m Street lights:29m c/c (single Drains: not specified sided) Street lights:30-35m

Category: Sector Roads Carriage way: 3.9m Road RoW: 12m Footpath: Not constructed connecting Link Carriage way: 7m 6. Developed Drains: 0.3m on one side Road to Jordan Footpath: 1.5-1.8m Street lights:35m c/c (single Lam Drains: not specified sided) Street lights:30-35m

Category: Residential Streets L- loop RoW: 7m Carriage way: 4.5m connecting Link • Used as private Under- Carriage way: 3.5m Footpath: Not constructed 7. Road to Jordan parking. developed Footpath: 1.5-1.8m Drains: Not constructed Lam near truck • Dead end road Drains: not specified Street lights: Not constructed parking Street lights:30-35m

Category: Sector Roads Carriage way: 7m RoW: 12m Jordan Lam Footpath: 2m; 1.7m Carriage way: 7m 8. (near Truck Developed Drains: 0.5m Footpath: 1.5-1.8m Parking) Street lights:35m c/c (single Drains: not specified sided) Street lights:30-35m

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 68

Sl.No. Precinct or Status of Plan Development Permitted Development on site Remarks Area of review

Carriage way: 6.6m Category: Sector Roads Footpath: Not constructed RoW: 12m Median: Not constructed Carriage way: 7m • Footpath inconsistent 9. Namgyel Lam Developed Drains: 0.5m (open); 0.6 Footpath: 1.5-1.8m and not maintained. (covered) Drains: not specified Street lights:33m c/c (single Street lights:30-35m sided)

Category: Sector Roads Carriage way: 4m RoW: 12m Namgyel Lam Footpath: Not constructed Under Carriage way: 7m 10. (near the flour Drains: Not constructed developed Footpath: 1.5-1.8m mill) Street lights:35m c/c (single Drains: not specified sided) Street lights:30-35m

Category: Major Roads Carriage way: 5.5m Road adjacent RoW: 18m Footpath: 1.35m to existing Taxi Under Carriage way: 12m 11. Drains: 0.4m Parking developed Footpath: 1.5-1.8m Street lights:35m c/c (single Drains: not specified sided) Street lights:30-35m

Category: Residential Streets RoW: 7m Carriage way: 4.7m Phuensum Lam Carriage way: 3.5m Footpath: Not constructed 12. in front of plot Developed Footpath: 1.5-1.8m Drains: 0.6m open v drain 108 B & C Drains: not specified Street lights: Not constructed Street lights:30-35m

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 69

Sl.No. Precinct or Status of Plan Development Permitted Development on site Remarks Area of review

Category: Residential Streets Carriage way: 4m RoW: 7m Footpath: 1.8m Carriage way: 3.5m 13. Phuensum Lam Developed Drains: 0.4m; 0.4m Footpath: 1.5-1.8m Street lights:35m c/c (single Drains: not specified sided) Street lights:30-35m

Category: Sector Roads Carriage way: 4.7m RoW: 12m Jordan Lam Footpath: 1.8m Carriage way: 7m 14. near Hotel Developed Drains: 0.4m; 0.4m Footpath: 1.5-1.8m Pemaling Street lights:35m c/c (single Drains: not specified sided) Street lights:30-35m

Carriage way: 6.6m Category: Residential Streets Footpath: building plinth RoW: 7m used as footpath (1.9m) • 2m used for parking Carriage way: 3.5m 15. Deki Lam Developed Drains: covered drain below out of the carriage Footpath: 1.5-1.8m footpath way Drains: not specified Street lights:35m c/c (single Street lights:30-35m sided)

Category: Sector Roads Carriage way: 7m RoW: 12m Road Footpath: 2m Carriage way: 7m 16. perpendicular Developed Drains: 1m Footpath: 1.5-1.8m to Gadoe Lam Street lights:35m c/c (single Drains: not specified sided) Street lights:30-35m

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 70

Sl.No. Precinct or Status of Plan Development Permitted Development on site Remarks Area of review

Category: Residential Streets Carriage way: 6.2 RoW: 7m Footpath: Not constructed • 2m used for parking Road parallel to Carriage way: 3.5m 17. Developed Drains: 0.4m open drain out of the carriage Gadoe Lam Footpath: 1.5-1.8m Street lights:35m c/c (single way Drains: not specified sided) Street lights:30-35m

Category: Residential Streets Carriage way: 9.9m RoW: 7m Connector Footpath: 1.7m • 4m used for parking Carriage way: 3.5m 18. Road adjacent Developed Drains: Not constructed out of the carriage Footpath: 1.5-1.8m to Gadoe Lam Street lights:35m c/c (single way Drains: not specified sided) Street lights:30-35m

Category: Residential Streets Carriage way: 6.2 RoW: 7m Footpath: Not constructed • 2m used for parking Carriage way: 3.5m 19. Gadoe Lam Developed Drains: 0.4m open drain out of the carriage Footpath: 1.5-1.8m Street lights: 36m c/c (single way Drains: not specified sided) Street lights:30-35m

Category: Sector Roads Carriage way: 13.3m RoW: 12m Footpath: 1.2m • 3.7m used for Upper Tharpai Carriage way: 7m 20. Developed Drains: 0.4m open drain parking out of the Lam Footpath: 1.5-1.8m Street lights: 30m c/c carriage way Drains: not specified (staggered) Street lights:30-35m

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 71

Sl.No. Precinct or Status of Plan Development Permitted Development on site Remarks Area of review

Category: Residential Streets Lower Tharpai Carriage way: 6.5m RoW: 7m Lam Footpath: 1.2m • 2.5m used for Carriage way: 3.5m 21. (Zangdopelri Developed Drains: 0.4m open drain parking out of the Footpath: 1.5-1.8m peripherial Street lights:35m c/c (single carriage way Drains: not specified road) sided) Street lights:30-35m

Category: Residential Streets Carriage way: 6.3m Jorden Lam RoW: 7m Footpath: Not constructed • 2m used for parking near Hotel Carriage way: 3.5m 22. Developed Drains: Not constructed out of the carriage Tshering Footpath: 1.5-1.8m Street lights:31m c/c (single way Phuensum Drains: not specified sided) Street lights:30-35m

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 72

Sl.No. Precinct or Status of Plan Development Permitted Development on site Remarks Area of review FOOTPATH Width: Ranges from 1.2m to • Most roads do not On street Under 2.8m 1. Width: 1.5-1.8m footpaths developed Footpaths are not developed have on-street along some roads footpaths • Footpaths are not Off street smooth and regular 2. Developed Width: 1.5-1.8m Width: 2.3m footpaths • Footpaths are not continuous

• Building plinth and Footover Funded by: ADB One footover bridge staircases extends 3. Developed bridges Nos.: 4 proposed developed over Om chhu. onto the footpath

HOUSING

Leased land Redevelopment project 1. given to non Undeveloped No. of units: 50 • Used as workshop nationals Type: Block development

Redevelopment project Use: FCB quarters Lower market- 2. Developed No. of units: 60 No. of units: 36 units FCB godown Type: RoW Type: RoW housing

Excess land Wangdi 3. Undeveloped No. of units: 50 • Private buildings workshop Type: Detached

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 73

SUMMARY OF COMPLIANCE REVIEW ZONE II

Proposed Landuse Existing Landuse

Commercial Organised Green Spaces Commercial Organised Green Spaces Mixed use Road, Footpaths & Parking Mixed use Road, Footpaths & Parking

34% 40%

51% 55%

8% 6% 3%

3%

The commercial land-use has decreased by 4% and roads have increased by 6%

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 74

Open Space break up Built Open Organised Green Spaces Road, Footpaths & Parking Built open Left over space

9% 34% 30%

66% 61%

Roads

Developed Under developed

27%

73%

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 75

COMPLIANCE REVIEW: PHUENTSHOLING CORE AREA-ZONE III

Sl.No Precinct or Area Status of plan Development permitted Development on site Remarks of review RESIDENTIAL Uses: Plotted or Bungalow type residential buildings, Semi-detached / ROW Housing, Apartments / Multi-storeyed Residential buildings, Housing Colonies / Societies / Group Housing, Housing for elderly. Small Guest houses, Hostels, Transit Camps. Places of Public worship or Religious assembly of a Local character (Chorten, Zangtopelri etc.) Public Open spaces including Tot-lots, Sit-outs, Playgrounds and Parks. Public parks or Private parks which are not utilized for a) Uses: Housing Colonies business purposes. Nursery, Crèche center, (Residential) / Primary schools, Educational buildings including Land use as per PUDP. Administration/ Scrap • Hostels except Trade schools Building floors within yard/ Telecommunication • PWD Colony, Community centers, Community Hall, Socio- permissible number Cultural centers, Welfare centers, Clubs, Towers/ Recreational RBA, RBP, of floors. 1. Developed Gymnasiums Public Libraries and Museums Provisions India House • Multi sports hall is Small Health clinics, Dispensary units, Nursing b) Height: G, G+1, G+3 Area Homes. being constructed on c) Facade: Not as per TAG Government and Municipal offices, Branch the proposed d) Access: Access road offices of Banks with safe deposit vaults, Other residential area public uses like Post offices, Police Post, connected to Thimphu- Telephone exchanges, Fire stations facing on Phuentsholing Highway road of width not less than 12 m Utilities like Electric sub-station, Garbage bins, Pumping stations and Water installations and Ancillary structures thereof required to cater to the local area facing on road of width not less than 12 m Scientific/Technical, Professional offices occupying a floor area exceeding 20 sq. mts Bus shelters, Parking areas for Light vehicles, Taxi stand a) Height : G+9

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 76

Sl.No Precinct or Area Status of plan Development permitted Development on site Remarks of review MIXED LAND USE • Land use as per PUDP. Building floors Uses: All uses as mentioned in R. Daily • exceeds the need shops, Grocery, Milk booth, STD/ a) Uses: Residential/ permissible number PCO, News Paper stalls and other Commercial/ of floors. convenience shops that will not disturb Phuentsholing Thromde Most of the buildings Gaki Lam, the surrounding environment may be Offices/ Revenue and • have proper Pelkhil Lam permitted on the ground floor Beauty Customs Offices/ DoR 1. Developed traditional and Samdrup Parlour, Tailor shop not employing more Offices/ Hotels architectural Lam than 7 persons, Dry cleaning shop, small b) Height: G, G+1, G+2, G+3, elements Restaurant with bar, Ice-cream parlours, G+4 Buildings with Bakeries with no space for production c) Facade: Not TAG • horizontal shading may be permitted on the ground floor. d) Access: Thromde Road devices above a) Height : G+3 windows are common in this zone PUBLIC & SEMI PUBLIC

a) Uses: BPC Administration Uses: All types of use as mentioned in • Land use as per PUDP. BPC Complex Office/ Staff Quarters Residential. All types of Schools, • Building floors within 1. near PWD Developed b) Height: G, G+3 Institutions, Boarding Schools, Technical permissible number Colony c) Facade: Not as per TAG College, Polytechnic Offices of Private, of floors Government and Corporations Public d) Access: Access Road utilities and services as required, Parking stand Hospitals, BHU, Nursing Homes, Thrimkhang etc. a) Uses: FCB Office • Land-use changed a) Height : G+3 b) Height: G+3 from Institutional to 2. Other areas Developed c) Facade: residential in some d) Access: areas.

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 77

Sl.No Precinct or Status of plan Development permitted Development on site Remarks Area of review GREEN SPACES Playgrounds Uses: Children's Play Area, Tot lots, in PWD Playgrounds, Archery Field, Khuru & • Childrens’ play areas Colony, New Under- Daghor Ground Urban Plaza mainly for • Archery Field are not developed 1. Archery developed recreation, Sit outs for summer season • Canteen • Under-developed ground along Riverfront Development along Om Chhu road Om Chhu Water slides, Water sports, Amusement Parks Manidangrim, Mani Dungkhor, Chukhor Mani, Chorten, Memorial Chorten Stadium, Indoor Stadium, • Proposed green spaces • PSA Football Field 2. Other areas Developed Recreational Complex, Picnic Spots, are still being used as • Landscaped Sit- outs Zoological and Botanical Gardens residential area Exhibition and Fair Ground, Places for Tshechu, Museum Left over spaces Riverfront development Small parks, relaxation centre by • No Riverfront along Om Chhu incorporating traditional Bhutanese • Mani Dangrim below PCC development along Viewing gallery theme into it. (Religious structures, Office developed. and sit outs in Om chu. typical Bhutanese flower beds etc.). • Footpaths along Om Chhu PWD Colony Under- • RCC shear wall along 3. Similarly un-maintained open spaces constructed. facing Om Chhu developed the bank of Om chhu side and existing terraces are utilized for • RCC Shear wall retaining do not blend well with Landscaping of public recreation at community level i.e. wall built along the banks the natural form of leftover spaces children’s park, view point and of Om chhu. near Pemaling river banks. Statue of Buddha observatories etc. and a Park near Royal Guest House

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 78

Sl.No Precinct or Area Status of plan Development permitted Development on site Remarks of review UTILITIES Uses: Bus Terminal, Truck Terminals, Parking Areas Helipad, Airport, Dry Port etc. Treatment Plant for Water supply, Sewerage Treatment Plant, Solid Waste disposal site and Collection Center a) Uses: Booster Station Electric Sub-station, Telephone b) Height: G • No deviations from 1. Utilities Developed Exchanges, Fire lighting Slaughter c) Facade: Not as per TAG PUDP House, Meat Processing Unit, d) Access: Road Crematorium and Burial Ground Any use of National and International importance (RBA, RBP, IMTRAT, GREF etc.) NO DEVELOPMENT ZONE

. Few temporary sheds Steep Slopes/ Maintained as • Retaining wall Steep slopes, Slopes beyond 30%, built on steep slopes Forest Areas/ per PUDP 2002- • Presence of one storied 1. Landslide Areas, River front, Streams . Construction of RCC Protected 2017 with minor temporary structures and Cultivation, Eco-fragile Areas etc. retaining wall along Areas deviations archery ground Om Chhu

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 79

Sl.No Precinct or Area Status of plan Development permitted Development on site Remarks of review WAREHOUSES & WORKSHOPS Uses: Existing Industrial Area i.e.Light and service industries provided they are not noxious, obnoxious and hazardous (no new construction), Proposed Industrial Estate at Pasakha (refer the Master Plan on Pasakha) Automobile Workshops and Service • Deviation in heights station, Show rooms and shops for a) Uses: Warehouse/ Go- (one residential selling auto and related components Downs/ Commercial/ building exceeds the Warehousing, Godowns, Storage Areas, Residential height limit) 1. Warehouses Developed Loading and Unloading areas, Greneries, b) Height: G, G+1, G+2, G+4 • Inconsistent and Wholesale Grain Market Auction Yard, c) Facade: Not as per TAG inadequate footpaths Agricultural Complex Commercial spaces d) Access: Access Road • Non-functional as required, Public utilities and services drainage system. as required, Parking stand Residential for Watch and Ward, Staff quarters (minimum 20% should be reserved for residential accommodation) Public utilities and services as required, Parking Areas and lots Height: G+3

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 80

Sl.No Precinct or Status of plan Development permitted Development on site Remarks Area of review

ROADS

Category: Sector road ROW:7.6m RoW: 12m Carriage way: 5.5m Gaki Lam( Near Under Carriage way:7m Footpath: 1.7m) 1. Booster Developed Footpath:1.5-1.8m Drains: 0.4m Station) Drains: not specified Street lights:30m c/c (Single Street lights:30-35m sided arrangement)

Category: Residential street ROW:5.9m Road RoW: 7m Carriage way: 4.6m perpendicular Carriage way:3.5m Footpath: Not constructed 2. to Gaki Lam Developed Footpath:1.5-1.8m Drains: 0.6m,0.7m (Near Plot Drains: not specified Street lights:40m c/c (Single no.271) Street lights:lights:30-35m sided arrangement)

Category: Residential street Road Carriage way: 6 RoW: 7m perpendicular Footpath: Not constructed Carriage way:3.5m 3. to Gaki Lam Developed Drains: Not constructed Footpath:1.5-1.8m (Near Plot Street lights: only one street Drains: not specified no.173) light Street lights:lights:30-35m

Category: Residential streets ROW:8.3m Gaki Lam( Near RoW: 7m Carriage way: 5.5m . Unpaved portion Consulate Carriage way:3.5m Footpath: Not constructed 4. Developed between the drain General of Footpath:1.5-1.8m Drains: 0.6m and carriage way. India) Drains: not specified Street lights:33m c/c (Single Street lights:30-35m sided arrangement)

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 81

Precinct or Sl.No Status of plan Development permitted Development on site Remarks Area of review

Category: Residential streets ROW:6.5m RoW: 7m Carriage way: 3.3m • Unpaved portion Gaki Lam( Near Carriage way:3.5m Footpath: Not constructed between the 5. Developed Plot no.273) Footpath:1.5-1.8m Drains: Not constructed boundary and Drains: Not specified Street lights:33m c/c (Single carriage way. Street lights:30-35m sided arrangement)

Roal parallel to Category: Sector road ROW:10.8m Gaki Lam after RoW: 12m Carriage way: 5.8m • Unpaved portion the junction Under Carriage way:7m Footpath: Not constructed between the 6. near the Developed Footpath:1.5-1.8m Drains: 0.5m,0.5m boundary and Consulate Drains: Not specified Street lights:35m c/c (Single carriage way. General of Street lights:30-35m sided arrangement) India

Category: Sector road ROW:5.4m RoW: 12m Carriage way: 4.5m Gaki Lam in Under Carriage way:7m Footpath: Not constructed 7. between two developed Footpath:1.5-1.8m Drains: Not constructed junctions. Drains: Not specified Street lights:33m c/c (Single Street lights:30-35m sided arrangement)

Road Category: Sector road ROW:10.8m Perpendicular RoW: 12m Carriage way: 6.4m • Unpaved portion to Highway in Carriage way:7m Footpath: Not constructed between the 8. Developed between RBP Footpath:1.5-1.8m Drains: 0.3m boundary and and RbA Drains: Not specified Street lights:40m c/c (Single carriage way. Colony. Street lights:30-35m sided arrangement)

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 82

Precinct or Sl.No Status of plan Development permitted Development on site Remarks Area of review

Category: Residential streets ROW:7.5m Completion date: Carriage way: 4.5m • Unpaved portion RoW: 7m Road behind Footpath: Not constructed between the 9. Developed Carriage way:3.5m RBP colony Drains: 0.8m boundary and Footpath:1.5-1.8m Street lights:40m c/c (Single carriage way. Drains: Not specified sided arrangement) Street lights:lights:30-35m

Category: Sector road Road ROW:19.3m RoW: 12m Connecting Carriage way: 7.2m Carriage way:7m . Parking on one side 10. Highway and Developed Footpath: 1.4m Footpath:1.5-1.8m of the road. Gaki lam (near Drains: 0.4m,0.3m Drains: Not specified Orchid Hotel) Street lights:absent Street lights:30-35m

FOOTPATH

• Most roads do not have on-street footpaths On- street Under 1. Width: 1.5-1.8m Width: 1.4-1.7m • Footpaths are not footpaths Developed continuous • Footpaths are not regular and smooth

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 83

SUMMARY OF COMPLIANCE REVIEW OF ZONE III

Proposed Landuse Existing Landuse

Public & semi public Organised Green Spaces Public & semi public Organised Green Spaces Mixed use Light industries Mixed use Light industries Residential Utilities Residential Utilities Forest/Steep slopes Special Area ( Army & Police) Forest/Steep slopes Special Area ( Army & Police) Road, Footpaths & Parking Road, Footpaths & Parking

4% 18% 6% 16% 17% 18%

18% 8% 22% 8% 6% 7% 5% 10% 16% 21%

0% 0%

The residential land use has decreased by 5%

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 84

Open Space Breakup Built Open Organised Green Spaces Forest/Steep slopes Built Open Road, Footpaths & Parking Left over spaces

22% 27% 35%

78% 14%

24%

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 85

COMPLIANCE REVIEW: PHUENTSHOLING CORE AREA-ZONE IV Sl.No Precinct or Area Status of plan Development permitted Development on site Remarks of review RESIDENTIAL Uses: Plotted or Bungalow type residential a) Uses: Pvt. Offices, truck • Entry to some houses buildings, Semi-detached / ROW Housing, parking, Pvt. Buildings, Apartments / Multi-storeyed Residential are through India single storied govt. buildings, Housing • Many government China Line buildings, Tashi company Colonies / Societies / Group Housing, Housing houses in this zone including Tashi for elderly. Small Guest houses, Hostels, Transit colony, Health screening are in dilapidated & Teachers Camps. Places of Public worship or Religious office, water tank, pvt. 1. Developed condition. colony and assembly of a Local character (Chorten, Buildings, single storied Zangtopelri etc.) Public Open spaces including • Most of the newer other private houses Tot-lots, Sit-outs, Playgrounds and Parks. Public buildings have proper building b) Height: Ranges from G to parks or Private parks which are not utilized for traditional business purposes. Nursery, Crèche center, G+3 architectural Primary schools, Educational buildings including c) Facade: Not as per TAG elements Hostels except Trade schools d) Access: Access road Community centers, Community Hall, Socio- Cultural centers, Welfare centers, Clubs, Gymnasiums Public Libraries and Museums Existing Small Health clinics, Dispensary units, Nursing 2. hospital, MSD Developed Homes. a) Uses: Medical Store Depot area Government and Municipal offices, Branch offices of Banks with safe deposit vaults, Other public uses like Post offices, Police Post, Telephone exchanges, Fire stations facing on road of width not less than 12 m Utilities like Electric sub-station, Garbage bins, Pumping stations and Water installations and Ancillary structures thereof required to cater to the local a) Uses: NHDCL Housing Forest colony area facing on road of width not less than 12 m Scientific/Technical, Professional offices b) Height: G+2 3. and Pemaling Developed occupying a floor area exceeding 20 sq. mts Bus c) Facade: As per TAG area shelters, Parking areas for Light vehicles, Taxi d) Access: Access road stand a) Height : G+3 b) Height: G+9 c) Height: G+3

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 86

Sl.No Precinct or Area Status of plan Development permitted Development on site Remarks of review MIXED LAND USE Uses: All uses as mentioned in R. Daily need shops, Grocery, Milk booth, STD/ PCO, News Paper stalls and other convenience shops that will not disturb Gaki Lam, the surrounding environment may be a) Uses: Hotels and Offices Pelkhil Lam permitted on the ground floor Beauty b) Height: G+5 1. Developed and Samdrup Parlour, Tailor shop not employing more c) Facade: Lam than 7 persons, Dry cleaning shop, small d) Access: Highway Restaurant with bar, Ice-cream parlours, Bakeries with no space for production may be permitted on the ground floor a) Height : G+3 PUBLIC & SEMI PUBLIC

a) Uses: PMSS, BNB, MoAF Bhutan Uses: All types of use as mentioned in offices, Telecom, telecom, BNB, Residential. All types of Schools, Drungkhag office, BoB, BOB, Institutions, Boarding Schools, Technical Immigration office, Drungkhag College, Polytechnic Offices of Private, RIGSS, BOD, Bhutan Post, Adm, Bhutan 1. Developed Government and Corporations Public RRCO, Truck parking, Post utilities and services as required, Parking RICB office RICB, Revenue stand Hospitals, BHU, Nursing Homes, b) Height: G+4+A, G+5 & Custom, Thrimkhang etc. c) Facade: Thrimkhang, a) Height : G+9 d) Access: Highway, Schools Thromde road

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 87

Sl.No Precinct or Area Status of plan Development permitted Development on site Remarks of review SPECIAL AREA

1. Special Area Developed a) Uses: IMTRAT Area

RELIGIOUS

a) Uses: Chorten and Mani 1. Chorten Developed dungkhor

GREEN SPACES

Uses: Children's Play Area, Tot lots, Playgrounds, • RIGSS • Open gym, Basketball 1. City Park Developed Archery Field, Khuru & Daghor Ground Urban Plaza mainly for recreation, Sit outs for summer court, Park season Riverfront Development along Om Chhu • Funded by ADB Water slides, Water sports, Amusement Parks Manidangrim, Mani Dungkhor, Chukhor Mani, Chorten, Memorial Chorten Stadium, Indoor Stadium, Recreational Complex, Picnic Spots, 2. Other areas Developed Zoological and Botanical Gardens Exhibition and • Sit outs and landscaping Fair Ground, Places for Tshechu, Museum

Left over spaces Landscaping Small parks, relaxation centre by incorporating of leftover traditional Bhutanese theme into it. (Religious • Buddha statue not spaces near structures, typical Bhutanese flower beds etc.). Similarly un-maintained open spaces and constructed 3. Pemaling Undeveloped existing terraces are utilized for public • Open gym in Pemaling Statue of recreation at community level i.e. children’s area Buddha and a park, view point and Park near observatories etc. Royal Guest House

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 88

Sl.No. Precinct or Status of plan Development permitted Development on site Remarks Area of review ROADS

Phuentsholing Category: Highway Carriage way: 9m – Thimphu RoW: 18m Footpath: 2m; 1.8m Highway Under Carriage way: 12m 1. Drains: 0.5m; 0.5m (junction next Developed Footpath: 1.5-1.7m Streetlight:33m c/c Single to Revenue Drains: Not specified sided arrangement Office) Street lights:30-35m

Category: Residential streets Carriage way: 5.5m RoW: 7m Footpath: 1.4m • 2m used for parallel Under- Carriage way: 3.5m 2. Sang Lam Drains: Under footpath parking out of the Developed Footpath: 1.5-1.8m Streetlight:33m c/c Single carriage way Drains: Not specified sided arrangement Street lights:30-35m

Category: Highway Carriage way: 7.35m Phuentsholing RoW: 18m Footpath: 1.7m; 1.5m – Thimphu Under Carriage way: 12m 3. Drains: 0.5m Highway (near Developed Footpath: 1.5-1.8m Streetlight:33m c/c Single IMTRAT) Drains: Not specified sided arrangement Street lights:30-35m

• Storm water drain Category: Sector roads present under the Carriage way: 6.5m RoW: 12m footpath Footpath: 1m Carriage way: 7m • Inconsistent carriage 4. Peljor Lam Developed Drains: Not constructed Footpath: 1.5-1.8m way width Streetlights:30m c/c Single Drains: Not specified • Footpath riser more sided arrangement Street lights:30-35m than permissible height

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 89

Sl.No. Precinct or Status of plan Development permitted Development on site Remarks Area of review

• Blacktop in Category: Residential streets Carriage way: 3.8m deterioted condition RoW: 7m Footpath: 1.2 • Streetlights are not Under- Carriage way: 3.5m 5. Forest Road Drains: Not constructed well maintained. Developed Footpath: 1.5-1.8m Streetlight:33m c/c Single • Footpaths in Drains: Not specified sided arrangement dilapidated Street lights:30-35m conditions Category: Sector roads Status of plan: Developed RoW: 12m Carriage way: 4.3m • Storm water drain Drungkhag Under Carriage way: 7m Footpath: 1m 6. present under the colony Developed Footpath: 1.5-1.8m Drains: Not constructed footpath Drains: Not specified Streetlights:30m c/c Single Street lights:30-35m sided arrangement Category: Residential streets Carriage way: 4.7m RoW: 7m Samdrup Lam Footpath: absent Carriage way: 3.5m 7. (near new Developed Drains: Not constructed Footpath: 1.5-1.8m Mani Dungkor) Streetlights: 35m c/c single Drains: Not specified sided arrangement Street lights:30-35m Category: Sector roads Status of plan: Samdrup Lam RoW: 12m Carriage way: 5.7m • 2m used for parallel (near Bhutan Under Carriage way: 7m Footpath: 2m 8. parking out of the Post Developed Footpath: 1.5-1.8m Drains: 0.3m carriage way Residence) Drains: Not specified Streetlights: 35m c/c single Street lights:30-35m sided arrangement Category: Sector roads Carriage way: 6.4m RoW: 12m Footpath: 1.2m; 9. Tashi Lam Developed Carriage way: 7m Drains: 0.5m; 0.3m Footpath: 1.5-1.8m Streetlights:37m c/c single Drains: Not specified sided arrangement

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 90

Sl.No. Precinct or Status of Plan Development Permitted Development on site Remarks Area of review FOOTPATH

On street Under 1. Width: 1.5-1.8m Width: 1.2m to 2m footpaths developed

• Footpaths are not continuous • Footpath risers are Footover Funded by: ADB One footover bridge 3. Developed too high at some bridges Nos.: 4 proposed constructed near RICBL parts • Footpaths are not regular and smooth HOUSING

Redevelopment project Bhutan post 1. Bhutan post Developed No. of units: 100 No. of units: 6 units Type: Detached Type: Single storied

Govt. housing (BPC, NHDCL, Between Redevelopment project etc.) 2. Samdrup & Developed No. of units: 100 No. of units: 9 units Peljor lam Type: Detached Type: Single storied

Type: Group housing NHDCL Housing No. of units: 60 units 3. in Pemaling Developed Height: G+2 area Façade: As per TAG Access : Access road

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 91

SUMMARY OF COMPLIANCE REVIEW OF ZONE IV

Proposed Landuse Existing Landuse

Public & semi public Organised Green Spaces public & semi public Organised Green Spaces Mixed use Residential Mixed use Residential Religious Utilities Religious Utilities Forest/Steep slopes Special Area Forest/Steep slopes Special Area Land slide prone areas Terrace housing Land slide prone areas Terrace housing Rivers & Streams Road, Footpaths & Parking Rivers & Streams Road, Footpaths & Parking

0% 2% 2% 11% 4% 13% 15% 19% 2% 3% 6% 13% 3% 2% 2%

37% 21% 3% 24% 18%

0% 0% 0% 0%

Public & Semi public land use has increased by 4% and Forest/Steep slopes has increased by 13%

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 92

Built Open Open Space Breakup

Built Open Organised Green Spaces Forest/Steep slopes Land slide prone areas Rivers & Streams Road, Footpaths & Parking Left over spaces 10% 3%

40% 41%

90% 12%

2% 2%

Roads

Under developed Developed

33%

67%

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 93

COMPLIANCE REVIEW: PHUENTSHOLING CORE AREA-ZONE V Sl.No Precinct or Area Status of plan Development permitted Development on site Remarks of review RESIDENTIAL

Uses: Plotted or Bungalow type residential a) Uses: Dratshang, monk buildings, Semi-detached / ROW Housing, hostels CHPC Upper Under • Proposed thorough 1. Apartments / Multi-storeyed Residential b) Height: G+1 terrace development buildings, Housing road is blocked. c) Facade: As per TAG Colonies / Societies / Group Housing, Housing for elderly. Small Guest houses, Hostels, Transit d) Access: Road Camps. Places of Public worship or Religious assembly of a Local character (Chorten, a) Uses: YDF Complex, Zangtopelri etc.) Public Open spaces including Temporary sheds, BPC Tot-lots, Sit-outs, Playgrounds and Parks. Public Colony, BPC Offices, • Temporary sheds CHPC Lower parks or Private parks which are not utilized for Private buildings 2. Developed along the Amo Chhu terrace business purposes. Nursery, Crèche center, b) Height: Ranges from G to Primary schools, Educational buildings including river banks. Hostels except Trade schools G+4 Community centers, Community Hall, Socio- c) Facade: Cultural centers, Welfare centers, Clubs, d) Access: Road Gymnasiums Public Libraries and Museums Small Health clinics, Dispensary units, Nursing • Homes. School buildings, Government and Municipal offices, Branch a) Uses: PHPA colony dratshang and offices of Banks with safe deposit vaults, Other b) Height: housing colonies are Tala housing public uses like Post offices, Police Post, 3. Developed c) Facade: As per TAG constructed with colony Telephone exchanges, Fire stations facing on d) Access: Road proper traditional road of width not less than 12 m Utilities like Electric sub-station, Garbage bins, Pumping architectural features. stations and Water installations and Ancillary structures thereof required to cater to the local area facing on road of width not less than 12 m a) Uses: NPPF Colony Scientific/Technical, Professional offices b) Height: G+3 occupying a floor area exceeding 20 sq. mts Bus 4. NPPF Colony Developed shelters, Parking areas for Light vehicles, Taxi c) Facade: As per TAG stand d) Access: Road a) Height : G+3

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 94

Sl.No Precinct or Area Status of plan Development permitted Development on site Remarks of review PUBLIC & SEMI PUBLIC Uses: All types of use as mentioned in Residential. All types of Schools, Institutions, Boarding Schools, Technical a) Uses: PHSS, Football College, Polytechnic Offices of Private, ground 1. High School Developed Government and Corporations Public b) Height: G, G+1 utilities and services as required, Parking c) Facade: As per TAG stand Hospitals, BHU, Nursing Homes, d) Access: Road Thrimkhang etc. a) Height : G+3 LIGHT INDUSTRIES

Uses: Existing Industrial Area i.e.Light and service industries provided they are not noxious, obnoxious and hazardous (no new construction), Proposed Industrial Estate at Pasakha (refer the Master Plan on Pasakha) Automobile Workshops and Service station, Show rooms and shops for selling auto and related components Warehousing, a) Uses: Bhutan Polythene Godowns, Storage Areas, Loading and Factory Light 1. Developed Unloading areas, Greneries, Wholesale b) Height: G Industries Grain Market Auction Yard, Agricultural c) Facade: Not as per TAG Complex Commercial spaces as required, d) Access: Access road Public utilities and services as required, Parking stand Residential for Watch and Ward, Staff quarters (minimum 20% should be reserved for residential accommodation) Public utilities and services as required, Parking Areas and lots Height: G+3

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 95

Sl.No Precinct or Status of plan Development permitted Development on site Remarks Area of review GREEN SPACES Left over spaces Landscaping along Mani Dangrim below PCC office Area facing Zhung Lam Riverfront development Small parks, relaxation centre by along Om Chhu incorporating traditional Bhutanese (Kiosks, Food theme into it. (Religious structures, courts, Lawns • Footpaths constructed typical Bhutanese flower beds etc.). etc.) Under along river front. No other 1. Similarly un-maintained open spaces Viewing gallery development development such as and sit outs in and existing terraces are utilized for landscaping and sit outs. PWD Colony public recreation at community level i.e. facing Om Chhu children’s park, view point and side Landscaping of observatories etc. leftover spaces near Pemaling Small park in front of NPPF colony Statue of Buddha and a Park near Royal Guest House NO DEVELOPMENT ZONE

Steep slopes, Slopes beyond 30%, • Stretch of vegetation along 1. Steep slopes Undeveloped Landslide Areas, River front, Streams steep slopes are maintained Cultivation, Eco-fragile Areas etc as per the plan

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 96

Sl.No. Precinct or Status of plan Development permitted Development on site Remarks Area of review ROADS

Category: Highway Carriage way: 6.5m RoW: 18m Footpath: 1.5m Proposed By Under Carriage way: 12m 1. Drains: 0.3m open drain on pass road Developed Footpath: 1.5-1.8m one side Drains: Not Specified Street lights: Street lights:30-35m Category: Highway Carriage way: 8.5m RoW: 18m Footpath: 1.7m; under Proposed By Under Carriage way: 12m construction 2. pass road Developed Footpath: 1.5-1.8m Drains: 1m; under Drains: Not Specified construction Street lights:30-35m Street lights:

Category: Highway RoW: 18m Carriage way: 6.1m Proposed By Under Carriage way: 12m Footpath: 1.7m 3. pass road Developed Footpath: 1.5-1.8m Drains: 1m Drains: Not Specified Street lights: Street lights:30-35m

Category: Residential streets RoW: 7m Carriage way: 5.8m Road towards Under Carriage way: 3.5m Footpath: Not constructed 4 Dratshang Developed Footpath: 1.5-1.8m Drains: 0.5m Drains: Not specified Street lights: Street lights:30-35m

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 97

Sl.No. Precinct or Status of plan Development permitted Development on site Remarks Area of review

Category: Major roads RoW: 18m Carriage way: 14.4m • 6.4m used for Road infront of Carriage way: 12m Footpath: 1.5m; 1.5m 5. Developed parking out of the Bus terminal Footpath: 1.5-1.8m Drains: 0.5m open drain carriage way Drains: Not Specified Street lights: Street lights:30-35m

Category: Major roads RoW: 18m Carriage way: 11m Road towards Carriage way: 12m Footpath: 1.5m; 1.2m 6. Developed Auction yard Footpath: 1.5-1.8m Drains: Not constructed Drains: Not Specified Street lights: Street lights:30-35m

Category: Residential streets Carriage way: 5m RoW: 7m Footpath: 0.7m Road beside Carriage way: 3.5m 7 Developed Drains: 0.3m open Auction yard Footpath: 1.5-1.8m Green buffer: 0.8m Drains: Not specified Street lights: Street lights:30-35m

Category: Residential streets RoW: 7m Carriage way: 7m Road in front Carriage way: 3.5m Footpath: 1.5m 8. Developed of Auction yard Footpath: 1.5-1.8m Drains: 0.8m; 1.3m Drains: Not specified Street lights: Street lights:30-35m

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 98

Sl.No. Precinct or Status of Plan Development Permitted Development on site Remarks Area of review FOOTPATH

• No on-street On street Under 1. Width: 1.5-1.8m Width: 0.7m to 1.7m footpaths along some footpaths developed stretches of roads

Footpath constructed along Off street Funded by: ADB Om chhu 2. Developed footpaths Width: 1.5-1.8m Footpath constructed along slope

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 99

SUMMARY OF COMPLIANCE REVIEW OF ZONE V

Proposed landuse Existing Landuse

Residential Public & semi public Residential Public & semi public Forest/Steep slopes Forest/Steep slopes Organised Green Spaces Organised Green Spaces Commercial Utility Commercial Utility Road, Footpaths & Parking Religious Road, Footpaths & Parking Religious

0% 10%

1% 0% 13% 11%

2% 1% 48% 13% 0%

56% 16% 6%

11% 12%

The residential land use has decreased by 8% and forest/steep slopes have increased by 10%

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 100

Built Open Open Space Breakup

Built open Forest/Steep slopes Organised Green Spaces Road, Footpaths & Parking Left over spaces

14% 19% 0%

13%

68% 86%

Roads

Under developed Developed

50% 50%

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 101

COMPLIANCE REVIEW: PHUENTSHOLING CORE AREA-ZONE VI Sl.No Precinct or Area Status of plan Development permitted Development on site Remarks of review RESIDENTIAL

Uses: Plotted or Bungalow type residential buildings, Semi-detached / ROW Housing, Apartments / Multi-storeyed Residential buildings, Housing Colonies / Societies / Group Housing, Housing Existing for elderly. Small Guest houses, Hostels, Transit Industrial area • Industrial area has not 1. Developed Camps. Places of Public worship or Religious a) Uses: Industries (after assembly of a Local character (Chorten, been relocated yet relocation) Zangtopelri etc.) Public Open spaces including Tot-lots, Sit-outs, Playgrounds and Parks. Public parks or Private parks which are not utilized for business purposes. Nursery, Crèche center, Primary schools, Educational buildings including Hostels except Trade schools Community centers, Community Hall, Socio- Cultural centers, Welfare centers, Clubs, Gymnasiums Public Libraries and Museums Small Health clinics, Dispensary units, Nursing Homes. Government and Municipal offices, Branch offices of Banks with safe deposit vaults, Other • The major chunk of public uses like Post offices, Police Post, a) Uses: Residential residential area Telephone exchanges, Fire stations facing on road of width not less than 12 m Utilities like b) Height: Ranges from G to designated near the G+5 bank of Om Chhu is 2. Norgay area Undeveloped Electric sub-station, Garbage bins, Pumping stations and Water installations and Ancillary c) Facade: Not as per TAG not developed structures thereof required to cater to the local d) Access: Access road • Construction of river area facing on road of width not less than 12 m (rough road) training wall along the Scientific/Technical, Professional offices occupying a floor area exceeding 20 sq. mts Bus bank of Om Chhu shelters, Parking areas for Light vehicles, Taxi stand a) Height (1): G+3 b) Height (2): G+9

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 102

Sl.No Precinct or Area Status of plan Development permitted Development on site Remarks of review COMMERCIAL Uses: Any uses permitted in zone (R & M) Auto parts stores and show rooms for Motor vehicles and Machinery Sale, purchase and storage of Furniture and Household goods Wholesale establishments with storage not exceeding 200 a) Uses: Cement agents, sq.m. subject to fire protection requirements Bhutan steel Printing, Book binding, Engraving and block manufacturers, car wash making Household Appliances, Grocery Shops, and other workshops. Stationary, Computer Peripherals, Readymade garments, Shoe store, Watch repairing, Photo Public toilet, bus terminal. studios etc. Hotels, Restaurants, Bars and Eating Residential and hotels. Under 1. Norgay Area joints Vegetable Market, Wholesale Market Few temporary sheds used Developed Educational institutions and Government/ as vegetable market Private Offices, Banks, offices of service outside bus terminal. industries and Exchanges Public Utility buildings Fueling and Service stations, Taxi stands, Multi- b) Height: Ranges from G to storeyed parking, Parking G+4 Lots Parks and Playgrounds, Exhibitors premises, c) Facade: Not as per TAG Art galleries, Aquariums, Cinemas, Multiplexes, d) Access: Road Shopping Arcade etc. Showroom for Distribution and sale of LPG Gas may be permitted on the ground floor a) Height : G+9 PUBLIC & SEMI PUBLIC Uses: All types of use as mentioned in Residential. All types of Schools, a) Uses: Hospital, hospital Institutions, Boarding Schools, Technical quarters. Regional trade College, Polytechnic Offices of Private, office. 1. Institutional Developed Government and Corporations Public utilities and services as required, Parking b) Height: G+2 stand Hospitals, BHU, Nursing Homes, c) Facade: As per TAG Thrimkhang etc. d) Access: Road a) Height : G+3

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 103

Sl.No Precinct or Area Status of plan Development permitted Development on site Remarks of review WAREHOUSING & LIGHT INDUSTRIES Uses: Existing Industrial Area i.e.Light and service industries provided they are not noxious, obnoxious and hazardous (no new construction), Proposed Industrial Estate at Pasakha (refer the a) Uses: Factories and light Master Plan on Pasakha) industries, Bhutan Ply, Automobile Workshops and Service station, timber industry. FCB bulk Show rooms and shops for selling auto and godown, agro and milk related components Warehousing, Godowns, factory, pepsi factory, FCB Existing Storage Areas, Loading and Unloading areas, 1. Developed auction yard. Office of the industrial area Greneries, Wholesale Grain Market Auction Yard, Agricultural Complex Commercial spaces estate manager as required, Public utilities and services as b) Height: Ranges from G to required, Parking stand Residential for Watch G+3 and Ward, Staff quarters (minimum 20% should c) Facade: Not as per TAG be reserved for residential accommodation) Public utilities and services as required, Parking d) Access: Road Areas and lots Height: G+3 TERRACED HOUSING

a) Uses: MHPA laison office. • Construction of house Private residences. Few and access roads on Terraced Under temporary sheds. steep slopes. 1. housing developed b) Height: G+1 • Safety standards of c) Facade: Not as per TAG temporary sheds are d) Access: Road questionable.

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 104

Sl.No Precinct or Status of plan Development permitted Development on site Remarks Area of review GREEN SPACES Small parks, relaxation centre by incorporating traditional Bhutanese theme into it. (Religious structures, typical Bhutanese flower beds etc.). • Footpath constructed Left over Under 1. Similarly un-maintained open spaces along river front. Crocodile spaces development and existing terraces are utilized for farm. Open gym public recreation at community level i.e. children’s park, view point and observatories etc. UTILITIES Uses: Bus Terminal, Truck Terminals, Parking Areas Helipad, Airport, Dry Port etc. Treatment Plant for Water supply, Sewerage Treatment Plant, Solid Waste a) Uses: Power transmission disposal site and Collection Center station, Water treatment Electric Sub-station, Telephone plant 1. Utilities Developed Exchanges, Fire lighting Slaughter b) Height: G House, Meat Processing Unit, c) Facade: Not as per TAG Crematorium and Burial Ground Any use d) Access: Road of National and International importance (RBA, RBP, IMTRAT, GREF etc.) NO DEVELOPMENT ZONE

Steep slopes, Slopes beyond 30%, • Some structures are • Footpath access along 1. Steep slopes Landslide Areas, River front, Streams constructed on steep slopes. Cultivation, Eco-fragile Areas etc. slopes

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 105

Sl.No. Precinct or Status of plan Development permitted Development on site Remarks Area of review ROADS Category: Highway RoW: 12m • Unpaved road RoW: 18m Carriage way: 8m • Street lights lack Proposed By Under- Carriage way: 12m Footpath: Not constructed 1. efficiency- luminaires pass road developed Footpath: 1.5-1.8m Drains: Not constructed face the other side Drains: Not specified Street lights: 30m c/c single and not the road Street lights:30-35m side arrangement

Category: Major roads Carriage way: 6m RoW: 18m Footpath: Not constructed Under- Carriage way: 12m 2. Norkhil lam Drains: 0.8m open drain; developed Footpath: 1.5-1.8m Street lights: 35m c/c single Drains: Not specified side arrangement Street lights:30-35m

Category: Highway Carriage way: 6m RoW: 18m Footpath: Not constructed Proposed By Under- Carriage way: 12m 3. Drains: Not constructed pass road development Footpath: 1.5-1.8m Street lights: 35m c/c single Drains: Not specified side arrangement Street lights:30-35m Category: Residential streets RoW: 4.8m RoW: 7m Carriage way: 3.6m Under- Carriage way: 3.5m 4. Access Road Footpath: Not constructed Developed Footpath: 1.5-1.8m Drains: Not constructed Drains: Not specified Street lights: absent Street lights:30-35m

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 106

Sl.No. Precinct or Status of plan Development permitted Development on site Remarks Area of review

Category: Residential streets RoW: 7m RoW: 6m Under- Carriage way: 3.5m Footpath: Not constructed 5. Access Road Developed Footpath: 1.5-1.8m Drains: Not constructed Drains: Not specified Street lights: absent Street lights:30-35m

Category: Sector roads RoW: 12m RoW: 3m Under- Carriage way: 7m Footpath: Not constructed 6. Loop road Development Footpath: 1.5-1.8m Drains: Not constructed Drains: Not specified Street lights: absent Street lights:30-35m Category: Sector roads Carriage way: 3.8m RoW: 12m Footpath: inconsistent Loop road to Under Carriage way: 7m 7. Drains: 0.8m open drain Kabreytar Development Footpath: 1.5-1.8m Green Buffer: 2m Drains: Not specified Street lights: absent Street lights:30-35m Category: Sector roads Carriage way: 5.5m RoW: 12m Footpath: inconsistent Under Carriage way: 7m 8. Kabreytar road Drains: 0.3m Developed Footpath: 1.5-1.8m Street lights: 50m c/c single Drains: Not specified sided arrangement Street lights:30-35m

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 107

Sl.No. Precinct or Status of plan Development permitted Development on site Remarks Area of review

Category: Sector roads Carriage way: 6.3m RoW: 12m Footpath: 1.4m Carriage way: 7m 9. Kabreytar road Developed Drains: 0.3m Footpath: 1.5-1.8m Drains: Not specified Street lights: 50m c/c single Street lights:30-35m sided arrangement Category: Residential streets RoW: 7m Carriage way: 6.7m Road above Carriage way: 3.5 Footpath: Not constructed 10. Developed hospital Footpath: 1.5-1.8m Drains: 0.8m; 0.8m Drains: Not specified Street lights: absent Street lights:30-35m

Category: Sector roads Carriage way: 6m RoW: 12m Footpath: Not constructed Road below Carriage way: 7m 11. Developed Drains: 0.5m hospital Footpath: 1.5-1.8m Drains: Not specified Street lights:27m c/c single Street lights:30-35m sided arrangement Category: Sector roads RoW: 12m RoW: 8.5m Carriage way: 7m Carriage way: 5.8m 12. Industrial road Developed Footpath: 1.5-1.8m Footpath: Not constructed Drains: Not specified Drains: Not constructed Street lights:30-35m

Category: Sector roads RoW: 7.5m RoW: 12m Carriage way: 6m Carriage way: 7m Footpath: Not constructed 13. Industrial road Developed Footpath: 1.5-1.8m Drains: 0.4m; 0.4m Drains: Not specified Street lights: 39m single Street lights:30-35m sided arrangement

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 108

SUMMARY OF COMPLIANCE REVIEW FOR ZONE VI

Proposed Landuse Existing Landuse

Public & semi public Light industries Commercial Public & semi public Light industries Commercial Residential Utilities Bus terminal Residential Utilities Bus terminal Warehousing Forest/Steep slopes Organized Green Spaces Warehousing Forest/Steep slopes Organized Green Spaces Road, Footpaths & Parking River & Streams Road, Footpaths & Parking River & Streams

1% 1% 6% 6% 14% 18% 4% 22% 0% 22%

16% 20% 8% 6%

8% 15% 15% 3% 8%

3% 2% 2%

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 109

Built Open Open Space Breakup

Built Open Forest/Steep slopes Road, Footpaths & Parking River & Streams Left over spaces

17% 24%

54% 21% 83%

1%

Roads

Under developed Developed Under development

23% 39%

38%

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 110

COMPLIANCE REVIEW: PHUENTSHOLING CORE AREA-SERVICES and UTILITIES Sl.No Precinct or Area Status of plan Development permitted Development on site Remarks of review SERVICES

• 6-7 hours daily • Northern WTP: Kabreytar, industrial area, PHSS, CHPC • Southern WTP: PWD, RBA, • Pipelines get RBP, BoB, Royal Guest damaged during house, PLSS, PMSS, landslides and flash Drungkhag, Telecom flood • Kharbandi WTP: • Collection tanks get Rinchending, Kharbandi, Funded by : DANIDA, RGoB, GoI filled by sand and Palace, Reldri, Alley Under To be changed from intermittent water debris. 1. Water Supply • 11 bore wells at CHPC Development supply to continuous water supply of 24 • Filter tanks get area: Core area hours per day choked by high • 2 bore wells at RRCO area: turbidity. Old hospital, Pemaling, • Streams dry up during Forest area winter • 2 pumping station at Amo • Distribution lines are chhu bank: New hospital, corroding PHPA colony • Pilpadara tank: Pilpaldara and Dhamdara • Pumping station at Pemaling: CST

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 111

Sl.No Precinct or Status of plan Development permitted Development on site Remarks Area of review

• Storm water drainage network is Width: Varies from .3m to not clearly identified. Under 1.2m 2. Drainage Funded by: RGoB, GoI, savings • Some drains are developed Drains are not constructed under-utilized, along some roads. becoming places to dump garbage.

• One treatment plant • All households are not Funded by: DANIDA connected to the main Under 3. Sewerage By pass all septic tanks. line developed Pay and use toilets • Areas like Kabreytar are not connected at the moment.

• Landfill at Toribari which is saturated. Funded by: RGoB • Community pits in 4. Solid waste Developed Landfill proposed at Toribari. extended areas which are Waste bins to be located strategically. collected twice a week • Door to door collection in core areas-Twice a day

Funded by: ADB, RGoB Intervals: Ranges from 30 to 5. Street lighting Developed Completion date: 35m Street lights at 30-35m interval.

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 112

ANNEXURE 1- COMPLIANCE REVIEW BUILDING COMPLIANCE

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 113

Development Permitted Sl.No Name Development on site Remarks Use Façade Setback Parking Height Color ZONE I Use: Residential Façade: Not as per TAG 1. Rabsey not Dasho Setback: Adequate constructed as 1. Kinlay Parking: Basement per drawings Wangdi parking 2. Chajja provided Height: B+G+4+A above window Color: White 1. Double layer of Use: Residential bogh-phana at Façade: Not as per TAG 3m on all 2nd floor Khandu Residential sides G+3/G+9 Setback: Adequate 2. 2. Brick structure Wangmo (as per (as per BBR 1 parking (as per Parking: Adequate White, PUDP 2002-As per 2002) per PUDP constructed Exposed Height: G+3 17) Bhutanese dwelling 2002-17) within front Stone, Color: Grey Architectur Front:3m unit setback Cream, UV2-HD (as e Guidelines Side: 3/5m (as per G+4 (as Light brown Use: Residential 1. Boundary wall is per PSP Rear: 3m BBR 2002) per PSP 2013-28) (as per PSP - 2013-28) Façade: Not as per TAG more than 1.5m Mani Setback: Not adequate high 3. 2013-2028) Dorji Parking: Adequate 2. Tsechukhanyim Height: G+4 projected but Color: White not rabsey Use: Mixed Use Façade: As per TAG 1. Lift provision Setback: Adequate shown in 4. FCB Parking: Adequate drawings but not Height: G+4 constructed Color: Grey

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 114

Development Permitted Sl.No Name Development on site Remarks Use Façade Setback Parking Height Color ZONE II Use: Mixed Use Façade: As per TAG 1. Maximum façade Dratshang Setback: Adequate 1. is covered in Lhentshog Parking: Adequate glazing Height: B+G+4 Color: Yellow Use: Mixed Use Façade: Not as per TAG Setback: Aligned with Passang 2. road Dorji Front:1.5m Commercial Side: 2m Parking: Roadside (as per Rear:3/5m G+3 (as Height: B+G+4+A 1 parking PUDP 2002- (as per BBR per PUDP White, As per per Color: Yellow 17) 2002) 2002-17) Exposed Bhutanese dwelling Stone, Use: Mixed Use 1. Traditional Architectur unit UC (as per Front:1.5m G+5 (as Cream, Façade: Not as per TAG features like e Guidelines (As per Dhan PSP 2013- Sides: 2m per PSP Light brown Setback: Not adequate kachen and 3. BBR 2002) Maya Rai 28) Rear: 3m 2013-28) Parking: Roadside cornices are built (as per PSP Height: G+3 with wrong 2013-28) Color: Green proportions 1. Cantilever of 1.1m projected into setback Late from ground Use: Under construction 4. Dawa floor landing

Penjor level 2. Dreyzhu not incorporated on kachen

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 115

Development Permitted Sl.No Name Development on site Remarks Use Façade Setback Parking Height Color 1. Balcony on attic Use: Mixed Use level Façade: As per TAG 2. No arcade on Kinzang Setback: Not adequate 5. street side Choden Parking: Roadside 3. Gap between Height: B+G+4+A yarthoe and Color: Yellow dhung 1. Attic height Use: Mixed Use exceeding Front:1.5m Façade: Not as per TAG permissible limit Commercial Side: 2m Rinzin Setback: Adequate 2. Gap between 6. (as per Rear:3/5m G+3 (as Wangmo 1 parking Parking: Adequate yarthoe and PUDP 2002- (as per BBR per PUDP White, As per per 17) 2002) 2002-17) Exposed Height: B+G+4+A dhung and Bhutanese dwelling Stone, Color: White spacing between Architectur unit UC (as per Front:1.5m G+5 (as Cream, kachen e Guidelines (As per PSP 2013- Sides: 2m per PSP Light brown BBR 2002) Use: Office+Residential 28) Rear: 3m 2013-28) (as per PSP Façade: As per TAG 1. Traditional Setback: Adequate features 7. BPC 2013-28) Parking: Adequate incorporated Height: G+4 properly Color: Orange Use: Mixed Use Façade: Not as per TAG 1. Overhead water Setback: Adequate 8. Dophu tank exposed Parking: Roadside 2. No roofing Height: G+4 Color: Yellow

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 116

Development Permitted Sl.No Name Development on site Remarks Use Façade Setback Parking Height Color

Front:1.5m Side: 2m G+3 (as per Commercial Rear:3/5m (as 1 parking Use: Mixed PUDP 2002-White, 1. Wooden (as per PUDP As per per BBR 2002) per Façade: Not as per TAG 17) Exposed extension and Lhaden 2002-17) Bhutanese dwelling Setback: Adequate Stone, 9. Architecture Front:1.5m unit cantilever from Wangmo G+5 (as per Cream, Parking: Adequate UC (as per Guidelines Sides: 2m (As per BBR first floor into PSP 2013-Light brown Height: B+G+5 PSP 2013-28) Rear: 3m 2002) setback 28) (as per PSP Color: Off white 2013-28) ZONE IV Use: Institutional Façade: Not as per TAG 1. Rabsey features Setback: Adequate 1. RIGGS Recreational slightly deviated Parking: Adequate from drawings Height: G+2 Color: White/Stone 3m on all Residential sides G+3/G+9 (as per (as per BBR 1 parking (as per Use: Residential White, 1. Side projection PUDP 2002-As per 2002) per PUDP Façade: As per TAG Exposed from first floor Shacha 17) Bhutanese dwelling 2002-17) Setback: Adequate 2. Stone, 2. Full floor Rinchen Architectur Front:3m unit Parking: Roadside Cream, constructed in UV2-HD (as e Guidelines Side: 3/5m (As per G+4 (as Height: G+5 Light brown lieu of attic per PSP Rear: 3m BBR 2002) per PSP Color: Yellow 2013-28) (as per PSP - 2013-28) 2013-2028)

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 117

Development Permitted Sl.No Name Development on site Remarks Use Façade Setback Parking Height Color KABREYTAR Use: Residential 1. Cantilever Façade: Not as per TAG projection 1.5m Karma Setback: Adequate from first floor 1. Phuntsho Parking: Adequate level all around Height: G+3 except in the Color: Pink front facade Use: Residential Façade: Not as per TAG 1. Cantilever Dil Maya Setback: Adequate projection 1.2m 2. Sharma 3m on all Parking: Adequate from first floor Residential/ sides Height: G+3 level Mixed Use G+2(as per (As per BBR 1 parking Color: Yellow (as per PUDP White, As per 2002) per PUDP 2002- 2002-17) Exposed Bhutanese dwelling Use: Residential 17) Stone, Architectur Front:3m unit Façade: Not as per TAG G+4 (as Cream, 1. Traditional e Guidelines Side: 3/5m (As per Setback: Adequate 3. AWP UV2-HD (as per PSP Light brown features are not Rear: 3m BBR 2002) Parking: Adequate per PSP 2013-28) (as per PSP - incorporated 2013-28) Height: G+1 2013-2028) Color: Red 1. Cantilever projection of Use: Mixed Use 1.2m from first Façade: Not as per TAG floor Sonam Setback: Adequate 4. 2. Balcony Euden Parking: Adequate constructed at Height: G+3 attic level Color: Red 3. No rabsey incorporated

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 118

Development Permitted Sl.No Name Development on site Remarks Use Façade Setback Parking Height Color RINCHENDING 1. Rabsey features Use: Hotel are not as per Façade: Not as per TAG TAG Passang Setback: Adequate 2. Approval for 1. Dorji Parking: Adequate additional floor Height: G+3+A was accorded 3m on all Residential/ Color: Yellow but there are sides Mixed Use G+3(as per slight deviations (As per BBR 1 parking (as per PUDP White, As per 2002) per Use: Residential PUDP 2002- 2002-17) Exposed 1. Side projection Bhutanese dwelling Façade: Not as per TAG 17) Stone, from first floor Architectur Front:3m unit Karma G+3 (as Cream, Setback: Adequate 2. e Guidelines Side: 3/5m (As per into setback Lekshay UV2-LD (as per PSP Light brown Parking: Adequate Rear: 3m BBR 2002) approved in per PSP 2013-28) Height: G+4 (as per PSP - drawings 2013-28) Color: Green 2013-2028) Use: Residential Façade: Not as per TAG Bato Setback: Adequate 1. Chajja provided 3. Muni Parking: Adequate above windows Height: G+2 Color: Yellow PASAKHA

1 parking Use: Residential Front:3m White, As per per Façade: Not as per TAG 1. Rabsey features UV2-LD (as Side: 3/5m G+3 (as Exposed Bhutanese dwelling Setback: Adequate slightly deviated 1. BCCL per PSP Rear: 3m per PSP Stone, Architectur unit 2013-28) (as per PSP - 2013-28) Cream, Parking: Adequate from approved e Guidelines (As per 2013-2028) Light brown Height: G+2 drawings BBR 2002) Color: Light Yellow

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 119

SUMMARY OF BUILDING COMPLIANCE REVIEW

Use Drainage (proper/adequate drains)

Residential Mixed Use Institutional Commercial Yes No 10 10 1 1 15 7

Residential Mixed Use Institutional commercial yes No

5% 5% 32%

45%

68% 45%

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 120

Setback Façade

Adequate Not Adequate As per Tag/Bag Not as per Tag/Bag

18 4 6 16

As per Tag/Bag Not as per Tag/Bag Adequate Not Adequate

18% 27%

73% 82%

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 121

Parking Height

Yes No Road side G+1 G+2 G+3 G+4 G+5 B+G+4 B+G+4+A B+G+5 1 3 5 5 1 1 4 2 14 1 7

Yes No Road side G+1 G+2 G+3 G+4 G+5 B+G+4 B+G+4+A B+G+5

9% 4% 14% 32% 18%

5% 23% 64% 4% 4%

23%

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 122

ANNEXURE 2- DEVELOPMENT REVIEW

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 123

DEVELOPMENT REVIEW: PHUENTSHOLING CORE AREA-ZONE I

Sl.No Precinct or Area Status of plan Development on site Observations Implications of review RESIDENTIAL 1. Small temporary sheds are 1. Poor safety standards may used as canteens. pose a threat to the neighboring structures and forests 2. Proposed residential land 2. Incompatibility of uses. Workers Under 1. a) Uses: Automobile workshops use is used as workshops. Change in land use is residence development harmonized in the Phuentsholing Structure Plan 2013-2028. 3. Residential land use has 3. This could be the cause of been substantially reduced housing crisis in the city

a) Uses: PCC water supply office, 1. Proposed residential land 1. This could be the cause of Workshops, Consolidated GREF use is used as workshops. housing crisis in the city. PCC Leased Under area GREF area consolidated in Change in land use is 2. land and MTI development b) Height: Single storied residential zones. harmonized in the leased land c) Facade: Not as per TAG Phuentsholing Structure d) Access: Road Plan 2013-2028

Rabten 1. Buildings in the area do not 1. Issues of aesthetics and a) Uses: DGM office, MoAF offices, workshop, have traditional Bhutanese architectural residential, printing press NDTS Area, architectural features identity. 3. Developed b) Height: Ranges from G to G+5 FCB Area, incorporated properly. c) Facade: Not as per TAG Tashi gas d) Access: Road godown

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 124

Sl.No Precinct or Area Status of plan Development on site Observations Implications of review PUBLIC & SEMI PUBLIC

1. Buildings in the area do not 1. Issues of aesthetics and a) Uses: Primary school, have traditional Bhutanese architectural Education central store architectural features identity. b) Height: G and G+1 incorporated properly. 1. School Developed c) Facade: Not as per TAG d) Access: Access road (rough road)

a) Uses: KMT Printing press Community b) Height: Single storied 2. Undeveloped Club c) Facade: Not as per TAG d) Access: Thromde road SPECIAL AREAS 1. The buildings in the GREF 1. Issues of aesthetics and a) Uses: GREF area compound do not have Bhutanese architectural GREF b) Height: Single storied traditional architectural identity 3. Developed Compound c) Facade: Not as per TAG features. d) Access: Thromde road

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 125

Sl.No Precinct or Status of plan Development on site Observations Implications Area of review GREEN SPACES

1. Lack of recreational area in 1. Recreational spaces are Football • Used as workshop area for the zone. There is also a important aspects of 1. Undeveloped ground GREF general lack of organized improving the quality of life open spaces in the zone. in the city. Children park 1. Dust pollutants in the area 1. This poses a risk to the Under 2. with rock • Basketball court due to construction health of the children and developed garden activities. people using the parks. MIXED LAND USE 1. Most of the structures were 1. Structural stability constructed long time back. especially related to earthquake resistance could a) Uses: Mixed use, Shops, be an issue Godowns, Residential 2. Traditional architectural 2. Issues of aesthetics and Mixed land apartments. 1. Developed features are not Bhutanese architectural use b) Height: G+5 incorporated and roofing is identity c) Facade: Not as per TAG not constructed on some 3. Roofing withheld from d) Access: Thromde road buildings. being constructed. Risk of 3. Setbacks not maintained fire, poor ventilation and between buildings. lighting UTILITIES a) Uses: Sewerage treatment Sewerage plant, PCC Sewage office 1. treatment Developed b) Height: Single storied plant c) Facade: d) Access: Thromde road Meat a) Uses: Vehicle repair and body 2. Processing Undeveloped making workshop Plant

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 126

Sl.No Precinct or Status of Plan Development on site Observations Implications Area of review ROADS 1. Some of the roads are not 1. Inefficient traffic black topped movement 2. Some stretches of roads 2. Incomplete road network Under Carriage way: 4m-7.5m are not developed and inefficient movement Development: Highways, Footpath: 1.1m-1.5m/not of vehicle 1 Major Roads, constructed 3. There are potholes along 3. Inefficient traffic Under 1 Sector roads, Drains: 1.2m/under Jorden lam due to movement Developed: 2 Residential footpath/not constructed construction activities. Undeveloped: streets Streetlights: 30m c/c single 4. Manholes are jutting out in 4. Inefficient traffic 1 sided the center of the road movement Developed: 4 5. Proposed thoroughfares 5. Incomplete road network between workshops are and inefficient movement not developed of vehicle FOOTPATH 1. The footpaths are in 1. Footpaths are not Along Thuen dilapidated conditions due pedestrian friendly and 1. Developed Width: 2.8m/1.4m Lam to construction activities. discourages people to walk

Existing Width: 1.8m 2. Developed footpaths Drains under footpath

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 127

Sl.No. Precinct or Status of Plan Development on site Observations Implications Area of review HOUSING

• The site is used as truck 1. Most of the areas 1. This could be the cause of 1. Pilot Housing Undeveloped parking and scrap dealers. identified for housing have housing crisis in the city. not been developed. FCB Godown- 2. Developed • Private buildings Instead most of them are Sal forest area used for workshops. • Workshops and temporary sheds for canteens and Engineering & Under 3. workers residence. Workshop area development • Construction of Ashi Bidha’s buildings

MTI leased Under • Site used for PCC Water 4. land along Om development supply office and workshops Chhu

5. NDTS colony Developed • Residential, Offices and stores

No. of units: 24 6. NHDC housing Developed Access: Access road Type: Group housing

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 128

DEVELOPMENT REVIEW: PHUENTSHOLING CORE AREA-ZONE II

Sl.No Precinct or Area Status of plan Development on site Observations Implications of review COMMERCIAL 1. No roofing on some 1. Issues of Bhutanese buildings architectural identity 2. No setbacks maintained 2. Roofing withheld from between buildings being constructed. Risk of fire, poor ventilation and lighting a) Uses: Truck parking, Cinema 3. Additional floor constructed 3. Issues of aesthetics and Core area hall, automobile retail shops, in lieu of attic. TAG features Bhutanese architectural including lower hotels, restaurants, are not incorporated identity and upper Under residentials 1. properly market and development b) Height: G+1, G+3, G+5, 4. Narrow streets with parking 4. Inefficient traffic movement Jorden Lam G+5+A on road sides. area c) Facade: Not as per TAG 5. Proposed vegetable market 5. Incompatibility of uses d) Access: Thromde roads is still used as truck parking 6. Construction of RCC river 6. Issues of aesthetics and training wall along Om Chhu increasing river currents 7. Balconies project onto the 7. The objects could fall from streets with heavy objects balconies onto the on them. pedestrians

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 129

Sl.No Precinct or Area Status of plan Development on site Observations Implications of review MIXED LAND USE 1. Most of the buildings have 1. Good enforcement of rules a) Uses: Commercial, Residential proper traditional and regulations, and good b) Height: G+3, G+4, G+5 architectural elements precedence. Under 1. Mixed land use c) Facade: Newer buildings are development as per TAG d) Access: Thromde road

GREEN SPACES 1. Small pockets of green 1. Open spaces need to be spaces are not developed. developed as breathing • Chortens, fountain, gardens Proposed green space near spaces especially for the Zangtopelri 1. Developed initiated by youth, sit-outs, Gol building is not climatic conditions of Area hand wash developed since a structure Phuentsholing was already constructed.

• Sit outs, chortens, mani dungkor Under 2. Other areas developed • Building constructed on proposed green space near Gol building

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 130

Sl.No Precinct or Status of Plan Development on site Observations Implications Area of review ROADS 1. Roads and footpaths cover 1. Too many roads and 40% of the area junctions create inefficiency in traffic movement 2. Steps connecting from the 2. Hindrance to pedestrian road level to the footpath movement level extend onto the circulation path. 3. Some stretches of roads 3. Creates traffic are used as private parking bottlenecks at narrow Carriage way: 3.9m-13.3m streets Highways, Footpath: 1.2m-2.5m/not 4. Many roads have dead 4. Poor connectivity and Major Roads, Under constructed ends inefficient traffic 1. Sector roads, Developed: 6 Drains: 0.3m-1m/not 5. Footpath inconsistent and 5. Poor pedestrian safety Residential Developed: 16 constructed not maintained. and discouragement for streets Streetlights: 20m/30m/35m c/c those who walk single sided 6. Part of carriage way used 6. Creates traffic for parking bottlenecks at narrow streets 7. The hierarchy of road is not 7. With too many roads, clear how they would service the traffic is not clear 8. Turning radius is not 8. Inefficient traffic maintained as per movement standards

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 131

Sl.No. Precinct or Status of Plan Development on site Observations Implications Area of review FOOTPATH Width: Ranges from 1.2m to 1. Most roads do not have 1. Poor pedestrian safety On street Under 2.8m 1. on-street footpaths and discouragement for footpaths developed Footpaths are not developed those who walk along some roads 2. Footpaths are not smooth 2. Discouragement for and regular. Footpaths are pedestrian movement Off street 2. Developed Width: 2.3m not continuous footpaths 3. Building plinth and 3. Hindrance to pedestrian staircases extends onto the movement footpath Footover One footover bridge developed 3. Developed bridges over Om chhu.

HOUSING

1. Proposed area identified 1. This could be the cause of Leased land for housing has not been housing crisis in the city. 1. given to non Undeveloped • Used as workshop developed. nationals

Use: FCB quarters Lower market- 2. Developed No. of units: 36 units FCB godown Type: RoW housing

Wangdi 3. Undeveloped • Private buildings workshop

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 132

DEVELOPMENT REVIEW: PHUENTSHOLING CORE AREA-ZONE III

Sl.No Precinct or Area Status of plan Development on site Observations Implications of review RESIDENTIAL a) Uses: Housing Colonies 1. Building floors within 1. Good enforcement of (Residential) / permissible number of rules and regulations Administration/ Scrap yard/ floors. Telecommunication Towers/ 2. Multi sports hall is being 2. Change in land use is PWD Colony, Recreational Provisions constructed on the harmonized in the 1. RBA, RBP, India Developed b) Height: G, G+1, G+3 proposed residential area Phuentsholing Structure House Area c) Facade: Not as per TAG Plan 2013-2028 d) Access: Access road connected to Thimphu- Phuentsholing Highway MIXED LAND USE 1. Building floors exceeds the 1. It sets bad precedents for a) Uses: Residential/ permissible number of future developments Commercial/ Phuentsholing floors. Thromde Offices/ Revenue Gaki Lam, 2. Most of the buildings have 2. Good enforcement of and Customs Offices/ DoR Pelkhil Lam proper traditional rules and regulations, and 1. Developed Offices/ Hotels and Samdrup architectural elements good precedence b) Height: G, G+1, G+2, G+3, Lam 3. Buildings with horizontal 3. Issues of aesthetics and G+4 shading devices above Bhutanese architectural c) Facade: Not TAG windows are common in identity d) Access: Thromde Road this zone

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 133

Sl.No Precinct or Area Status of plan Development on site Observations Implications of review PUBLIC & SEMI PUBLIC

1. Building floors within 1. Good enforcement of a) Uses: BPC Administration permissible number of rules and regulations, and BPC Complex Office/ Staff Quarters floors good precedence 1. near PWD Developed b) Height: G, G+3 Colony c) Facade: Not as per TAG d) Access: Access Road

a) Uses: FCB Office 1. Land-use changed from 1. Change in land use is b) Height: G+3 Institutional to residential in harmonized in the 2. Other areas Developed c) Facade: some areas. Phuentsholing Structure d) Access: Plan 2013-2028 GREEN SPACES Playgrounds 1. Childrens’ play areas are 1. Recreational spaces for in PWD Under- • Archery Field not developed children add to the quality 1. Colony, New developed • Canteen of living conditions Archery 1. Proposed green spaces are 1. Open spaces need to be still being used as residential developed as breathing • PSA Football Field 2. Other areas Developed area spaces especially for the • Landscaped Sit- outs climatic conditions of Phuentsholing

• Mani Dangrim below PCC 1. No Riverfront development 1. River front areas may Office developed. along Om chu. become dumping area Left over • Footpaths along Om Chhu 2. RCC shear wall along the 2. Issues of aesthetics and Under- 3. spaces constructed. bank of Om chhu do not increasing river currents developed • RCC Shear wall retaining wall blend well with the natural built along the banks of Om form of river banks. chhu.

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 134

Sl.No Precinct or Area Status of plan Development on site Observations Implications of review UTILITIES

a) Uses: Booster Station b) Height: G 1. Utilities Developed c) Facade: Not as per TAG d) Access: Road

NO DEVELOPMENT ZONE

1. Few temporary sheds built 1. Poor safety standards may on steep slopes pose a threat to the Steep Slopes/ Maintained as • Retaining wall neighboring structures Forest Areas/ per PUDP 2002- • Presence of one storied 1. and forests Protected 2017 with minor temporary structures and 2. Construction of RCC 2. Issues for aesthetics and Areas deviations archery ground retaining wall along Om increasing river currents Chhu

WAREHOUSES & WORKSHOPS 1. Deviation in heights (one 1. It sets bad precedents for residential building exceeds future developments a) Uses: Warehouse/ Go- the height limit) Downs/ Commercial/ 2. Inconsistent and 2. Poor pedestrian safety Residential inadequate footpaths 1. Warehouses Developed and discouragement for b) Height: G, G+1, G+2, G+4 those who walk c) Facade: Not as per TAG 3. Drainage system does not 3. Poor drainage leads to d) Access: Access Road function well poor sanitation and image of the place

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 135

Sl.No Precinct or Status of Plan Development on site Observations Implications Area of review ROADS 1. Many proposed roads are 1. Incomplete road network not developed and inefficient movement of vehicle 2. Many roads have dead 2. Poor connectivity and ends inefficient traffic 3. Parking spaces not 3. Lack of parking spaces Carriage way: 3.3m-7.2m developed as proposed creates congestion and Highways, Footpath: mostly not safety issues Major Roads, Under constructed 4. Turning radius at some 4. Inefficient traffic 1 Sector roads, Developed: 3 Drains: 0.3m-0.8m/not junctions are not Residential Developed: 7 constructed maintained as per the streets Streetlights: 30m/35m/40m c/c standards as per standards single sided 5. Unpaved portion between 5. Lack of on-street the boundary and carriage footpaths leads to poor way. pedestrian safety and discouragement for those who walk 6. Parking on one side of the 6. Creates traffic bottleneck road. at narrow streets FOOTPATH 1. Most roads do not have 1. Poor pedestrian safety on-street footpaths and discouragement for On- street Under 1. Width: 1.4-1.7m 2. Footpaths are not those who walk footpaths Developed continuous. Footpaths are 2. Discouragement for not regular and smooth pedestrian movement

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 136

DEVELOPMENT REVIEW: PHUENTSHOLING CORE AREA-ZONE IV

Precinct or Area Sl.No Status of plan Development on site Observations Implications of review RESIDENTIAL a) Uses: Pvt. Offices, truck 1. Entry to some houses are 1. Issues of convenience and parking, Pvt. Buildings, single through India security China Line storied govt. buildings, Tashi 2. Many government houses 2. Adds to the poor living including Tashi company colony, Health in this zone are in conditions in these areas & Teachers screening office, water tank, dilapidated condition. 1. Developed colony and pvt. Buildings, single storied 3. Most of the newer buildings 3. Good enforcement of other private houses have proper traditional rules and regulations, and building b) Height: Ranges from G to G+3 architectural elements good precedence c) Facade: Not as per TAG d) Access: Access road

Existing 2. Developed a) Uses: Medical Store Depot hospital

1. The buildings in the 1. Good enforcement of a) Uses: NHDCL Housing Forest colony housing colony are rules and regulations, and b) Height: G+2 3. and Pemaling Developed constructed with proper good precedence c) Facade: As per TAG area traditional architectural d) Access: Access road features MIXED LAND USE

Gaki Lam, a) Uses: Hotels and Offices Pelkhil Lam b) Height: G+5 1. Developed and Samdrup c) Facade: Lam d) Access: Highway

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 137

Sl.No Precinct or Area Status of plan Development on site Observations Implications of review PUBLIC & SEMI PUBLIC a) Uses: PMSS, BNB, MoAF offices, Telecom, Drungkhag Telecom, BNB, office, BoB, Immigration BOB, Drungkhag, office, RIGSS, BOD, Bhutan Bhutan Post 1. Developed Post, RRCO, Truck parking, RICB, RRCO, RICB office Thrimkhang, b) Height: G+4+A, G+5 Schools c) Access: Highway, Thromde road SPECIAL AREA

1. Special Area Developed a) Uses: IMTRAT Area

RELIGIOUS

1. Uses: Chorten and Mani 1. Chorten Developed dungkhor

GREEN SPACES • RIGSS 1. Open spaces are organized 1. Recreational spaces for • Open gym, Basketball court, and well developed. children add to the quality 1. City Park Developed Park of living conditions. • Funded by ADB

2. Other areas Developed • Sit outs and landscaping

Left over • Buddha statue not constructed 3. Undeveloped spaces • Open gym in Pemaling area

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 138

Sl.No Precinct or Status of Plan Area of Development on site Observations Implications review ROADS 1. Storm water drain present 1. Good drainage system if under the footpath maintained properly 2. Inconsistent carriage way 2. Creates traffic bottlenecks width, used for parking in at narrow streets certain parts 3. Hindrance to pedestrian Carriage way: 3.8m-7.3m 3. Footpath riser more than movement Highways, Footpath: 1m-2m/not permissible height 4. Poor maintenance leads to Major Roads, Under constructed 4. Blacktop in deterioted extra expenditure 1 Sector roads, Developed: 6 Drains: 0.3m-0.5m/not condition Some stretches Residential Developed: 3 constructed of roads are in dilapidated streets Streetlights: 30m/33m/37m c/c conditions 5. Some areas are poorly lit 5. Streetlights are not well increasing the risk of single sided maintained accidents 6. Creates traffic bottlenecks 6. Parts of carriageway used at narrow streets for parking

FOOTPATH

1. Footpaths are not 1. Discouragement for continuous. Footpaths are pedestrian movement On street Under 1. Width: 1.2m to 2m not regular and smooth footpaths developed 2. Footpath risers are too 2. Hindrance to pedestrian high at some parts movement Footover One footover bridge 3. Developed bridges constructed near RICBL

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 139

Sl.No. Precinct or Status of Plan Development on site Observations Implications Area of review HOUSING

Bhutan post 1. Bhutan post Developed No. of units: 6 units Type: Single storied

Govt. housing (BPC, NHDCL, Between etc.) 2. Samdrup & Developed No. of units: 9 units Peljor lam Type: Single storied

Type: Group housing NHDCL Housing No. of units: 60 units 3. in Pemaling Developed Height: G+2 area Façade: As per TAG Access : Access road

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 140

DEVELOPMENT REVIEW: PHUENTSHOLING CORE AREA-ZONE V

Sl.No Precinct or Area Status of plan Development on site Observations Implications of review RESIDENTIAL a) Uses: Dratshang, monk 1. Proposed thorough road is 1. Incomplete road network hostels blocked and inefficient movement CHPC Upper Under 1. b) Height: G+1 of vehicle terrace development c) Facade: As per TAG d) Access: Road

a) Uses: YDF Complex, 1. Temporary sheds along the 1. Poor safety standards may Temporary sheds, BPC Amo Chhu river banks pose a threat to the Colony, BPC Offices, Private neighboring structures CHPC Lower 2. Developed buildings and forests terrace b) Height: Ranges from G to G+4 c) Access: Road

1. School buildings, dratshang 1. Good enforcement of and housing colonies are rules and regulations, and Uses a) : PHPA colony constructed with proper good precedence Tala housing b) Height: 3. Developed traditional architectural Facade: colony c) As per TAG features d) Access: Road

a) Uses: NPPF Colony b) Height: G+3 4. NPPF Colony Developed c) Facade: As per TAG d) Access: Road

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 141

Sl.No Precinct or Area Status of plan Development on site Observations Implications of review PUBLIC & SEMI PUBLIC 1. School buildings are 1. Good enforcement of a) Uses: PHSS, Football ground constructed with proper rules and regulations, and b) Height: G, G+1 traditional architectural good precedence 1. High School Developed c) Facade: As per TAG features d) Access: Road

LIGHT INDUSTRIES

1. Industrial buildings do not 1. Issues of aesthetics and have guidelines for Bhutanese architectural a) Uses: Bhutan Polythene incorporating traditional identity. Factory Light architectural features. 1. Developed b) Height: G Industries c) Facade: Not as per TAG d) Access: Access road

GREEN SPACES 1. Continuous footpath along 1. Encouragement for Left over riverfront. pedestrian movement and Under • Footpaths constructed along 1. spaces recreation development river front

NO DEVELOPMENT ZONE 1. Stretch of vegetation along 1. Good enforcement of 1. Steep slopes Undeveloped steep slopes are rules and regulations maintained as per the plan

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 142

Sl.No Precinct or Area Status of Plan Development on site Observations Implications of review ROADS 1. Parts of carriageway is 1. Creates traffic bottlenecks used for parking at narrow streets Highways, Carriage way: 5m-14.4m 2. The proposed 2. Incomplete road network Major Roads, Under Footpath: 1.2m-1.7m/not thoroughfares are not and inefficient movement 1. Sector roads, Developed: 3 constructed developed due to of vehicle Residential Developed: 4 Drains: 0.3m-1m/not construction of Dratshang streets constructed 3. Lack of roundabouts and 3. Inefficient traffic inadequate turning radius at some junctions

FOOTPATH

On street Under 1. No on-street footpaths 1. Poor pedestrian safety 1. Width: 0.7m to 1.7m footpaths developed along some stretches of and discouragement for roads those who walk Footpath constructed along Om Off street chhu 2. Developed footpaths Footpath constructed along slope

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 143

DEVELOPMENT REVIEW: PHUENTSHOLING CORE AREA-ZONE VI

Sl.No Precinct or Status of plan Development on site Observations Implications Area of review RESIDENTIAL Existing 1. Industrial area has not 1. Hindrance in the Industrial area been relocated yet development of 1. Developed a) Uses: Industries (after residential areas relocation) 1. The major chunk of 1. Monitoring and a) Uses: Residential residential area designated compliance of b) Height: Ranges from G to near the bank of Om Chhu development is important G+5 2. Norgay area Undeveloped is not developed in the area c) Facade: Not as per TAG 2. Construction of river 2. Issues of aesthetics and d) Access: Access road (rough training wall along the increasing river currents road) bank of Om Chhu COMMERCIAL a) Uses: Cement agents, 1. Most of the buildings do 1. Issues of aesthetics and Bhutan steel manufacturers, not have traditional Bhutanese architectural car wash and other architectural features identity. workshops. Public toilet, bus incorporated properly. terminal. Residential and Under hotels. Few temporary sheds 1. Norgay Area Developed used as vegetable market outside bus terminal. b) Height: Ranges from G to G+4 c) Facade: Not as per TAG d) Access: Road

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 144

Precinct or Sl.No Area of Status of plan Development on site Observations Implications review PUBLIC & SEMI PUBLIC 1. Government buildings in 1. Good enforcement of a) Uses: Hospital, hospital the area are constructed rules and regulations, and quarters. Regional trade with proper traditional good precedence office. 1. Institutional Developed architectural features b) Height: G+2 c) Facade: As per TAG d) Access: Road

WAREHOUSING & LIGHT INDUSTRIES a) Uses: Factories and light 2. Industrial buildings do not 2. Issues of aesthetics and industries, Bhutan Ply, have guidelines for Bhutanese architectural timber industry. FCB bulk incorporating traditional identity. godown, agro and milk architectural features. factory, pepsi factory, FCB Existing 1. Developed auction yard. Office of the industrial area estate manager b) Height: Ranges from G to G+3 c) Facade: Not as per TAG d) Access: Road TERRACED HOUSING 1. Construction of house and 1. Issues of landslides and a) Uses: MHPA laison office. access roads on steep related environmental Private residences. Few slopes. sensitivities Terraced temporary sheds. 1. Under developed 2. Temporary sheds along 2. Poor safety standards may housing b) Height: G+1 some areas. pose a threat to the c) Facade: Not as per TAG neighboring structures d) Access: Road and forests

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 145

Sl.No Precinct or Status of plan Development on site Observations Implications Area of review GREEN SPACES

Left over Under Footpath constructed along river 1. spaces development front. Crocodile farm. Open gym

UTILITIES

a) Uses: Power transmission station, Water treatment plant 1. Utilities Developed b) Height: G c) Facade: Not as per TAG d) Access: Road

NO DEVELOPMENT ZONE 1. Some structures are 1. Issues of landslides and constructed on steep slopes related environmental 1. Steep slopes Footpath access along slopes. sensitivities

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 146

Sl.No Precinct or Area Status of Plan Development on site Observations Implications of review ROADS 1. Unpaved road 1. Inefficient traffic 2. Street lights lack efficiency- 2. Some areas are poorly lit Under luminaires face the other increasing the risk of Highways, Carriage way: 3.6m-8m Developed: 5 side and not the road accidents Major Roads, Footpath: not constructed in Under 3. Lack of roundabouts and 3. Inefficient traffic 1 Sector roads, most areas Development: inadequate turning radius Residential Drains: 0.3m-0.8m/not 3 at some junctions streets constructed Developed: 4 4. No on-street footpaths 4. Poor pedestrian safety along some stretches of and discouragement for roads those who walk

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 147

DEVELOPMENT REVIEW: BUILDING SAMPLES

Development on site Sl.No Name Observations Implications Use Façade Setback Parking Height Color ZONE I

1. Rabsey not 1. Tendency to deviate constructed as per from approved Dasho Not as Basement B+G+4+ drawings. drawings. 1. Kinlay Residential Adequate White per TAG Parking A 2. Chajja provided 2. Leads to inappropriate Wangdi above window representation of traditional architecture.

1. Double layer of 1. Inappropriate hierarchy bogh-phana at 2nd of traditional Khandu Not as per floor architectural elements. 2. Residential Adequate Adequate G+3 Grey Wangmo TAG 2. Brick structure 2. Setting precedence of constructed within illegal constructions in front setback setbacks.

1. Boundary wall is 1. Illegal construction of more than 1.5m boundary wall. high Not as per Not 3. Mani Dorji Residential Adequate G+4 White 2. Tsechukhanyim 2. Setting a precedence of TAG adequate projected but not inappropriate rabsey traditional architectural features.

1. Lift provision shown 1. Tendency to deviate 4. FCB Mixed use As per TAG Adequate Adequate G+4 Grey in drawings but not from approved constructed drawings.

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 148

Development on site Sl.No Name Observations Implications Use Façade Setback Parking Height Color ZONE II

1. Maximum façade is 1. Dratshang Mixed use As per 1. Adequate Adequate B+G+4 Yellow Lhentshog TAG covered in glazing

1. Roadside parking 1. Roadside parking is not Passang Mixed use Not as per Aligned B+G+4+ 2. Roadside Yellow adequate and causes Dorji TAG with road A traffic inefficiency.

1. Kachen and 1. Setting a precedence of Dhan Maya Mixed use Not as per Not cornices are built inappropriate 3. Roadside G+3 Green Rai TAG adequate with wrong traditional architectural proportions features.

1. Cantilever of 1.1m 1. Precedence of illegal projected into constructions within setback from setbacks. ground floor Late Dawa 4. Under Construction landing level Penjor 2. Dreyzhu not 2. Setting a precedence of incorporated on inappropriate kachen traditional architectural features.

1. Balcony on attic 1. Setting a precedence of Kinzang Mixed use As per Not B+G+4+ level. Gap between inappropriate 5. Roadside Yellow Choden TAG adequate A yarthoe and dhung traditional architectural features.

1. Attic height 1. Setting a precedence of Rinzin Mixed use Not as per B+G+4+ exceeding inappropriate 6. Adequate Adequate White Wangmo TAG A permissible limit. traditional architectural features.

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 149

Development on site Sl.No Name Observations Implications Use Façade Setback Parking Height Color

1. Traditional features 1. Sets a good precedence. incorporated properly Mixed use 7. BPC As per TAG Adequate Adequate G+4 Orange 2. Color of building is 2. Appearance of multi not as per Building colored buildings Color Code deteriorating the identity of the place.

1. Overhead water 1. Setting a precedence of Not as per tank exposed. No inappropriate 8. Dophu Mixed use Adequate Roadside G+4 Yellow TAG roofing traditional architectural features.

1. Wooden extension 1. Precedence of illegal Lhaden Not as per Off and cantilever from constructions within 9. Mixed use Adequate Adequate B+G+5 Wangmo TAG white first floor into setbacks. setback ZONE IV

1. Rabsey features 1. Tendency to deviate Institutiona Not as per White/s 1. RIGGS Adequate Adequate G+2 slightly deviated from approved l TAG tone from drawings drawings.

1. Side projection 1. Precedence of illegal Shacha 2. Residential As per TAG Adequate Roadside G+5 Yellow from first floor. constructions within Rinchen setbacks.

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 150

Development on site Sl.No Name Observations Implications Use Façade Setback Parking Height Color KABREYTAR

1. Cantilever 1. Precedence of illegal projection 1.5m constructions within from first floor level setbacks. all around except in Karma Not as per 1. Residential Adequate Adequate G+3 Pink the front façade. Phuntsho TAG 2. Color of building is 2. Appearance of multi not as per Building colored buildings Color Code. deteriorating the identity of the place.

1. Cantilever 1. Precedence of illegal Dil Maya Not as per projection 1.2m constructions within 2. Residential Adequate Adequate G+3 Yellow Sharma TAG from first floor setbacks. level.

1. Traditional features 1. Setting a precedence of are not inappropriate incorporated. traditional architectural Not as per features. 3. AWP Residential Adequate Adequate G+1 Red TAG 2. Color of building is 2. Appearance of multi not as per Building colored buildings Color Code. deteriorating the identity of the place.

1. Balcony 1. Setting a precedence of Sonam Not as per constructed at attic inappropriate 4. Mixed use Adequate Adequate G+3 Red Euden TAG level. No rabsey traditional architectural incorporated features.

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 151

Development on site Sl.No Name Observations Implications Use Façade Setback Parking Height Color RINCHENDING

1. Rabsey features are 1. Setting a precedence of not as per TAG inappropriate traditional architectural Passang Commercia Not as per features. 1. Adequate Adequate G+3+A Yellow Dorji l TAG 2. Approval for 2. Tendency to deviate additional floor was from approved accorded but there drawings. are slight deviations

1. Side projection 1. Precedence of illegal from first floor into constructions within setback approved in setbacks. Karma Not as per drawings 2. Residential Adequate Adequate G+4 Green Lekshay TAG 2. Color of building is 2. Appearance of multi not as per Building colored buildings Color Code deteriorating the identity of the place.

1. Chajja provided 2. Setting a precedence of Not as per above windows inappropriate 3. Bato Muni Residential Adequate Adequate G+2 Yellow TAG traditional architectural features. PASAKHA

1. Rabsey features 2. Tendency to deviate Not as per Light slightly deviated from approved 1. BCCL Residential Adequate Adequate G+2 TAG yellow from approved drawings. drawings

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 152

ANNEXURE 3- MINUTES OF MEETING

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 153

Minutes of Meeting

1. Purpose of the Presentation: Draft presentation of the following reports to Phuentsholing Thromde:

i. Compliance Review of Phuentsholing Thromde

ii. Technical review of Damdara LAP

iii. Development review of Phuentsholing Thromde

iv. Overall impression.

Date : February 26th, 2016

Venue : Conference Hall -Phuentsholing Thromde

Attendance : • Urban Planning Division representatives, Thromde • Engineering Division Representatives, Thromde • Development Control Division representatives, Thromde • Administration and Finance Division representatives, Thromde • C&DRD officials, MOWHS, • ADB Project Representatives, MOWHS

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 154

Sl.no Agenda/Issues Discussion Remarks/Action

1. Traffic congestion in core • Mr.Tshering Phuntsho, Chief Urban Planner of • The idea of urban design for area. Phuentsholing Thromde stated that the core area of the the core area was discussed.

town is gripped with traffic congestion mainly due to The Thromde requested

heavy vehicles that are bound to Pasakha Industrial area Ministry’s help during the and other regions of the country. He is optimistic that preparation of Urban Design the traffic congestion in the core area of the town will Project. They will explore be solved once the Phuentsholing-Thimphu bypass road the ways of pedestranizing and bypass road to Pasakha industrial road is complete. some area of the town. • He also said that the Thromde has completed the preparation of drawings and estimate of proposed • The Thromde will go ahead Multilevel parking in the existing taxi parking to ease the with the construction of the

parking crunch in the core area. They are in the process Multi-level car parking. of tendering. • Mr.Ugyen, Architect-Planner of the Thromde informed

the participants about the Urban Design Project of the Thromde. • Mr.Chhado Drukpa, Chief Urban Planner of C&DRD, DHS shared his opinion about exploring the possibilities of pedestrianizing of some stretches of core area to

decongest the core area and make it more pedestrian friendly. • Mr. Chhado Drukpa expressed his concerns regarding

the viability of the proposed Multi-level car parking. However, Mr.Tshering Phuntsho said that the Taxi parking area is the only available land in the core area and the feasibility study by them found it viable

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 155

2. Lack of Bhutanese • Mr. Tshering Phuntsho stated that the buildings that do • Mr. Chhado Drukpa Architectural elements on not have traditional architectural features are old and suggested the possibilities of the Buildings that traditional architectural features are well two or more buildings having incorporated in the new buildings. The Thromde is also a common roof on the sides encouraging the owner of old buildings to incorporate facing the street. This would traditional architectural elements during renovation. enhance the architectural The exercise to roof the old buildings in the core area is aesthetic of the town. difficult as buildings are too close. • Mr.Daba, Head of Building Section expressed lack of technical person in his section and immediate requirement of an Architect as the implementation of many LAPs has been started. 3. Inefficient Infrastructures in • Mr. Tshering Phuntsho stated the storm water drainage the Thromde. system of the town’s core area is not efficient and the condition of the road deteriorates during monsoon

despite frequent black topping. • Mr.D.C Dhimal also stated that the storm water from Jaigoan (India) enters the town area at few locations adding to the problem. He informed the participants that his division is focusing on improving the Thromde’s infrastructures in close coordination with the Urban Planning Division of the Thromde. 4. Technical Review of • Mr. Tshering Phunthso said that many developments in • The technical review of Dhamdara Local Area Plan the Dhamdara area has taken place under the Dungkhag Dhamdara was discussed Administration without any LAP. Therefore the and its findings were noted

preparation of Dhamdara LAP was based on the existing conditions such as roads, infrastructures and buildings which had constraints in adopting urban planning principles envisioned in PUDP 2002-2017.

COMPLIANCE AND DEVELOPMENT REVIEW DIVISION, DHS 156

ANNEXURE 4- PRESENTATION SLIDES

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COMPLIANCE AND DEVELOPMENT REVIEW DIVISION DEPARTMENT OF HUMAN SETTLEMENT, MOWHS 2016