Preface
Huge resources are being spent for the development of tourist destinations in the state of Jammu & Kashmir but the piecemeal nature of expenditure in the absence of a vision document has resulted in the continued negligence and failure towards their sustainable development. Town Planning Organisation Kashmir has been entrusted to undertake the preparation of the Master Plan of Dodhpathri by the Department of Tourism and Culture J&K with a purpose of conceiving a workable Master Plan giving direction and impetus to the tourism and economic growth of the area. DODHPATHRI—a tourist destination of sprawling meadows across gushing rivers of Sukhnag and Shaliganga Rivers surrounded by deep forests— is 45 kilometres away to the Southwest of Srinagar and 30 kilometres from Budgam town.
The Master Plan integrates the sub-region from Dodhpathri to Yusmarg and the bigger region from Dodhpathri to Tosh Maidan for the planning of infrastructure and the effort works upwards from the local requirements to regional level at different geographical scales. In other words, the proposals envisaged in the Draft Master Plan include the infrastructure requirements at local, sub-regional and regional levels from residential as well as tourism perspective employing the planning and ecosystem tools. The Master Plan is being envisaged as a platform for the preparation of DPRs on infrastructure development, conservation of natural and cultural resources, promotion of ecotourism in the region as well as acting as a poverty reduction strategy (PRS) for the local population.
The Draft Master Plan Dodhpathri-2032 is being submitted to the Tourism Development Authority Dodhpathri for its publication under the provisions of the Jammu & Kashmir Development Act, 1970. The Master Plan is being published for seeking observations and suggestions from all stakeholders including line departments.
(Iftikhar A. Hakim) Chief Town Planner Town Planning Organisation Kashmir
Draft Master Plan Dodhpathri -2032 November 2011
Working Team
Core Team Iftikhar A. Hakim Chief Town Planner, Kashmir Fayaz A. Khan Town Planner Gulzar A. Dar Assistant Town Planner (Srinagar/Budgam)
Drafting & Digitization Sabzar Ahmad Khan Junior Engineer
Data Compilation Sunim Amin Field Inspector (Survey & Investigation)
Survey Team/Data Collection Sabzar Ahmad Khan Junior Engineer Imtiyaz Ahmad Hafiz Draftsman Bashir Ahmad Bhat Tracer
Computer Formatting Shabeer Ahmad Shabeer P. A. to Chief Town Planner, Kashmir
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T A B L E O F C O N T E N T S Preface
Working Team I
Table of Contents ii-iv
List of Tables V
List of Figures Vi
List of Plates Vi Chapter -I 1-6 1.0 PROFILE AND REGIONAL SETTING 1
1.1 Introduction 1
1.2 Tourism Master Plan Defined 2
1.2.1 Nature of the Master Plan for Dodhpathri 2
1.2.2 Scope of the Master Plan for Dodhpathri 2
1.3 Local Area of the Dodhpathri Development Authority 2
1.4 Regional connectivity of Dodhpathri 4
1.5 Socio-Economic Characteristics 5
1.5.1 Population of Local Area 5
1.5.2 Gujjar Huts/Kothas 5
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1.5.3 Workforce Participation Rate 6
1.5.4 Economic Base 6
Chapter-II 7-16
2.0 TOURISM - THEORITICAL FRAMEWORK 7
2.1 International Tourism Scenario 7
2.2 Indian Tourism Scenario 7
2.3 State Tourism Scenario 7
2.4 Tourism Potential of the Region 8
2.4.1 Scenic 9
2.4.2 Adventure 9
2.4.3 Pilgrim 9
2.4.4 Cultural 9
2.4.5 Ecotourism 9
2.5 Existing Infrastructure at Dodhpathri 10
2.6 SWOT Analysis 11 2.7 Stakeholder Analysis 12
2.8 Existing and Potential Requirements 14
2.9 Tourist Flow and Demand Forecast 15
Chapter-III 17-21
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3.0 PLANNING AND DEVELOPMENT POLICY FOR THE REGION 17
3.1 Tourism Policy for the Region 17
3.1.1 Objectives of Tourism Policy for the Region 18
3.1.2 Salient Features of Tourism Development Policy for the Dodhpathri Tourist Region 18 3.1.3 Planning Methodology 19
3.1.4 Strategy for Tourism Development 21
Chapter-IV 22-32
4.0 LAND USE DEVELOPMENT PROPOSALS 22
4.1 Land Suitability Analysis and Land use policy for the Region 22
4.2 Conservation of Forests in the Region 23
4.3 Proposed Land use-2032 24
4.4 Tourist Infrastructure 26
4.4.1 Tourist Accommodation 27
4.4.2 Adventure Tourism Centre 27
4.4.3 Tourist Information Centre 28
4.4.4 Parks, Gardens and Arboretums 28
4.4.5 Wayside Amenities 28
4.4.6 Craft Centres 29
4.4.7 Health and Education 29
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4.4.8 Community Facilities 29
4.4.9 Transportation 29
4.4.10 Solid Waste Management 31
4.4.11 Water Supply 31
4.4.12 Sewerage Disposal and Treatment 32
Chapter-V 33-47
5.0 DEVELOPMENT PROMOTION RULES AND REGULATIONS 33
5.1 Zoning Regulations 33
5.2 Facade Control Measures 42
5.3 Design Concepts and building elements 42
5.3.1 Land slope and Contours 42
5.3.2 Landforms and Geographical Character of Soil 43
5.3.3 Impact on Environment 43
5.3.4 Energy Efficient Planning 43
5.3.5 Roofs 43
5.3.6 Chimneys 44
5.3.7 Wall Finishes and Foundations 44
5.3.8 Colours 44
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5.3.9 Window Shapes and Glazing of Openings 44
5.3.10 Entry Areas 45
5.3.11 Outdoor Elements 45
5.3.12 Signage 46
5.3.13 Night Lighting 46
5.3.14 Screening and Enclosure of Service Areas 46
5.3.15 External Spaces 46
5.3.16 Parking 46
5.3.17 Garbage 46
5.3.18 Public Outdoor Activities and Spaces 46
Chapter-VI 48-54
6.0 IMPLEMENTATION STRATEGY AND INSTITUTIONAL FRAMEWORK 48
6.1 Implementation Strategy 48
6.2 Institutional Framework 48
6.3 Resource Mobilization 49
6.4 Phasing of Development 50
6.5 Review and Monitoring of Master Plan 54
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L I S T O F T A B L E S
S. No. Description Page No.
1.1 Local Area of Dodhpathri Development Authority 3
1.2 Bahak Padtal Statement-2010 6
2.1 Stakeholders‘ Analysis for the Master Plan 12
4.1 Land use Break-up of Dodhpathri Planning Area-2032 25
4.2 Proposed Right of Ways (ROW) and Building Line of the Road Network 30
5.1 Description of Planning Zones 33
5.2 Description of landuses on the basis of their compatibility 36
5.3 Spatial Norms and Standards 40
6.1 Proposed Financial Model for the development of tourism infrastructure at Dodhpathri 50
6.2 Phasing of Development for the Horizon Period (2012-2032) 52
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L I S T O F F I G U R E S
S. No. Description Page No.
1.1 Projected population of the proposed Local Area of Dodhpathri 5
2.1 Tourist Flow in Jammu & Kashmir 7
3.1 Hierarchy of Tourism Infrastructure at Regional and Sub-Regional Levels 20
L I S T O F P L A T E S
S. No. Description Page No.
01 Panoramic View of Dodhpathri Tourist Destination 8
02 View of existing tourist infrastructure in Dodhpathri main Bowl 10
03 Massacre of forest Resources 22
04 Brazen View of denuded forests near Tangnar 23
05 Harmonious Blend with Natural Surroundings 42
06 Construction in response to natural drainage 42
07 Roof elements and local natural complement design and functions of structure and climate 43
08 Construction in response to natural drainage 44
09 Landscape elements reinforce the tourist destination theme 45
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Chapter-I
1.0 Profile and Regional Setting
1.1 Introduction DODHPATHRI—a tourist destination of sprawling meadows across gushing rivers of Sukhnag and Shaliganga surrounded by deep forests— is 45 kilometres away to the Southwest of Srinagar and 30 kilometres from Budgam town. There is no historical account of how the region got its name; however it is believed that the place owes its fame and significance to the visit of great Kashmiri scholar, philosopher and poet Shiekhul Alam Shiekh Noor-ud-din Noorani (RA). It is said that the Shiekh in search of water hit the ground with his stick and immediately milk started gushing out from the earth hence the place came to be known as Dodhpathri. The name is also attributed to the cattle grazing in the meadows of Dodhpathri producing rich milk in large quantity; hence the "valley of milk" Doodh-e-Pather where as interesting legend is that Dodhpathri got its name due to gushing waters of Shaliganga. Dodhpathri is not just a meadow but a series of interconnected meadows like Parihas, Sotzalpathri, Dodhpathri, Reshkhal, Sherawali etc camouflaged in deep forests in the lap of Pir Panjal mountain range.
The shepherds from different areas travel to this place along with their cattle and stay there for days together. The region till some decades ago had abundance of wildlife and was famous for the large number of deer that inhabited the region. Dodhpathri is located at a height of 10500 ft from Mean Sea Level (MSL) with Sukhnag and Shaliganga flowing in the north and south directions making the destination further attractive for local as well as national tourists. Due to its virginity and having been put to least human interference as on date, Dodhpathri has a huge potential which can be exploited for economic development of the region and as Poverty Reduction Strategy for the local area.
Dodhpathri has the potential to be the gateway to a plethora of potential tourist destinations including Diskhal, Dander, Ashtar, Pal Maidan, Bargah and Tosai Maidan in the Middle Himalayas. Development of the North-South Expressway—proposal already submitted to the Government—will further give impetus of the tourist circuit in the North of Middle Himalayas due to reduced distances. Dodhpathri is foreseen as a major potential tourist destination of all the destinations in the Middle Himalayas. It has to be planned in tandem with adjoining pastures spreading over a distance of about 10 km from Riyar Village to the main bowl and as series of upland pastures. Dodhpathri as a tourist destination located in the vicinity of Srinagar has been left unattended for long and in order to boost tourism in the region, it is important that its biotic potential is properly analyzed and the infrastructure developed to suit the long term vision for the region.
In the last few years, the Government of Jammu and Kashmir felt the need for giving impetus to hitherto undeveloped regions by way of setting up of the Tourism Development Authorities and thus an Authority was also created for Dodhpathri for boosting the economic development and safeguarding the biodiversity of the region. The Tourism Development Authority has not been able to make significant
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progress in the infrastructure development as the efforts have been piecemeal without any vision document for the region. It has mainly constructed 3-4 numbers of huts, a parking lot and some other facilities like public conveniences, shelter sheds, viewpoints etc.
1.2.1 Tourism Master Plan Defined Master Plan is a policy document adopted by the Government to guide the decisions about sustainable development of a tourist region or area. It analyzes the existing situation, forecasts the tourist flow and has a vision for the proposed infrastructure base on sustainable ecosystems approach.
1.2.2 Nature of the Master Plan for Dodhpathri Dodhpathri Master Plan is a broad policy framework in the form of coherent set of proposals for giving impetus to the existing growth and development potential of the area. It is a firm belief of this Organization that if the growth is properly steered consistent with the proposals contained in this Plan, the ill-effects of the existing uncoordinated development would be eliminated. The Master Plan poses a challenge to the Planners because of its unique topography and fragile environs. The Master Plan looking into future analysis based on the existing and potential growth trends, projects the tourism infrastructure requirements followed by plethora of measures to ensure the inclusive growth and community driven development of the region. The fundamental goal of the Dodhpathri Master Plan is to move beyond isolated projects towards integrated efforts involving all stakeholders to preserve and improve the aesthetics of the area.
1.2.2 Scope of the Master Plan for Dodhpathri Dodhpathri is a vast area and is normally impractical to swathe up the entire local area into a single planning effort rather it was unanimously decided to begin with the preparation of the Master Plan for Dodhpathri at its Local Level only. However, the area falling outside the Master Plan limits has been taken care off by proposing a set of policy measures at regional and sub-regional levels.
1.3 Local Area of Dodhpathri Development Authority As per the records available, the Local Area of Dodhpathri Development Authority has not been notified till date though the authority has been in constant touch with the Administrative Department (Tourism) for last three years. The Master Plan envisages that Dodhpathri Development Authority shall be entrusted with an area constituting at least one of the regions of the Pir Panjal tourist circuit as conceived by Town Planning Organisation Kashmir for development of tourism infrastructure at three territorial levels— Local, Sub-Regional and Regional. It is therefore recommended that the following villages/hamlets/areas as given in Table 1.1 shall constitute the Local Area of Dodhpathri Development Authority.
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Table 1.1: Proposed Local Area of Dodhpathri Development Authority
S. No. Village/Hamlet/Area S. No. Village/Hamlet/Area
01 Riyar Yech Grokh 16
02 Riayr Beeru Ayad 17
03 Basantwudar Budangan 18
04 Mujhipathri Chaanz 19
05 Lanilab Padshatar 20
06 Chuntmarg Doomail 21
07 Rangizabal Checknar 22
08 Dodhpathri MechaKhanai 23
09 Parihas Gudkhal 24
10 Sotzalpathri Doopkhal 25
11 Dobiwan Ashtar 26
12 Shangulpal Toshmaidan 27
13 Palmaidan Trajkhal 28
14 Sukhnag Hakkhal 29
15 Gurdhtal
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1.4 Regional Connectivity of Dodhpathri The development of Dodhpathri cannot be envisaged in isolation; in fact it has to be seen in its entirety as an integral part of the total regional development. Dodhpathri is 45 kilometres away to the Southwest of Srinagar and 30 kilometres from Budgam town. The area is directly accessible from Khan Sahib, Beeru, Budgam etc. Other access(s) to Dodhpathri is provided by trekking routes from Yusmarg, Lichipathri, Mujipathri etc. Existence of plethora of tourist destinations in such close vicinity bestows the region with extraordinary tourism potential and planning of the whole region as a regional tourist circuit will give Dodhpathri the competitive edge over other regions of the State, thereby resulting in the reinvention of tourism away from congested tourist spots like Gulmarg and Pahalgam. Geographical location of Rajouri and Poonch districts on the other side of the Middle Himalayas can also be used to further increase the depth of tourism from adventure and nature tourism point of view. This will also be in line with the policy of increasing the depth of tourist travel in the State by reinvention of tourism through new inter-linkages of various destinations and packaging. Presently Dodhpathri is connected by following regional roads:
i. Dodhpathri-Riyyar-Khansahib-Ichigam-Budgam; ii. Dodhpathri-Riyyar-Kralpathri-Khansahib-Ichigam-Budgam; iii. Dodhpathri-Riyyar-Yarikhah-Jawalapore-Budgam; iv. Dodhpathri-Riyyar-Arizal-Beeru-Magam-Srinagar; v. Dodhpathri -Riyyar-Arizal-Beeru-Sholipur-Nasrullapur-Bemina-Srinagar;
vi. Riyyar-Arizal-Beeru-Sholipur-Nasrullapur-Budgam-Srinagar; vii. Magam-Beerwah-Arzal-Raiyar-(Dodipathri)-Mujipathri-Dodhpathri; viii. Riyyar-Mujipathri-Raithan-Budgam-Srinagar ix. Riyyar-Rawalpora-Hanjura-Sonpah-Beeru; x. Riyyar-Zugukharain-Khag-Tangmarg; xi. Riyyar-Machipur-Wachuw-Zabgul-Beeru
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1.5 Socio-Economic Characteristics
1.5.1 Population of Proposed Local Area The population in Dodhpathri is primarily migratory (Gujjar) though in the surrounding sub-region/region, a number of hamlets and villages are found. The total population of the villages/hamlets falling within the proposed Local Area (sub-region) was 4349 in 1981 which increased to 8,736 in 2001. This indicates an annual population growth rate of 3.5% from 1981 to 2001. The area had a literacy rate of just 33% and sex ratio of 1071 as per census 2001. On the basis of this growth rate population of the sub-region in 2011 is estimated at 12,500. The population forecast of the sub-region based on the existing growth rate is projected at 27,000 for the year 2032 at the existing growth rate of 3.5% as shown in Figure 1.1. Figure 1.1: Projected Populaton of the Proposed Local Area of 1.5.2 Gujjar Huts/Kothas Dodhpathri 30000 As per the Bahak Padtal statement provided by Dodhpathri Development Authority, there are ninety four (94) Bahak 25000
owners seasonally residing at Dodhpathri and Nineteen 20000 (19) bahak owners inhabiting at Parihas. . The total migratory population of about 800-1000 persons coming 15000 from nearby settlements of Mujipathri, Lanilab, Riyar,
Basantwudar, Kachwari etc during spring, summer and Population 10000 some autumn days in the Dodhpathri sub-region and return 5000 back from respective Bahks to their native places as winter approaches. These people reportedly have been living in 0 1981 2001 2011 2017 2022 2027 2032 these Bahks for last 50 years. The people mainly consisting of Shepherds (Gujjars) with very poor economic backward Year are engaged in primitive activities like rearing of animals, collection of firewood, coal etc. According to the information collected from the field, on an average each kothawala possesses 12-16 domestic animals including cows, buffalos, horses and goats. The Shiekh, Bethi and Dinda are the prominent tribes living in the area. On an average, each family living in a kotha is consuming 40 kgs of firewood daily.
Besides Kothawalas, the area is visited by Bakarwals who come from Rajouri across Yusmarg and Bragh Maidan for more than four months from June to September. As per field information, around fifteen (15) families with a herd of 600-700 sheep and goat travel to this place from Rajouri each year. Apart from this, the local shepherds also come from nearby villages like Dubipur, Krispur, Bugur, Arigam, Khansaheb,
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Raithan Check, Lanilab, Mujhipathri and Kralipathri having herd of 300-400 each for grazing during summer season. It is found that on an average 3-4 shepherds come from each village mentioned above.
Table 1.2: Bahak Padtal Statement-2010 S. No. No. of Bahak Owners No. of Kothas No. of Families Pop_2010 Bahak Padtal Statement -Dodhpathri
01 94 58 94 342 Bahak Padtal Statement -Parihas 02 19 10 19 74 Source: Dodhpathri Development Authority, Budgam
1.5.3 Work Force/Employment The micro details of the work force of the sub-region are an indicator of the low level of economic development with the Workforce Participation Rate (WFPR) of main workers being only 22% in 2001. The WFPR of all workers including the marginal workers was 32% in 2001 indicating that the sub-region has a very poor economic base. Classification of the workers into primary, secondary and tertiary sectors shows that almost 60% of the workers in the sub-region are involved in subsistence type of agricultural activities.
1.5.4 Economic Base The region has primarily agrarian economy with more than 60% people involved in agricultural activities. Livestock especially the sheep rearing has been explored in the region as it has one of the oldest sheep breeding farms established by the Government with International collaboration. A sheep Centre located at Riyar spreads over an area of 462 kanals having a stock of 1100 Kashmiri Marino. Besides, the area has immense potential for tourism and it is expected that its planned development can boost the economy of the region. The development of tourism is expected to provide major economic platform which will not be effective only in terms of the growth of the GDP but in fact will result in significant structural changes in the workforce of the region. Tourism planning and development in the region has not been envisioned in terms of GDP and its growth per se but more emphasis has been laid on using it as Poverty Reduction Strategy (PRS). A major shift is forecasted from primary to tertiary sector and this shift will also result in changing marginal workers into main workers. Rather than believing that growth of GDP will automatically lead to trickledown effects, the Master Plan emphasizes focused and directed cooperative/community efforts for inclusive growth through ecotourism, public-private and public-public partnerships in tourism investment and development.
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Chapter-II
2.0 Tourism- Theoretical Framework
2.1 International Tourism Scenario Tourism is emerging as a major economic activity and because of its added importance in employment generation and capacity to earn foreign exchange. The share of tourism in the world GDP was 10% in 1994-1995 which is more than the total of world defense budgets of all the countries put together. In the beginning of 21st century, world over around 21 crore people were employed in tourism and travel trade. The total capital investment in tourism, travel and trade industry is about 7% of all the capital investment. The tourism in Asia Pacific region was expected to grow at the rate of 8% in the first decade of 21st century. Tourism accounts for more than 10% of total employment and 11% of global GDP, and total tourist trips are predicted to increase to 1.6 million by 2020 (WWF). Inappropriate tourism development and practice can degrade habitats and landscapes, deplete natural resources, and generate waste and pollution. In contrast, responsible tourism can help to generate awareness and support conservation and local culture, and can create economic opportunities for communities and countries.
2.2 Indian Tourism Scenario Economists recognizing the highly labour intensive nature of Figure 2.1: Tourist Flow in Jammu and Kashmir tourism sector expect the employment generation in tourism 12,00,000 at 52 persons per 10 Lac investment based on 1992-93
Consumer Price Index which is much higher than the 10,00,000
employment generation capacities of other economic 8,00,000 sectors. India is recording a boom of tourism sector and expects arrivals of 1.9 million international arrivals per year. 6,00,000 Tourism sector is ranked 3rd in the foreign exchange 4,00,000 earnings after Gem-Jewelry and readymade garment Flow Tourist industries. Despite this boom in the tourism industry, India is 2,00,000 still a minor player, as it attracts a mere 0.3% of national 0
tourist arrivals and 0.5% of world receipts.
2005 1975 1977 1979 1981 1983 1985 1987 1989 1991 1993 1995 1997 1999 2001 2003 2009 2.3 State Tourism Scenario Year Jammu and Kashmir is endowed with pristine natural environment in the form of mountains, lakes, rivers besides rich flora and fauna which makes it a unique tourism destination in Asia. Despite
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this, tourism sector has not been a major player in the economic development of the State. In 2010, 96 Lac pilgrims and 19 Lac tourists visited the state while 15 Lac tourists and 6 Lac pilgrims visited the valley in the same year. The tourist flow for the State is given in Figure 2.1. Economic Survey 2006-2007 indicates that 30% of the State‘s population is directly or indirectly connected to tourism activity and the sector has 16% share in State Domestic Product. This, however, remains a bold statement not corroborated by the facts on the ground. Study by the University of Kashmir indicates that only 4 percent of the population depends on tourism directly or indirectly (Kashmir University Economics Professor in Hindustan Times dated 12th September, 2006). The efforts of the State Government to make tourism sector as the backbone of J&K‘s economy has shown mixed results. To give boost to the tourism in the State, J&K Government embarked on an ambitious project of constituting the Tourism Development Authorities (TDAs) for various underutilized tourist destinations in the State. State is still without any concrete tourism policy which needs to be promulgated at the earliest to give direction to tourism development.
In the absence of a State Tourism Policy, National Tourism Policy has been used to guide the Tourism Master Plan of Dodhpathri. This has been supplemented with the experience that Town Planning Organization, Kashmir has gained in the sector during the last three to four decades as it has been involved in the planning of major tourist destinations of the State. It is the considered view of this Organization that tourism per se does not lead to the economic development of an area unless it is not supplemented with a policy framework for infrastructural development that leads to the economic growth of the local inhabitants.
2.4 Tourism Potential of the Region The major impediment in the tourism planning in the State is the sparse and unreliable database which makes the forecast of the tourist activity amorphous. As per Dodhpathri Development Authority, almost 42,000 tourists visited the destination in 2010 from July to August which increased to around 65,000 for the same period in 2011 and other than this no tourist data is available for the destination. This data is highly insufficient for the planning of any tourist destination. Tourism Department has to ensure time series collection and dissemination of micro and macro tourist data.
Plate 01: Panoramic View of Dodhpathri Tourist Destination
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2.4.1 Scenic The region provides a unique landscape with bountiful meadows camouflaged in dense lush green forests in the Pir Panjal Range. The area provides vide expanse of landscape with forests, green pastures, high altitude upland meadows, ravines, wildlife etc.
2.4.2 Adventure The region has an extraordinary potential for adventure tourism including mountaineering, trekking, skiing, rafting, paragliding, horse riding, rock climbing, boating etc. This potential will have to be exploited by the provision of adventure tourism infrastructure in the region and then marketing the potential of the area.
2.4.3 Pilgrim Dodhpathri had been visited by Sheikh Nooruddin Noorani‘s (R.A)–the greatest Scholar and Poet of Jammu and Kashmir and a small Khankah has been built in his memory in the Dodhpathri bowl. This provides an opportunity for pilgrim tourism.
2.4.4 Cultural All the regions in the Valley have their unique culture and the Dodhpathri region hosts a balanced blend of both village as well as Gujjar- Bakerwal culture. Khansaheb is semi-urban and the region provides an excellent transition from urban to semi-urban, semi-urban to village and ultimately the Pahari culture. This is the shortest tourist circuit providing such a wide spectrum of cultures and the Tourism Development Authority will have to focus on this aspect for attracting State, National and International tourists. It should also emphasize on local tourists especially the school and college students. The awareness of the local population will go towards their capacity building and ensuring the sustainability of the natural resources of the region. The personality of Sheikh Nooruddin Noorani‘s (R.A) as a scholar, poet, conservationist and the culture of Kashmir are closely intertwined hence, warranting the establishment of a Museum at Dodhpathri dedicated to the writings of Kashmiri religious scholar. This will go a long way in establishing a resource centre for awareness of sustainability in Kashmir‘s culture and history.
2.4.5 Ecotourism Dodhpathri region has great ecotourism potential primarily for the reasons that the destination has no proprietary land and the physical development is insignificant. This virginity of the region and the variety of tourism possibilities make Dodhpathri a potential ecotourism destination. This has to be worked out based on international ecotourism guidelines in public-public partnership of tourism department with Forest and wildlife departments. Ecotourism is about uniting conservation, communities, and sustainable travel based on the following principles:
Minimize impact; Build environmental and cultural awareness and respect;
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Provide positive experiences for both visitors and hosts; Provide direct financial benefits for conservation; Provide financial benefits and empowerment for local people; Raise sensitivity to host countries' political, environmental, and social climate.
2.5 Existing Infrastructure at Dodhpathri The analysis of the Dodhpathri Master Plan Area is heavily skewed towards forest use which needs to be preserved. The Planning Area is bound by village settlements like Riyar and Mujhipathri in the North, Diskhal-Chaanz as a backchair behind Dodhpathri on the south, Sukhnag in the West and Shaliganga in the east. Although there is need to preserve the local culture including the Gujjar culture but the sprawling of the Kothas in the main bowl has to be revisited. The insignificant proportion of the land under tourism infrastructure indicates that no significant effort has been made towards the development of tourism sector, and the allocation of land in other sectors is inconsistent with the envisaged role of tourism in the economic development of the region. It is only recently that Tourism Department through Dodhpathri Development Authority has started the construction of Tourism infrastructure in Dodhpathri tourist destination. Three Pre-fab tourist huts with a capacity of double bed room in each hut have been constructed in the existing bowl using the fiberglass material. Budget Accommodation and the Tourist Reception Centre (7760 Sft. plinth area) are also under construction. A few more huts on the periphery of bowl in its west end and east end are also under construction. Plate 02: View of existing Tourist Huts in Dodhpathri Main Bowl
Tourism Development Authority has also constructed car parking (4650 SM area) which has not been properly cited resulting in huge retaining walls (10 feet high) on the sides. There are no Kothas in the main Parihas Bowl although Dodhpathri has about 58 Kothas sprawling in the form of colonies. The sprawl of the Kothas in the bowl has to be arrested immediately and ultimately these kothas will have to be realigned in the first phase of the horizon period.
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2.6 SWOT Analysis The region like other tourist places provides a mix of opportunities and threats, strengths and weaknesses. A careful look at possible strengths and opportunities besides existing and potential thresholds available in the area has been made to evolve the most optimal development scenario for Dodhpathri.
Strengths Opportunities Ecologically and culturally pristine and highly diverse region in The region provides ample opportunity for deviating from the State; Pahalgam type of high mass content of the commercial tourist High Potential for tourism activities including adventure, infrastructure; pilgrim, scenic and other types of tourism; Policy of regional tourism development and Tourist Circuits can The depth of the region and its connectivity to tourist be used as poverty reduction strategy for the region through destinations in its East and West makes it a potential growth the creation of employment opportunities; center for the State; Showcase the region‘s natural resources to the outside world Insignificant proprietary land in the local area makes the which will in turn boost the economic development of the regulation of development easy. whole region; Can be pioneer in introducing eco-tourism for the economic development of local communities living in the region;
Weaknesses Threats Poor road accessibility and inefficient regional connectivity; Continuous degradation of forests, unregulated grazing along Absence of tourist infrastructure at sub-regional and local slopes and illegal occupation of forest land. level; Sprawl of huts and Gujjar Kothas into the bowl; Lack of skilled manpower for tourist activities; Flux in the political and security environment in the State; Lack of vision for regional tourism development. Possibility of unsustainable exploitation of the natural resources through distortions in the management of the eco- systems if the tourism development is not properly regulated; Lack of vision at regional level and piecemeal development threatening the pristine nature of the region. Poor sanitation across Dodhpathri and Parihas bowls.
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2.7 Stakeholder Analysis Primary Stakeholders: Are those ultimately affected, either positively (beneficiaries) or negatively by the decisions or the policy of the Master Plan.
Secondary Stakeholders: These are the intermediaries in the project design and implementation process. Key Stakeholders: They can significantly influence, or are important to the success of a project.
Table 2.1: Stakeholders Analysis for the Master Plan Stakeholders Interests Potential Project Impact Relative Priority of Interests SECONDARY STAKEHOLDERS Dodhpathri Development Achievement of Tourist inflow Vision Document Priority I Authority targets Public-Public Partnership for preservation Forest Department Preservation of Forests Priority I and awareness about forests Public-Public Partnership for preservation & Wildlife Department Preservation of wildlife Priority I awareness about wildlife JKTDC Promote the growth of tourism Share in the growth of tourism Priority II Government Departments Physical and Social Infrastructure Infrastructure Development Priority I PRIMARY
STAKEHOLDERS Share in economic development and social Rural Population Economic and Social Priority I infrastructure/Poverty reduction Share in economic development and social Gujjar Population Economic and Social Priority I infrastructure/ Poverty reduction Urban Population Share in the economic dev. Economic growth Priority II Pony Wallas Jobs Poverty reduction Priority I Craftsman Economic Economic benefits Priority I Economic well being of the Cooperatives Economic benefits Priority I communities
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Hoteliers Business Growth of businesses Priority III EXTERNAL
STAKEHOLDERS Politicians Political Influence Positive Religious leaders Social and religious influence Positive
Figure 2.1: Matrix Classification of stakeholders according to relative influence on and importance to the Master Plan
High importance
6 7 9 A B Secondary Stakeholders 1 1. Dodhpathri Development Authority 5 2 2. Forest Department 3. Wildlife Department 4 3 4. JKTDC 10 9 11 5. Government Departments 8 Primary Stakeholders
6. Rural Population D C 12 7. Gujjars
8. Urban Population
9. Pony Wallas
10. Craftsman 13 11. Cooperatives
External Stakeholders 12. Politicians 13. Religious leaders Low importance
Low influence High influence
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Boxes A, B, C are the key stakeholders of the project and will strongly influence the outcome of the Master Plan. Box A has stakeholders of high importance but with low influence and therefore will require special mechanisms if their interests are to be protected. Box B has stakeholders appearing to have a high degree of influence on the project and are also of importance to the project. Development of good working relationship among these stakeholders can ensure the effective coalition of support for the project. Box C has stakeholders of high influence, who can therefore affect the project outcomes, but whose interests are not the target of the project. Box D has stakeholders of low importance and influence and will require limited monitoring and management as they are of low priority.
2.8 Existing and Potential Requirements The sub-region has minimal tourism infrastructure which includes a few huts— belonging to Dodhpathri Development Authority (DDA). In most tourist places other than the major destinations of Pahalgam, Gulmarg and Sonamarg even the basic facility of Tourist Reception Centre did not exist a few years back. After the setting up of nineteen (19) Tourism Development Authorities, Tourism Department started focus on the setting up of basic facilities like Tourist Reception Centres, Budget Accommodation, Tourist Complexes, Wayside Amenities, Refurbishment of Monuments, Adventure and Sports facilities and other infrastructure development at these destinations. Some of the newly created development authorities have already constructed Tourist Reception Centres and other facilities while some of them are in pipeline. It was in the 9th Plan that the assistance was provided for the development of basic infrastructure at these destinations and the scheme was subsequently merged into two schemes – Integrated Development of Tourist Circuits and Product/Infrastructure and Destination Development – in the 10th Five Year Plan. Funding of these projects to the extent of 100 percent of the project cost was contributed by Government of India with a cap of Rs.25.00 crore for Destination Development and Rs.50.00 crore for Circuit Development for identified major destinations and Circuits based on Tourist Traffic. State Government has to play its role in the provision of land for the projects and the implementation of the rehabilitation packages.
Following are the major gaps in the existing tourist infrastructure and provision of these facilities will further boost the infrastructure of the region:
Inadequate road infrastructure necessary for attracting tourist to reach the region. All road accesses to the region are by and large in shambles and need to be upgraded for the smooth travel of international as well as national tourists;
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Lack of high end tourist resorts and hutments which are prerequisite to attract high income and high spending International and National tourists;
Absence of budget accommodation;
Lack of a centre visually depicting local culture, natural and manmade heritage of the region for international travellers as well as state populace;
Inexistence of auditorium and conference halls for capacity building of the local population to increase their participation and ensure their stakes in the economic development of the region;
Inexistence of Adventure Sports Centre;
Inexistence of well planned spaces/shopping arcade for selling local crafts;
Inexistence of a Tourist club building;
Lack of cafeterias of International standards;
Lack of eco-friendly transport services for connecting the regional circuit;
Unavailability of soft as well as hard ecotourism infrastructure;
Complete absence of wayside amenities.
Allied government infrastructure/facilities for delivery of services to the tourists.
2.9 Tourist Flow and Demand Forecast Analysis Unavailability of time series data regarding tourism flow to the region and micro-details about the type of tourist activity makes the forecast for the next 20 years difficult. However, effort has been made to arrive at possible scenarios of tourist flows for the next two decades. Keeping in view the changing dynamics of the tourism sector on the basis of international economic scenarios and the political flux in the State, two scenarios are projected:
Scenario-I: The forecast of tourist flow has been used as a policy input with the contribution of the destination expected to go up to 15% in the year 2032.
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It is assumed that tourist inflow to the State will increase from 1.5 million in 2010 to 2.50 million in 2032. The proportion of the Dodhpathri is assumed to go to 15% projecting tourist inflow of 0.3 million. Assuming that in May, June, July and August months, the average monthly tourist inflow is 70% of the total tourist inflow, the flow of tourists in each of these months is projected at 52,500. Based on the data of 1970s and 1980s for similar destinations it can be reasonably expected that 10% of the tourists will halt at Dodhpathri mostly staying overnight at the destination.
In view of the vision for the whole region being accessible to tourism, it can be reasonably assumed that 50% of the halting tourists may stay for two days and 25% may stay for three days. This indicates a cumulative demand of 355 beds per day. The bed capacity of the destination has to gradually increase to 355 beds per day by the year 2032. Consistent with the policy of emphasis on ecotourism, 55% of the demand will be met through camping sites, ecotourism based accommodation and paying guests while rest of the demand has to be met through hutment, budgeted accommodation and tourist resorts.
Scenario-II: Assuming the tourist flow increases to at the level of 20% of the total tourist flow to the State. Using the same methodology as in the Scenario-1, the peak bed capacity demand works out to be 475 beds per day which is inclusive of the 55% demand met through camping sites, ecotourism based accommodation, paying guests etc. The phasing of the increase in the bed capacity shall be in line with the Five Years Plans as below2:
Five Year Plan Scenario-I Scenario-II
112th Five Year Plan 80 beds 75 beds 13th Five Year Plan 100 beds 100 beds 14th Five Year Plan 100 beds 150 beds 15th Five Year Plan 75 beds 150 beds
2 The phasing of projected bed requirement by 2032 is inclusive of the demand (55%) to be met through camping sites, ecotourism based accommodation, paying guests etc
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Chapter-III
3.0 Planning and Development Policy for the Region
The first Tourism Policy of Government of India was announced in 1982 which was followed by the National Action Plan for Tourism announced in 1992. The Report of National Committee on Tourism submitted in 1988 is also an important milestone in the tourism strategy at the National level. The objectives of the tourism development are given below:
Socio-economic development of areas; Tourism as poverty reduction strategy; Increasing employment opportunities; Preserving national heritage and environment; Diversification of tourism product; Development of eco-tourism; Developing domestic tourism for the budget category; Development of international tourism;
The 8th Five Year Plan in addition to luring the high spending tourists from Europe and USA envisaged a Master Plan to integrate the area plans with development of tourism for ensuring the employment opportunities for local population. The Draft Tourism Policy 1997 states that ―the emergence of tourism as an important instrument for sustainable human development including poverty alleviation, employment generation, environmental regeneration and the advancement of women and other disadvantaged groups in the country‖. The policy emphasizes tourism as a reason for better preservation and protection of natural resources, environment and ecology. This was followed by the guidelines which were approved at the State Ministers Conference. The guidelines made it easy to distinguish between mass or resort tourism and nature or eco-tourism, as the kind of tourism having lower impact on environment and requiring less infrastructure development. The guidelines also emphasize the scientific management and planning of infrastructure, zoning and a management plan for the use of natural sites.
3.1 Tourism Policy for the Region The tourism policy of the State will act as a guideline for the agencies like Town Planning Organization in the preparation of Master Plans and Tourism Development Plans of different areas including Regions and Towns of tourist importance. The State being politically and
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ecologically a unique geographic entity should have its own tourism policy based on the local economic development issues and the possibilities of tourism diversification to attract more and more tourists.
3.1.1 Objectives of Tourism Policy for the Region i. Maintenance of environmental stability through preservation and restoration of the ecological balance that has been adversely disturbed by serious depletion of the forests in the area; ii. Preservation of the natural and cultural ecology for giving impetus to the tourism activity in the region; iii. Tourism for economic development of the region; iv. Tourism as poverty reduction strategy; v. Development of the region as a pioneer ecotourism destination.
3.1.2 Salient Features of Tourism Development Policy for the Dodhpathri Tourist Region i. Riyyar and Mujipathri village settlements to be developed as ―Model Villages‖ with emphasis on all encompassing infrastructure development; ii. Preservation of the major bowls at Parihas, Dodhpathri and Tsolzalpathri by realigning or phasing out some of the Gujjar Kothas that have sprawled the bowls and threaten to permanently devour them; iii. Realign, relocate and preserve Gujjar kothas as live heritage for tourism promotion; iv. Community-supported development and inclusive growth of the region; v. Regeneration/Rehabilitation of degraded forests through active involvement of community people on need-based arrangements.
In the preparation of the Master Plan for Dodhpathri, following approach has been followed from the standpoint of tourism development: i. Tourism development of the Local Area of Dodhpathri Development Authority based on local resources and nuances; ii. Integrated tourism development of the sub-regions including Dodhpathri-Mujipathri-Chhannz-Tosh Maidan and Dodhpathri- Diskhal-Ashtar-Bargah-Pal Maidan sub-regions; iii. Comprehensive tourism development at transboundary regional level taking into account Dodhpathri macro and meso-regions in the Kashmir Division and the tourist places along Poonch in the Jammu Division lying in the vicinity of Noorpur Gali (almost 7km from Chhannz); iv. Integrated Tourism Development at three scales—local, sub-regional and regional—ensuring the participation of population as primary stakeholders; v. Emphasis on eco-tourism and sustainable tourism development so that pristine resources critical for the survival of the tourist places are preserved;
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vi. Reinvention of tourism through diversification of tourism product so that high spending international tourists are lured; vii. Flexible infrastructure development ensuring that no surplus infrastructure is created.
3.1.3 Planning Methodology Despite having the potential for both mass and adventure tourism, Dodhpathri has not been able to figure on the tourist map of the state and therefore could not compete with the destinations like Pahalgam, Gulmarg and Sonamarg. The total tourist inflow is insignificant in comparison to the tourist inflow of the major tourist destinations of Kashmir and Ladakh. Dodhpathri being just 48 km from Srinagar has enormous potential in terms of landscape bowls located in between gushing waters of Sukhnag and Shaliganga rivers, high altitude open and undulating breath-taking meadows of Dander, Diskhal, Ashtar, Chhannz etc, dense forests and surrounding small and big sars (09 in number which are around 20-25 km away from the Dodhpathri bowl) to compete with the major tourist destinations of the State. The planning has to be hierarchical to ensure that it provides a package for tourists allowing the region to compete nationally and internationally.
The analysis of the infrastructure has been done at different geographical scales and future infrastructure proposed accordingly. For the purposes of this Master Plan, the green bowls—Parihas, Dodhpathri & Tsolzalpathri and high altitude places like Diskhal, Chhannz, Dander, Ashtar etc are the major tourist destinations in the region. All village settlements in the vicinity of these destinations which have stakes in the development of the area have been considered and will be part of the region both from the standpoint of provision of infrastructure development and economic development of the residents of these villages. The region has to be judiciously selected to ensure that the forward and backward linkages of tourism with economic development are used for the economic development and the interdependencies of the villages on tourism are accounted for this purpose. The requirements of infrastructure for the following geographical scales are given in the Figure 3.1.
a. Regional Level (Dodhpathri- Tosai Maidan-Ashtar-Pal Maidan) b. Sub-regional Level i. Mujipathri-Dodhpathri-Chhannz-Tosh Maidan and; ii. Dodhpathri-Diskhal-Ashtar-Bargah-Pal Maidan; c. Dodhpathri Local Level flanked by Sukhnag and Shaliganga Rivers including Riyyar-Mujhipathri-Tangnar-Tsozalpathri-Parihas- Dodhpathri including Reshkhal.
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Figure 3.1: Hierarchy of Tourism Infrastructure at Regional and Sub-regional levels
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The local area has been divided into various planning zones depending on the predominant aspect of the land use and for devising the development controls and bye laws suited for preserving the nature and the culture of the region.
3.1.4 Strategy for Tourism Development
In view of the three tier policy for infrastructure development and eco-systems management involving the local communities, following development strategy shall be followed in the tourism development of the region:
State Tourism Department will be the key player especially in its role as the major regulator and the policy maker in the tourism sector for the region;
State Tourism Department focusing on the provision of infrastructure with emphasis on accessibility;
Establishing Public-Public Partnerships between Tourism, Forest, Social Forestry and Wildlife Departments for introducing ecotourism in the region;
Tourism Department will initiate ‗projects and schemes'4 requiring heavy investment through the arrangement of transparent Public-Private-Partnerships without adversely affecting the natural resources and the culture of the host communities;
Emphasis on projects and schemes which will not only give impetus to eco-tourism but also ensure that tourism development is translated into quantifiable benefits for local communities;
4 Uses of standardized economic cost benefit analysis of all projects using EIRR as a mandatory component of all projects.
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Chapter-IV 4.0 Landuse Development Proposals
4.1 Land Suitability Analysis and Landuse Policy for the Region In all hilly and ecologically fragile regions, land suitability analysis is the primary criterion used for the allocation of different uses on terra ferma using the grade of slope, forest cover, expanse of main bowls, buffers to water bodies, forests etc. In the development of Dodhpathri tourist destination, apart from Dodhpathri Development Authority (DDA), other government departments like Social Forestry, Sheep Husbandry and State Forest Department are the key players who share common interests with respect to its development. The Master Plan asserts that concerted and coordinated implementation measures should be taken to ensure proper and planned development of this tourist destination. The role and responsibilities for each department are provided as under: Plate 03: Massacre of Forest Resource at Dodhpathri
. Dodhpathri Development Authority to take up all proposals affecting development within its jurisdiction; Social Forestry Department will ensure effective restoration of degraded forest areas under its jurisdiction; Areas adjoining Tangnar on the south given to Social Forestry Department shall be taken up for rehabilitation of depleted forest cover on priority basis; The J&K State Forest Department to take up the proposed development measures as contemplated in the Master Plan as and where required; The Sheep and Animal Husbandry Department Budgam to regulate the animal grazing and movement of the sheep.
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4.2 Conservation of Forests in the Region Forests in the area have, over the years suffered from serious depletion. This is attributable to relentless pressures arising from ever- increasing demand for fuel wood, fodder and timber; inadequacy of protection measures; encroachment of forest lands; tendency to look upon forests as revenue earning resource. Forests should not be looked upon as a source of revenue. They are a national asset to be protected and enhanced for the well-being of the people. Thus, a need to review the situation and to evolve a new strategy of forest conservation in the region has been made an integral and indispensable component of the Dodhpathri Master Plan-2032.
The Master Plan proposes that derivation of direct economic benefits from forests must be made subservient to environmental stability and maintenance of ecological balance. It has been found that fuel wood and other minor forest produce continue to be the predominant source of domestic energy for the people of adjoining village settlements like Rawalpur, Riyyar, Mujipathri, Kralipathri, Lanilab etc. As per the information collected from local people, on an average 40-50 kg fuelwood is consumed by a household for cooking and other domestic purposes. Damages to forest from encroachments, fires and grazing have been on the increase. This trend has to be arrested and effective action taken to prevent its continuance.
Forest and vegetal cover be increased rapidly on denuded and degraded slopes for soil and water conservation. The Master Plan proposes that there shall be no regularization of existing encroachments. Grazing and browsing in forest areas should be regulated with the involvement of the community. It is proposed that special conservation areas, young plantations and regeneration areas should be fully protected
Having regard to the symbiotic relationship between the local people and forests, the primary task of all concerned departments like DDA, J&K State Forest Department, and Department of Social Forestry etc should be to associate the local people intimately in the protection, regeneration and development of forests besides providing gainful employment to them. Plate 04: Brazen view of denuded forest near Tangnar
The rights and concessions of such people including grazing should always remain related to the carrying capacity of forests. Stall-feeding of cattle should be encouraged. As such, it is asserted that a massive need-based and time-bound programme of afforestation and tree planting with particular emphasis on fuel wood and fodder development through community participation on village and community lands
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adjoining forests shall be taken up for development of tree crops and fodder resources in the area. The Master Plan has as such proposed to develop fodder farms and agrostology units towards Riyyar and Mujipathri to arrest the animal grazing practice deep inside the forests. Similarly, fuel wood needs to be substituted on subsidized basis as far as practicable with alternate sources like LPG, bio-gas and solar energy. Fuel-efficient Chullas, as a measure of conservation of fuel wood, need to be popularized in the surrounding villages. The community people deriving benefits from forest should be motivated to identify themselves with the protection and development of forests. Master Plan affirms that the life and living of the local people residing in and around Dodhpathri revolves around these forests. Their domestic requirements of fuel wood, fodder, minor forest produce and consecution timber should be the first charge on forest produce. These and substitute materials should be made available through conveniently located depots at reasonable prices.
Preservation of virgin character of Parihas, Tsolzalpathri and Dodhpathri bowls through least human infringement, and resorting to effective planning and development measures like minimum ground coverage, modest FAR/FSI, exorbitant setbacks, camouflaged development etc as proposed in the Master Plan; Preservation of Parihas, Tsolzalpathri and Dodhpathri bowls as green pastures; Development of the lower reaches for the development of tourist and other infrastructure; Development of regional infrastructure including ropeways to connect inaccessible areas like Dander, Diskhal, Chhannz etc with Dodhpathri Develop adventure tourism including skiing, water rafting, rock climbing and paragliding; Using innovative development concepts like inclusive growth, community-supported development etc for the conservation of forests; Development of soft infrastructure in the form of tree houses, tent houses and other innovative means.
4.3 Proposed Landuse-2032 Based on the planning principles and the development strategy as discussed in the previous sections, the proposed landuse of the Planning Area for the horizon year 2032 is reflective of the clear emphasis on tourism as the key sector for ensuring the economic development of the region. Allocation of land for activities like ecotourism is the stepping stone for ensuring that the benefits of tourism reach to all sections of the society by their active participation. This is not possible without capacity building of the local communities in the tourism sector and as such proposals have been made to ensure active participation of the local people.
In the proposed Landuse Plan-2032, land allocations have been made for tourist accommodation, recreational open spaces, public and semi-public use, parking, community shops, craft centers, food courts in the commercial sector besides forest and agricultural farm land. The micro details of the land allocations for the horizon year are given in the Landuse Plan-2032. Proportion and details of land under various uses is given in Table 4.1.
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Table: 4.1 Landuse Break-up of Dodhpathri Planning Area -2032 Landuse %age of Planning Area in Hectares %age of Developed Area Tourist Accommodation Area Hutment 11.83 1.27 0.45 Budgeted Accommodation 1.74 0.19 0.07 Forest Huts 1.66 0.18 0.06 Integrated Tourist Resort 3.81 0.41 0.14 Eco-Tourism Resort 5.67 0.61 0.21 Sub-Total 24.71 2.65 0.93 Public & Semi Public 0.00 0.00
Govt., Semi-Govt., Public 7.51 0.81 0.28 Govt. Land (use Undetermined) 1.33 0.14 0.05 Education and Research 1.10 0.12 0.04 Medical and Health 0.68 0.07 0.03 Social, Cultural and Religious 0.61 0.07 0.02 Utility and Services 1.58 0.17 0.06 Adventure Sports training Centre 0.86 0.09 0.03 Club and Allied 1.75 0.19 0.07 Sub-Total 15.43 1.66 0.58 Parks and Open Spaces 0.00 0.00
Playground, Stadium, Sports Centre 0.85 0.09 0.03 Public Park, Garden etc 11.18 1.20 0.42 Children Park 1.35 0.15 0.05 Landscaped Bowl 487.40 52.28 18.42 Multi-purpose Recreational Zone 39.42 4.23 1.49 Natural Endowment Area/Accessible Forest 20.91 2.24 0.79 Bio-Diversity Zone 79.42 8.52 3.00 Sub-Total 640.53 68.70 24.21 Commercial 0.00 0.00
Retail and Community Shops 4.22 0.45 0.16 Heritage and Craft 0.31 0.03 0.01
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Cafeteria, Food Courts, Koisks & Restaurants 1.05 0.11 0.04 Sub-Total 5.58 0.60 0.21 Traffic & Transportation 0.00 0.00
Roads 25.87 2.78 0.98 Parking 2.69 0.29 0.10 Sub-Total 28.56 3.06 1.08 Others 0.00 0.00
Tourist-cum-Heritage Village 19.75 2.12 0.75 Village Settlement 183.46 19.68 6.93 Camping Sites 12.71 1.36 0.48 Forest Depot, Forest Dumping site 0.22 0.02 0.01 Pony Stand/Pony Shed 0.22 0.02 0.01 Gujjar Kothas 1.16 0.12 0.04 Sub-Total 217.51 23.33 8.22 Total Developed Area 932.34 100.00 35.24 Agriculture and Allied %age of Un-Developed Area Agriculture, Farm Land and Agrostology 204.45 11.93 7.73 Nursery, Plantation 71.22 4.16 2.69 Floriculture/ Rose Garden 6.90 0.40 0.26 Drug Farm 29.02 1.69 1.10 Water Body, Lakes and Ponds 61.24 3.57 2.31 Sub-Total 372.84 21.76 14.09 Forest 1340.25 78.24 50.66 Total Un-Developed Area 1713.09 100.00 64.76 Total Planning Area 2645.43 - 100.00
4.4 Tourist Infrastructure The Master Plan proposes 3-tier hierarchy of tourist infrastructure which necessitates the dispersal of tourist infrastructure at regional, sub-regional and local levels. As such some infrastructure will also be required in the adjoining villages like Riyyar and Mujipathri.
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4.4.1 Tourist Accommodation Tourist accommodation including general hutment, budgeted accommodation, high-end huts in the Integrated Tourist Resort and the Eco- Tourism Resort is proposed to cater to the potential demand during the horizon period of twenty years. The Master Plan envisages that the condition of Gojjar kothas existing at Parihas and Dodhpathri be improved by providing incentives to the owners so that the same could be used for accommodation purposes of the tourists. About 24.71 ha constituting 2.65% of the Developed Area has been earmarked for tourist accommodation of 550 bed capacity in the Master Plan. To benefit the locals, the Master Plan also proposes to develop two Tourist-cum-Heritage Villages spread over an area of 20.0 ha along Dodhpathri-Mujipathri Road near Tsolzalpathri and Dodhpathri-Riyyar Road near Tangnar. Apart from accommodation for the tourists, the Tourist-cum-Heritage Villages should reflect the local culture, art and craft. In the first phase, one Tourist Complex is proposed at Dodhpathri for its central location and being the gateway to the sub-region. The complex will be a comprehensive facility having a Museum and a conference hall for holding the conferences and awareness programmes for the preservation of the region. It will also have an open air auditorium for conducting cultural shows. This facility will have to come up either in Public Sector or through Public-Private Participation.
Apart from high-end tourist accommodation in the Integrated Tourist Resort and the Eco-Tourism Resort, the Master Plan has earmarked separate land for the budget accommodation. It also proposes to have the traditional hut type accommodation typical of the Valley tourist destinations. With the State Tourism Development Corporation mostly providing the high-end accommodation facilities, there is a need to diversify and provide budget accommodation also. This will have to be provided in the Public Sector using Public-Public Partnership initially which can be later on supplemented through Public-Private-Partnerships and Private sector only. The accommodation5 includes the following types:
I. Small huts in the form of clusters around common spaces and facilities like restaurants, clubs, shopping, souvenir and memento shops and budget accommodation with bed capacity of 100-125 beds in 2032; II. Budget accommodation in the form of dormitories with an estimated bed capacity of 50-75 beds by the year 2032; III. Resort type high-end accommodation with a bed capacity of 50-75 beds by the year 2032; IV. Tented accommodation/camping site and with 150-175 bed capacity by the year 2032; V. Paying guest accommodation with estimated 50-75 bed capacity by the year 2032.
4.4.2 Adventure Tourism Centre This facility is proposed to be a sub-regional facility which will be equipped with all necessary infrastructure including the Adventure Sports Training Centre, Emergency Medical Aid Centre, Trauma Centre and helipad which are prerequisite for making the region an attractive destination for adventure tourism including mountaineering, paragliding, rock-climbing, water rafting etc. Dodhpathri provides an ideal
5 The break-up of accommodation has been shown for both scenario-I and Scenario—II.
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location for the development of such facility in the region. There is no denying the fact that the upland meadows of Chhannz, Dander, Diskhal etc need to be explored from tourism point of view. The Master Plan envisages that these upland areas be connected by providing cable car facility in the first phase (2012-2017) of the plan based on the feasibility of the area. It is expected to increase the depth of tourism potential in the sub-region and will help in developing a direct link with the regional tourist circuit as envisaged by this Organisation.
4.4.3 Tourist Information Centre Tourist Information/Reception centre is proposed to be provided at Tangnar which will have all the basic facilities including the information counters, booking counters and internet cafes for the visiting tourists. This will help in revitalizing the tourism and improving the image of tourism sector for the visiting tourists.
4.4.4 Parks, Gardens and Arboretums Parks and gardens have historically been the major attraction of the tourist destinations all over the Valley. This element of landscape is missing in Dodhpathri. In the region, pristine meadows have been the epicentre of tourist activity. The Master Plan proposes the development of a series organised open spaces, endowment areas and multi-purpose recreational areas at Parihas, Dodhpathri and Tsolzalpathri especially for large groups of school and college excursions. About 640.0 ha of area has been proposed in the Master Plan towards recreational open spaces. Two small parks are proposed to be developed and supplemented with ethnic wild landscaped elements and materials one each at existing entry point near Riyyar and another at Parihas adjoining the proposed club building on the left side of the Parihas-Dodhpathri Road. A bio-diversity park near Parihas spread over an area of 80.0 ha is also proposed between Riyyar-Parihas Road and the Shaliganga River. Arboretum in public-public partnership with Forest Department is proposed to be added to the parks or provided separately for educational tourism of the students in the Kashmir region.
4.4.5 Wayside Amenities These facilities in large numbers at vantage points along the roads will go a long way in boosting the local economy through increased employment and business which will also make the region attractive for all types of tourism. Wayside amenities will include restaurants with necessary public conveniences, fast food-courts etc necessary for increasing the depth of the region for tourism activity beyond Dodhpathri bowl. The wayside amenities will have to be initially provided in the Public-Public Partnership which after providing the initial trigger can be diversified and provided in the Private sector also.
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4.4.6 Craft Centres In order to ensure that local people get economical benefits as a consequence of the tourist activity in the region, craft sales centres have been proposed. These centres will be run by local cooperatives on the terms and conditions decided in agreement with the Local Authority. This will also act as an exchange and interaction centre between the local population and the tourists.
4.4.7 Health and Education In an endeavor to extend the benefits of this Master Plan to local population through better health care and greater access to education facilities, quality life, economic prosperity and socio-cultural upliftment has been promulgated as the hallmark of the tourism development strategy envisioned for the region. Apart from community participation in development activities, proposals aimed at health and education facilities have been made for community welfare though meeting the requirements of tourists also. The Master Plan proposes basic health care facilities like dispensary, health sub-centre or PHC in the existing village settlements falling within proposed Local Area. In Pariahs and Dodhpathri, the mobile schools operational in tents have been proposed to be provided with permanent accommodation for which necessary funds from Education Department be made available to the Dodhpathri Development Authority. Similarly, the Health Department should take adequate measures to ensure basic health care facilities at Dodhpathri for the people temporarily residing in the Bahks during summer season. Together with other community infrastructure, the health and education facilities have been proposed on the principle of spatial segregation and functional integration. A trauma centre and an Adventure Sports Training Centre have been proposed at Dodhpathri as shown in the Landuse Plan-2032 to meet the requirements of adventure tourists visiting the area.
4.4.8 Community Facilities Apart from health and education facilities, the Master Plan–2032 has earmarked separate area for the development of other community facilities. These facilities may include post & telegraph, banks, fire station, reading room, library, and various other socio-cultural activities. These facilities besides serving community requirements at local level may be subservient to tourists visiting the area also.
4.4.9 Transportation For ensuring the depth of the tourist region—an important factor for giving impetus to its development— the Master Plan proposes the upgradation and strengthening of these regional linkages to a two-lane configuration (7.5 m c/w) with metalled shoulders (2.0 m wide). These roads should be maintained annually with a provision for adequate cross drainage works to minimise the impact of freeze-thaw action. Apart from regional connectivity, the Master Plan also proposes the upgradation of internal connectivity (inter-mediate lane configuration-5.5m wide with passing-by places at suitable sites) on eco-friendly basis from Riyyar Chowk to Dodhpathri bowl and also from Mujipathri to Dodhpathri. The internal road connectivity has to be carefully planned with necessary Environmental Impact Assessment (EIA) and the roads are proposed to be developed without disturbing the natural slopes for the eco-friendly small vehicles plying for the advancement of tourism in the region. The Master Plan takes a strong cognizance of the dilapidated condition of internal
Town Planning Organisation Kashmir 29 Draft Master Plan Dodhpathri -2032 November 2011 roads especially Riyyar-Dodhpathri Road and Mujipathri-Dodhpathri Road. These roads are practically not suitable for traffic movement and at the same time present a brazen outlook. Given the existing condition and lack of basic road infrastructure, these roads—Riyyar to Dodhpathri and Mujipathri to Dodhpathri—act as indispensable development challenges for the area. The Riyyar-Dodhpathri Road at Deobvan is not only cutting across the contours but at the same time has badly spoiled the landscape of the area. The cutting and cross- cutting of the slopes by the vehicles at Deobvan has to be stopped by re-aligning the road as shown in the Landuse Plan-2032. It is asserted that the proposed alignment should be taken up on priority basis and completed in the beginning of the first phase (2012-2017).
The proposed hierarchy of roads followed is given as under: Arizal-Mujipathri Road (T-1) : 68.0 Feet ROW Riyyar-Dodhpathri Road (T-2) : 30.0 Feet ROW Mujipathri-Dodhpathri Road (T-2) : 30.0 Feet ROW Dodhpathri-Shaliganga Road (T-3) : 18.0 Feet ROW Internal Access Streets (T-3) : 18.0 Feet ROW Walkways ----- : 06.0 Feet Wide
Table 4.2: Proposed Right of Ways and Building Line of Road Network S. No. Name of the Road From To ROW (in feet) Building Line (feet) 1 Arizal-Mujipathri Road Arizal Mujipathri 68.0 55.0 2 Riyyar-Dodhpathri Road Riyyar Dodhpathri 30.0 35.0 3 Mujipathri-Dodhpathri Road Mujipathri Dodhpathri 30.0 35.0 4 Dodhpathri-Shaliganga Road Dodhpathri Shaliganga 18.0 25.0 5 Internal Access Streets - - 18.0 25.0
The Master Plan also proposes the procurement of eco-friendly medium size buses for attracting tourists to the region and ensuring that fragile ecosystems are preserved. These base buses will operate from Srinagar, Budgam, Beeru and not only be ensuring quality transport services but will also be pioneer in taking tourists deep into ecologically fragile region without affecting the ecosystems of the area. The routes and the timings of the buses will have to be carefully worked out in collaboration with experts. The Master Plan has earmarked sufficient land for Terminal/Parking facilities with details shown in the Landuse Plan-2032. It also proposes that the road of 18 feet width from Dodhpathri to Shalignaga River should be restricted for any traffic movement other than eco-friendly buses.
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Another important component of transportation in the area is that of pedestrian walkways and pony tracks. The Master Plan asserts to develop a network of walkways and pony tracks based on their feasibility for exploring the depth of the region from tourism point of view. While proposing the pony tracks in and around the bowls, due attention be given to the fact that there has to have a proper coordination between in the interchange of traffic modes. The pony stands have been proposed at suitable locations for providing end-to-end services to the tourists to lure them for increased stay in the region.
4.4.10 Solid Waste Management Generally solid waste (waste other than liquid or gaseous) can be classified as municipal, industrial, agricultural, medical, mining and sewage/sludge. The waste materials that can be degraded by microorganisms are called Biodegradable wastes like vegetables, stale food, papers, dry leaves etc, while on the other hand, wastes that cannot be degraded by microorganisms are called Non-Biodegradable wastes which include polythene bags, scrap metals, glass bottles etc.
Tourist destinations like Dodhpathri demand preventive measures for disposal and management of solid wastes before the situation would go beyond rectification. For waste management, the Master Plan proposes following measures:
Reduction in the use of raw materials which will correspondingly decrease the production of waste; Installation of wooden litter bins along roads, walkways and within bowl and parks at appropriate locations for disposal of the waste; Ban on use of polythene bags within the Local Area of Dodhpathri; Introduction of twin bin system at household level for segregation of biodegradable and non-biodegradable waste; Development of civic sense among people through dissemination of information about utility and repercussions of solid waste; Use of collection bags by Pony Wallas to render area free from horse dung.
The Master Plan proposes that the Authority should engage private party on annual performance basis for the solid waste management of the area. The authority should work out the necessary modalities for hiring the services of private parties preferably the locals for the upkeep and sanitation of the Planning Area.
4.4.11 Water Supply Water supply for the Dodhpathri sub-region is tapped from the Sukhnag and Shaliganga Rivers as well as from the springs gushing out at high altitudes. The water supply schemes presently caters to th surrounding villages like Riyyar, Lanilab, Mujipathri, Khansaheb, Arizal etc The Master Plan proposes that the Public Health Engineering Department will have to upgrade water supply infrastructure including filtration plants, service reservoirs and distribution system to meet the demand of the sub-regional population for the year 2032. The
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demand for portable water should be based on 100 litres per capita per day or the standards prescribed by the State for the year 2032. In addition the water supply has to meet the demands of tourists of 550 bed capacity for the year 2032 and for the floating population.
4.4.12 Sewerage Disposal and Treatment Due to very sparse development characterized by spotty growth of government and private structures, the Dodhpathri tourist destination is comprehensively devoid of any wastewater disposal and treatment system. The septic tank and soakage pit system has been used for the existing hutment area at Dodhpathri which is unsustainable. No sufficient database could be collected from the area for understanding and evaluating the sewerage system. Given the paucity of any reliable data, it is practically advisable to have a Action Plan for comprehensive sewerage disposal and treatment system prepared for the Dodhpathri Local Area. However, it is proposed that while working out future requirements in terms of sewer capacity, projections w.r.t. population and tourist flow as worked out in the Master Plan shall be adhered to. As a policy measure, the Dodhpathri Master Plan-2032 envisages ―community development as an inseparable component of tourism development strategy adopted for the region‖. In fact, the Master Plan has been contemplated on the principle of ―inclusive growth‖ making local people as indispensable stakeholders in the development process. As a result, the Dodhpathri Master Plan- 2032 proposes that an Action Plan for sewerage disposal be devised for the entire Local Area which inter alia shall comprise the existing village settlements. It proposes that the Action Plan shall be prepared in the first phase of plan implementation. The plan has to be evaluated against project indicators of capacity, condition and viability of the project. The economic viability of the provision of small FAB/SBR and other treatment technologies for tourist infrastructure shall also be dealt with in the Action Plan. It also envisages that given the topography of the area, spotty growth of settlements and the nature of development as proposed in the Master Plan, Decentralized Wastewater Treatment (DeWaT) system could be a more viable option for effective treatment of the sewerage produced in the area.
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Chapter-V
5.0 Development Promotion Rules and Regulations
5.1 Zoning Regulations In view of the discrepancy issues with the implementation of Master Plans, the Dodhpathri Master Plan provides model zoning regulations applicable to the ecologically fragile areas. Dodhpathri Local Area has been divided into ten (10) Planning Zones with the land use of each zone clearly defined to ensure that the uses are not abused by the implementing authority(s) and the applicants. The Planning Zones are mainly based on the predominant aspects of the landuse with the objective of preserving the character of the area. The boundaries are predominantly based on the distinguishable natural/artificial features of the area. The description of the Planning Zones and sub-zones is given in Table 5.1.
Table 5.1: Description of Planning Zones Planning Predominant Landuse Description and Major Proposals Zone Pz-A1 Village Settlements Located to the north of Dodhpathri, it is predominantly under scattered village settlements of Riyyar Beeru and Riyyar Yech. Most of the commercial activities exist along the main road (Arizal-Mujipathiri Road) acting as the main activity area comprising village settlements, allied services and facilities. Pz-A2 Village Settlements and The Planning Zone is flanked on south by Shaliganga River with large Agricultural land fertile agricultural lands fed by a number of interspersing water streams. A large number of small and scattered residential houses dotting the main landscape of the Zone forms a part of main Mujipathiri Village settlement. Pz-B1 Mixed Land Use. The Planning Zone is the gateway to Dodhpathri Tourist destination and constitutes the first tier of administrative and tourist infrastructure at Tangnar. Predominantly proposed for Government use comprising of government offices, hutment, recreational open spaces and parking facilities. One of the important features of this Zone is the Tourist cum
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Heritage village proposed to benefit the local people by making them the active players in the overall development process. Besides, the Multi-purpose open space (P-1) is also proposed for benefiting local community. The existing fertile agricultural land and areas under plantation are proposed to be preserved in the Draft Master Plan after carving out additional land as requirement for the future expansion of the village settlements. Pz-B2 Existing forest It is an extensive planning zone under forest with most of the area denuded for forest cover. The Draft Master Plan proposes to reclaim the area through effective afforestation measure by active participation of locals. The planning Zone is proposed to house an irrigation pond to ensure reliable water supply for sustainable agricultural activity. The contours of the area are favourable for such an activity. Pz-C1 Forest and Agriculture The area is predominantly under forest and agricultural use. A small village settlement exists in the zone. A part of the proposals aimed at developing drug farms and a Tourist cum Heritage Village form important feature of this planning Zone. Pz-C2 Mixed Land Use This Planning Zone is an important activity area constituting the second Tier of proposed tourist infrastructure including Club building. Stretching from famous Sotzalpathri in North-West upto Dubwan in the South-East, the planning Zone is flanked by Shaliganga River in the West and existing Riyyar-Dodhpathri Road and main Parihas Bowl in the East. Apart from multipurpose recreational activities, the planning Zone contains High-End Tourist facilities in terms of Integrated & Eco Tourism Resorts. A part of the proposals for developing drug farms and a Tourist cum Heritage Village are also contemplated in this planning Zone. For luring tourists and adding more functional utility to this Zone, the Draft Master Plan proposes an extensive area for the development of a Biodiversity Park between Sotzalpathri and Poshkhal. Sotzalpathri, which is a lush green pasture
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land has been preserved to respect its natural ambience and glory. Poshkhal has been proposed to be developed as a natural endowment area-cum- accessible forest to increase the tourism depth of the area towards Shaliganga River. Pz-D1 Forest and Parihas Bowl It is an extensive forest area streatching all along Sukhnag River from Tangnar up to Reshnar. The Planning Zone comprises the Main Pharihas Bowl contained within the deep dense forest surrounds which is one of the largest meadows existing in the area. The presenceof a few Gujjar Khotas in the South of Parihas Bowl exhibit the inherent ingredients for the development of Cultural-cum-Eco tourism in the area. Apart from retaining the existing Gujjar Khotas, areas for the provision of basic infrastructure in the form of health and education have been carved out in this Zone. Reshnar which is an uphill tableland providing a panoramic view of the entire area of Dodhpathri proposed to be developed as a camping site constitutes another vital component of this Planning Zone. Pz-D2 Dodhpathri Bowl and Forest Constituting third tier of the administrative and tourism infrastructure, an elongated vast expanse of Dodhpathri Bowl- spreading over a distance of over 1.5 Km up to Shaliganga River- forms the heart of this Planning Zone. The area has been kept free of any encumbrance by aligning and segregating the administrative and tourist infrastructure away from the main bowl. Pz-E1 Forest Predominantly a forest area, a few selective patches of land have been earmarked for the development of hutment and also the rehabilitation of the existing Gujjar Khotas shifted from the main Dodhpathri Bowl. Pz-E2 Forest and Water body An extensive thick forest area with a few pastures camouflaged deep inside the forests is bordering the proposed landuse on the west. Across the Shaliganga River, some vital activity areas in the form of multipurpose recreational open space in the West and Adventure
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Tourism in the South have been earmarked.
The provision of the development controls including bye laws are meant for ensuring the compatibility of land uses and to avoid any interference with the pristine nature of the area. The zoning regulations given Table 5.2 will be applicable to the Dodhpathri Local Area and may be extended to similar ecologically fragile areas of Tosai Maidan, Pal Maidan, high upland meadows of Chhannz, Diskhal, Dander etc which form integral component of regional and sub-regional environs. They will also be applicable to all the intervening areas falling in-between these tourist destinations mentioned above. The zoning regulations given in and the standards related to ground coverage, FAR, setbacks given in the Table 5.3 will have to be strictly adhered to for sustainable development as well as ensuring the minimum living standards to the people of the area.
Table 5.2: Description of landuses on the basis of their compatibility Uses permissible by S. Description Uses Permitted competent authority after Uses Prohibited No. special appeal 01 Residential Use Residential uses of all types, child care, Professional offices, guest All uses not Nursery Schools, Kindergartens, Primary houses, community buildings, specifically schools, clinics, religious uses, convenient shops, social mentioned above. graveyards, Anganwadi centres, parks welfare centres, cremation grounds, cottage industries of household types without power looms, domestic vegetable gardens. 02 Commercial Use Retail shopping, restaurants, handicraft Service station, storage of non- All uses not units, banks, professional offices, inflammable material, specifically parking, community shops, restaurants automobile workshops, mentioned above. and eating joints, public convenience. community centres and community facilities. 03 Public and Semi- Museum, Cultural Institutions, Libraries, Higher order Education and All uses not public Utilities & Services, Social Infrastructure, Research Institutions, Nursing specifically Polytechnics, Industrial Training Institutes, Homes General Hospitals. mentioned above.
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Clinical Laboratories, Specialized Health Centres & health Clubs, Forest Research Institute, Agriculture and Horticulture Research Institute, Mountaineering Research Institute and other Research Institutions with the basic objective of the Preservation of the ecosystems and environment of the region, Fire Stations, Post Offices, Telephone Exchange, related amenities and Parking. 04 Tourism Infrastructure (a)Huts Huts, Rest House and Tourist Bungalow, Souvenir and Book shops, All uses not Parking and Parks. Health Club, Swimming specifically mentioned Pool, Indoor Games, Cyber above. Cafe and Cafeteria.
(b)Budget Guest House, Dormitory, Rest House, Health Club, Cyber Cafe, All uses not Accommodation Souvenir and Book shop, Parking and Restaurant, Cafeteria and specifically mentioned Parks. Retail Shops. above. (c) Tourist Resort Huts, Club, Budgeted Accommodation, Auditorium, Theatre, All uses not Cafeteria, Restaurant, Souvenir and Conference Hall, Open Air specifically mentioned Book Shops, Art Gallery, Swimming Theatre, Cultural Centre, above. Pool, Indoor and Outdoor games, Banking, Craft Shops, Jogging Track, Parks, Parking, Mini Library. Conference Hall, Gymnasium, Food Courts. (d)Tourist-cum- Log Huts, Huts, Guest Houses, Paying Parks, Children Play Areas, All uses not Heritage Village Guest Houses, Restaurants, Exhibition Multipurpose Open Spaces, specifically mentioned Area, Cultural Centre, Craft Shops, Playfields, Banking, Retail above. Library and Parking. Shops and community facilities and services.
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(e) Camping Temporary camping Sites, Public Open Air Theatre, All uses not Conveniences with treatment facility, Temporary Kiosks specifically mentioned incidental uses attached to the camping. above. (f) Eco-Tourism Tree houses, Tented Accommodation, Huts, View Points and All uses not Public Convenience, Kiosks, Camping Restaurants. specifically mentioned Sites, Rain Shelter, Wildlife Shelter above. Watch and Ward and Parks. (g) Parks Gazebos, Public Conveniences, Kiosks, Botanical Garden, All uses not Walkways and all types of Garden Book Shops and Souvenirs specifically mentioned Furniture, Parking. Shops, Food Courts. above. (h) Picnic Sites Gazebos, Sit outs, View Points, Rain Camping site, Restaurant. All uses not Shelters, Public Convenience. Open Air Theatre. specifically mentioned above. (i) Other Tourist Tourist Reception Centre, Tourist Music and Dance Theatre, All uses not Infrastructure Information Centre, Tourist Complex, Rest Houses, Library, Club, specifically mentioned Museum, Conference Centre, Food Courts. above. Restaurants, Souvenir and Bookshop, Handicraft Centre, Cyber Cafe. 05 Recreational: Parks, Children Play Areas, Walkways, Botanical Gardens, All uses not Sit-outs, Plantation, Nurseries, Public Utilities, specifically Multipurpose Open Spaces, Playfields, Watch and Ward, mentioned. Parking Convenient Shopping 06 Religious Mosques, Temples, Shrines, Parks, Parking, Convenient All uses not Gurduwaras, Church, Meditation Shopping, Multipurpose specifically Centres, Madrassas, Library and Open Space like Eidgah; mentioned. Museum. Burial and Cremation grounds. 07 Transportation Bus Terminal, Truck Terminal, Helipad, Warehousing, Godowns, All uses not Terminal Buildings, Booking Offices, Storage, Filling Station, specifically Public Conveniences, Police Post, Taxi Workshop, Sarai, Eating mentioned.
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and Sumo Stands, Restaurants Joints, Convenient incidental to the transportation use. Shopping, Pony stand and sheds. 08 Industrial Industries including Manufacturing, Service Industrial Residences for All uses not Industries, Agro- based such as Milk Dairy, essential staff; Transport specifically Bread Making, Oil Mills, Furniture Making, Companies, Service Stations, mentioned. Fruit Canning, Service Industries such as Petrol Filling Stations, Junk Repairs and Servicing Workshops, Extraction Yards, Show Rooms, Shops, including Quarrying, Stone, Gravel and other Restaurants. Public Utility and Service buildings. 09 Agriculture and Allied Activities (a) Agriculture Agriculture including Orchards, Watch & Ward office (not All uses not Nurseries, Drug Farms, Diary Farms, more 150.0 sft), Farm specifically
Poultry Farms, and uses incidental to Houses, Social Forestry and mentioned. the poultry land use, hatchery, fish Sewerage Treatment Plants farms etc and uses ancillary to if feasible. Agriculture. 10 Water Bodies incl. No use permitted No use permissible All uses prohibited. natural drainage 11 Buffers Walkways 5 feet (wide) maximum, Public Convenience, Kiosks, All uses not Tracking Routes, wooden fencing with Camping Sites, Rain specifically the typical design to be provided by the Shelter, View Points, Parks mentioned. Local Authority. and Parking.
12 Forests/Plantation All forests, reserve forests, buffers as Forest Depot/Dumping Site, All uses not prescribed in the Master Plan, Watch and Ward, specifically ecotourism, Nursery, Agrostology, Soil Departmental Huts, mentioned. Conservation measures & fish farms. Tracking Routes, Ropeways.
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Table 5.3 Spatial Norms and Standards Max. Minimum Set Backs S. Minimum Plot Gr. Max. Land Use Sub-land use FAR No. Area Coverag Ht. Front Rear Left e
1 Tourism Huts 2 Kanals 15% 0.20 25'-0″ 30'-0″ 20'-0″ 15'/15' Budget Accommodation 2 Kanals 15% 0.15 30'-0″ 30'-0″ 20'-0″ 15'/15' Guest Houses 1.5 Kanals 15% 0.15 25'-0″ 25'-0″ 15-0″' 15'/15' Huts in Tourist Resorts 10 Kanals 10% 0.15 25'-0″ 40'-0″ 25'-0″ 25'/25' (High End) Paying Guest House 01 Kanal 25% 0.50 30′-0″ 20'-0″ 15'-0″ 15'/15' Camping 10 Kanals 50% - - - - - 2 Residential - Up to 1200 Sft 60% 1.2 30′-0″ 10'-0″ 8'-0″ 8'/0' - 1201 – 1500 Sft 60% 1.2 30′-0″ 10'-0″ 10'-0″ 8'/0' - 1501 – 2000 Sft 50% 1.2 30′-0″ 10'-0″ 10'-0″ 10'/10' - 2001 – 3000 Sft 45% 1.2 30′-0″ 10'-0″ 10'-0″ 10'/10' - 3001 – 4000 Sft 40% 1.2 30′-0″ 15'-0″ 10'-0″ 10'/10' - 4001 – 5000 Sft 7 35% 1.2 30′-0″ 15'-0″ 12'-0″ 10'/10' - Above 5000 Sft8 30% 1.2 30′-0″ 20'-0″ 15'-0″ 10'/10' 3 Religious - 1 Kanal 40% 1.2 35′-0″ 20'-0″ 10'-0″ 10'/10' Institutional 35% 4 - - 1.2 35′-0″ 30'-0″ 15'-0″ 15'/15' Buildings Clubs, Libraries & - 30% 5 Community - 1.2 25′-0″ 25'-0″ 15'-0″ 15'/15' Centres Commercial - 40% 6 - 1.2 25′-0″ 25'-0″ 15'-0″ 15'/15' Buildings
7 Maximum Length of building on any side up to 45′. 8 Maximum Ground Coverage up to 2500 sft. and maximum length of building on any side up to 45′.
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7 Office Buildings - - 35% 1.2 35′-0″ 30'-0″ 15'-0″ 15'/15' 8 Industrial Units - - 40% 1.2 35′-0″ 25'-0″ 15'-0″ 15'/15' Warehousing & - 40% 9 - 1.2 35′-0″ 25'-0″ 15'-0″ 15'/15' Storage Auditorium & - 40% 10 - 1.2 35′-0″ 25'-0″ 15'-0″ 15'/15' Theaters Agriculture Farm house 3 Kanals 15% 1.2 20′-0″ 25'-0″ 15'-0″ 15'/15' 11 Fisheries 2 Kanals 05% 0.5 20′-0″ 25'-0″ 15'-0″ 15'/15' Poultry Farms 2 Kanals 25% 1.2 25′-0″ 25'-0″ 15'-0″ 15'/15' 12 Forests/ Slopes Eco-tourism As per International/National standards applicable to the activity Water Bodies/ Ghats/Viewing 13 No future development except the paths and garden furniture Buffers decks/Plantation
Note: *Buffers:
Along road in all built up areas other than village settlements = 50'-0″' from edge of the Road. Along Water Bodies in village settlements = 15' from edge of water body. Along Water Bodies in other areas = 50' from edge of water body.
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5.2 Facade Control Measures Guidelines have been prepared to create an identifiable and cohesive design character, utilizing a fairly limited vocabulary of design features that reinforces the mountain resort imageability— typical character of Kashmir‘s tourist destinations. The intent is to have each building and other man-made features contributing to the character of the area so that there is an identifiable mountain resort image instead of a desperate collection of individual components and a cluster formation of units.
The design concept will take inspiration from the mountain architecture and planning which emphasizes sloping roofs, and abundant use of natural materials-primarily timber and local stone. All development proposals must be in compliance with the landuses Plate 05: Harmonious and blends with natural surroundings prescribed in Master plan and comply with the prescribed guidelines that will position Dodhpathri as the most attractive Tourist Resort on the tourist map of Kashmir valley.
5.3 Design concepts and proportions of Building Elements
The shape of the building will be determined by its functional mass. False appurtenances and decorative architectural elements with no function will not be permitted. It is intended that the style be rustic, solid and true, with its elegance and grace provided by good proportions, good massing and good relationship to the other buildings.
5.3.1 Land Slope and Contours Design must evolve considering zero or minimal alteration of existing slopes and contours. Slope cutting shall not be allowed to Plate 06: Construction in response to the natural drainage of accommodate any structure that is not compatible to slopes and the watershed and slope of the area
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contours.
5.3.2 Landforms and Geographical Character of soil Landforms and geographical character must be respected while planning any road access and the raising of structure and its allied infrastructure. No retaining wall of concrete or stone shall be permitted for thrusted placement of any building.
5.3.3 Impact on Environment Services such as garbage disposal, waste water management, Sewerage etc. shall be individually or collectively managed to leave underground or above ground resources unpolluted.
5.3.4 Energy Efficient Planning All building placements, their windows and roof slopes along with tree foliage shall be planned to achieve maximum energy efficient designs in order to reduce dependence on mechanical and non renewable energy resources which otherwise are environmentally and financially expensive.
5.3.5 Roofs Roofs will be of utmost importance to the visual landscape of the resort, as they will be viewed from above further up the mountain. Sloping roofs and overhangs are a required element in all building design of mountain resorts with minimum of 30 degree slope considering heavy snowfall in the valley.
The main roof form should be articulated with a combination of full-scale gables and dormers that provide windows to habitable spaces and facilitate achieving balance with mountain as backdrop. Roof finishes are important as they are highly visible from the ski slopes and should be preferably be of natural slate or ribbed metal in fast green colour.
Plate 07: Roof elements and local material complement design and functions of structure and climate
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Eaves should project at least two feet on all sides of a roof and Eaves, fascias, bargeboards and soffits should be or appear to be of natural wood.
5.3.6 Chimneys All chimneys must appear on design and construction drawings submitted to the Approval Authority. Chimneys should have a stone finish where visible from the exterior of a building as they are traditionally integral part of roofs in mountain areas.
5.3.7 Wall Finishes and Foundations All foundations above ground shall be either of rubble stone walls or finished with stone fascia. The main floor must create a strong connection to the Plate 08: Construction in response to the natural drainage ground with a solid base rising at least to window sill height or plinth level. Curtain wall forms of glass, metal or concrete panels are not to be permitted. Components of building facades such as wooden frame of doors and windows will contribute to the timber theme and are strongly encouraged.
5.3.8 Colours Doors should be of natural wood colours. Window frames and mullions in traditional colours of natural wood, brown, black, white, forest green or Pompeii red are preferred over other colours. All colour schemes must be submitted for approval. Earth tones that are compatible with other buildings will be encouraged. Colours in glaring contrast with other buildings will be discouraged.
5.3.9 Window Shapes and Glazing of Openings Large glazing of window opening and similar façade apertures are encouraged to increase visual cones from indoor spaces to outdoor natural scenery. All glazed openings should be treated for thermal loss using double glazing. Window openings and door openings shall have simple forms and extensive use of arch openings is not allowed. Arch openings in glazed areas if used shall be restricted to main entry area only.
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5.3.10 Entry Areas Entry areas should have a high quality of finish and detail as these areas leave some of the most lasting impressions. Building should have main entrances that are easily identifiable and which evoke a sense of entry. Entries should be weather protected either by overhanging gable eaves, arcades or veranda elements. Materials about the entry way should again include stone and wood elements.
5.3.11 Outdoor Elements
Landscape and Streetscape
Landscape elements should reinforce the rustic themes of a park like setting. Road barriers should not be steel or concrete, but made of simple stone posts supporting horizontal logs or wood. Where fences are necessary they should also be of stone and timber but continuous outdoor spaces are encouraged, rather than fenced areas.
Road surfaces and driveway surfaces should minimize expanses of earth, asphalt or concrete. In private driveway and entrance areas, consideration should be given to crushed gravel and stone or concrete pavers.
The main criteria to be followed will be the retention or regeneration of the natural landscape, enhanced to create an Plate 09: Landscape elements reinforce the tourist air of quality to the resort. destination theme
Sun consideration must be given to decks and patios. Existing trees should be preserved.
Street furniture items should be of rustic materials such as stone and solid wood-in benches, kiosks and barriers.
Textured surface treatments for pedestrian walkway and plaza areas should be small in scale, durable and attractive. Asphalt will not be permitted as a walkway finish. Plain concrete is discouraged. Concrete pavers and paving stones are encouraged.
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5.3.12 Signage All sign designs must be approved by the approval Authority prior to installation. Signs may only be of solid materials of wood or stone and may only utilize front lighting. Backlighting of exterior signs will not be permitted.
5.3.13 Night Lighting Night lighting should be adequate for comfort and safe movement, and designed for an intimate, aesthetic effect. Wherever possible, light sources should be shielded and directional. Street lighting should be attached to buildings where possible to avoid the necessity for large and often unattractive lamp standards.
5.3.14 Screening and enclosure of Service Areas Service areas must be unobtrusive and in keeping with the small-scale character of the mountain resort. Storage, garbage collection, snow removal equipment, mechanical or electrical equipment, transformers, utility tanks, satellite dishes, etc. must be designed appropriately to be contained inside building areas, placed underground or suitably screened and must be part of the initial approved design.
5.3.15 External Spaces Each individual unit should have a semi-private exterior space such as a patio or deck that is screened from direct overlook by the neighbouring units within the same grouping, whether that screening is achieved through building form, overhanging roof, lattice or pergola elements. Street furniture items should be of rustic materials such as stone and solid wood-in benches, kiosks and barriers.
5.3.16 Parking Parking should be at grade or as close to road level as possible to accommodate winter driving conditions. Garages may be to the side of the grouping. Individual car porches or garages as separate elements in front of the guesthouse units will not be permitted.
5.3.17 Garbage In mountain resort areas, special care must be taken with kitchen waste in multi-unit buildings. Each multi-unit residential building must provide a predator and vermin proof interior space for garbage collection and transfer, located for easy access by garbage hauling contractors. No external areas are to be used for the storage of garbage.
5.3.18 Public Outdoor Activities and Spaces In the resort base area, outdoor space should be provided either on a public area adjacent to that site for various activities to enliven the resort. Building owners should cooperate with the Development Authority to ensure that all public plaza areas have a program of activities including entertainment, displays and spaces assigned for educational activities, meeting places and starting points for walking and hiking tours.
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Interpretation
These guidelines have been prepared for the proposed development of the area and should be considered as a permanent design direction of this Master Plan. However, in the event of conflict between these Guidelines and other conditions of the Master Plan, the Master Plan and zoning bylaws shall prevail and these guidelines must be viewed as supplementary.
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Chapter VI
6.0 Implementation Strategy & Resource Mobilization Employing the concept of tourism development as a growth pole strategy for the development of hitherto underdeveloped regions, government has to play the role of initial trigger in the development process. This can be done through the provision of basic infrastructure for the development of spots which can later on be built on by public private partnerships, private entrepreneurship and the community driven development. In view of the level of underdevelopment of this region, government needs to play seminal role by providing basic infrastructure like roads, power and water supply etc. The provision of infrastructure has to be consistent with the tourism development strategy ensuring that the lack of infrastructure development does not become an impediment in the development of the region nor is surplus infrastructure created in our environment where resources are scarce.
6.1 Implementation Strategy After the formal submission of the Master Plan, the Local Area thereby declared for the planning and development under the J&K Development Act 1970 shall come under the purview of Dodhpathri Development Authority (DDA). With an objective of developing Dodhpathri as a sustainable tourist destination, the government felt the need of having a long-term policy framework to guide its development in a cohesive and sustainable manner. Town Planning Organisation, Kashmir prepared the Master Plan with due recognition of its fragile environs and rich natural scenic resource base. Special planning considerations were adopted while preparing the Master Plan of Dodhpathri. To preserve the critical areas like water bodies, rich horticulture/agriculture areas etc, effective measures like permissible ground coverage, FAR/FSI, setbacks etc have been proposed in the Master Plan.
The Master Plan is a set of coherent policies for ensuring optimization and sustainability of land uses. There is no denying the fact that most of the land is in state ownership which is expected to facilitate the implementation and enforcement of the Master Plan proposals. Due to private ownership of land, it has been observed that most of the Master Plans are not able to achieve the desired goals and targets. The Dodhpathri Master Plan therefore recommends a development model for its implementation by the implementing agencies through various modes. In case of areas with most of the land in private ownership, the Master Plan envisages plot reconstitution/consolidation/land assembly/land pooling to facilitate minimum land without acquisition for ensuing planned development.
6.2 Institutional Framework The Government of Jammu & Kashmir has set up Dodhpathri Development Authority (DDA) for planning and development of Dodhpathri with the objective of bringing about regional development. In order to ensure that the tourism plays an important role in the economic development of the region, the Authority felt the need of having a long-term policy framework to guide its development in a cohesive and
Town Planning Organisation Kashmir 48 Draft Master Plan Dodhpathri -2032 November 2011
sustainable manner. Town Planning Organization, Kashmir prepared the Master Plan for Dodhpathri hill resort with due recognition of its fragile environs and sensitive contours. Special planning considerations were adopted while preparing the Master Plan. To preserve virgin character of Dodhpathri bowl through least infringement, effective measures like minimum permissible ground coverage, modest FAR/FSI, exorbitant setbacks, camouflaged development etc have been proposed in the Master Plan.
Given the present organizational structure, the Master Plan proposes that Dodhpathri Development Authority shall take effective measures aimed at capacity building and institutional restructuring of its organization. It is proposed that the Authority shall strengthen its technical manpower by employing qualified town planners, engineers, architects, and landscape architects etc to execute proposed development activities and make delivery of services efficient. It is asserted that the authority should be capable of providing end-to-end solutions to stakeholders in infrastructure development. . In order to render the Master plan a successful exercise, it is proposed that a vibrant and proactive enforcement wing with state-of-the- art technology shall be established in consultation with concerned line departments. The authority shall employ sufficient manpower for the preparation, implementation, monitoring and review of various plans and projects prepared from time to time.
6.3 Resource Mobilization Implementation of the Master Plan generally requires massive financial investment, mobilization of which is a complex task. In the pursuit of spatial development, the government should not always be expected to spend money or participate directly in development activities rather private resources should also be appropriately mobilized. The role of private sector shall be duly recognized and utilized in plan implementation. As a general fiscal policy on resource mobilization, it is desirable to have a proper mix of public and private sectors, both playing a symbiotic role in such a way that the public infrastructure programme is implemented through budgetary sources as well as private investments. The local authority as such has to come up with innovative fiscal instruments and means to mobilize financial resources. The resource mobilization efforts, therefore, have to consist of a number of policy interventions at the state and local levels. One of the ways to enhance fiscal capabilities of the implementing agency is to shed some of its functions and evolve alternative institutional arrangements for the performance of such functions. Already some headway has been made in this regard in other parts of our country. BOO, BOT, BOOT, OMT, DBFOT etc are emerging variations of such partnership arrangements which need to be explored.
Resource Mobilization especially in terms of fiscal investment during horizon period of the Master Plan for achieving targets is proposed in the light of alternative investment models. Attempt has been made to explore potential areas of investment for private investors especially in the operation and maintenance of infrastructure created by government. As such the Master Plan proposes a restrained role for private sector participation with respect to environmental sustainability of the area. It is felt that private investment in certain selective areas of development will provide necessary impetus for infrastructure development in the area.
Town Planning Organisation Kashmir 49 Draft Master Plan Dodhpathri -2032 November 2011
Table 6.1: Proposed Financial Model for the Development of Tourism Infrastructure at Dodhpathri S. No Infrastructure Facility Level Development Model 1 High-end Tourist Accommodation Local/Regional Private Sector/PPP 2 Huts, Guest Houses & Budgeted Accommodation Local Public Sector/Private Sector/PPP Tourist Complex (Museum, Conference Hall, 3 Regional Public Sector/PPP Auditorium, Open Air Theatre) 4 Museum Regional Public Sector 5 Tourist Reception/Information Centre Local Public Sector 6 Eco-tourism Regional/Local PPP/PuP/ Public Sector 7 Shopping Arcade Local Public Sector/Private Sector/PPP 8 View Points Local Public Sector 9 Wayside amenities Local Public Sector/ Private Sector/PPP 10 Arboretum Regional Public Sector 11 Craft Centres Local Public Sector/Cooperatives/Private Sector 12 Cafeteria Local PPP 13 Cable Car Sub-Regional Public Sector/ Private Sector/PPP
6.4 Phasing of Development With limited resources in hand, the Master plan asserts that DDA should evolve a scientific mechanism for resource mobilization and implementation of development proposals. It has been proposed that private participation shall be encouraged to cater the potential infrastructure demand during horizon period of 20 years by providing an enabling environment for public-private-participation. It is proposed that alternative models under PPP format could be practiced for each diverse development to uphold the scenic values of the area in general and bowl in particular.
Dodhpathri is endowed with wide-ranging potential for tourism development, however, unlike other tourist destinations of the Kashmir Region, the area could not take off for want of adequate infrastructure essential for luring tourists. To promote development of Dodhpathri to a high-end tourist destination, it is proposed to prioritize development in such a way that initially those components are proposed that would induce spontaneous development in the region. As a result, the master plan in an endeavor order to provide necessary impetus to development proposes that initially the area has to be efficiently linked by all-weather roads. It proposes that Phase – I and to some extent Phase – II shall comprise all those components which may act as catalysts with multiplier effects for development.
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Therefore, apart from road connectivity basic infrastructure for tourist like accommodation, restaurants, food plazas, community shopping, parking, information centre etc are developed in Phase – I and preferably within first couple of years.
The follow-up phases i.e.; Phase – III and IV shall have thrust on those aspects of the Master Plan that would help in exploring the area beyond its local limits to make the region at large competitive with other tourist destinations of the State. As such, these phases are proposed to have focus on development of adventure tourism, regional linkages, sufficient accommodation etc. The Master plan being a guiding policy document asserts that possibilities have to be explored to develop them into potential tourist spots. The basic objective is to develop tourism across regions through tourist circuits at high altitude.
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Table 6.2: Phasing of Development for Horizon Period Horizon Period (2012-2032) Development Facility/Service 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 Component Phase – I(2012-17) Phase – II (2018-22) Phase – III (2023-27) Phase – IV (2028-32)
Roads Regional Linkages Riyyar-Dodhpathri Road Mujipathri-Dodhpathri Road Riyyar-Tangnar Link Road Arizal-Mujipathri Road Internal roads Pony Tracks at Parihas, Sotzalpathri & Pony Tracks Dodhpathri Walkways Across Parihas, Sotzalpathri & Dodhpathri Tourist Resort (High-End) JKTDC Huts Accommodation Tourism/DDA Huts Forest Huts Tourist-cum-Heritage Village Government DDA staff Quarters Quarters Miscl. Departments Post & Telegraph Community Facilities Health & Education Stadium & Play Field Banking Facility Fire Station Police station Community shopping
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Parking Water Supply and Sanitation Electricity Development of buffers Parks and Development of Public Parks Gardens Dev. & Beautification Ponds
Development of View Points
Provision of Rain Shelters Wayside View Points & Rain Shelters Amenities Cafeteria Cable car from Dodhpathri-Chhannz-
Diskhal
Rock Climbing, Skiing & Paragliding Adventure Facilities Dev. of Water Adventure Tourism
Adventure Sports Centre Camping Sites
Heritage & Tourist Complex (Museum, Conference
Culture Hall, Auditorium, Open Air Theatre)
Facilities Heritage and Culture Centre
Shopping Arcades etc.
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6.5 Review and Monitoring of the Master Plan The Master Plan is a guiding policy exploring the potential frontiers of development. The Master Plan is perspective in nature and provides sufficient scope for accommodation of future development. Being a ‗rolling plan‘ it is proposed that the Greater Budgam Master Plan (2011-2032) shall be revised periodically to make it more relevant and responsive to changing circumstances. The Master Plan has been so devised that it shall remain responsive to necessary amendments and ever changing financial positions of implementing agencies during the horizon period of 20 years. As such, the Master Plan proclaims ―inherent flexibility through simplification of zoning regulations etc‖ thereby; rendering it more responsive to necessary adjustments and/or re-adjustments based on physical development and ground realities. It envisages that ―Master Plan of Greater Budgam is not an un-changeable Land Use Plan‖ while piecemeal adjustments and/or re-adjustments shall remain invariably incessant in the implementation of its proposals. During implementation and enforcement of various proposals of the Master Plan, piecemeal modifications made in the Land Use or in the basic framework of policies of land development, should be incorporated in the Plan and corrections so made be updated at the close of every five-year (maximum) plan period. It is proposed that a mechanism for monitoring the progress of the Master Plan be established on sound footing at appropriate levels by the state Government. It is also proposed that a vibrant and proactive enforcement wing with state-of-the- art technology shall be established by State Government in consultation with concerned line departments to monitor the progress of Greater Budgam Master Plan proposals. The Master Plan proposes that the total time taken in review, preparation and approval of the Master Plan shall not exceed one year.
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DRAFT MASTER PLAN OF DODHPATHRI (2011-32) A-2 P-4 P-5 PANAROMIC VIEW OF DODHPATHRI IN 2010 A-2
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SATELLITE IMAGE OF DODHPATHRI IN 2010 (Pz-E2) P-4
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C-S C:\Users\Fayaz Khan\Desktop\Dodhpathri_BaseMap.bmp P-2 H-2 FOREST A-2 T-4 PS-4 C-3 H-S H-S C-3
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T-H PS-6 P-4 P-4 DRAFT MASTER PLAN A-5 T-H DODHPATHRI (2011-32) (Pz-A2) L E G E N D V-S TOURIST ACCOMODATION/INFRASTRUCTURE TRAFFIC AND TRANSPORTATION
A-1 A-2 H-1 HUTMENT T-1 ROADS (ROW = 68'-0")
H-2 BUDGETTED ACCOMODATION T-2 ROADS (ROW = 25'-0") HAK KHAL P-4 H-3 FOREST HUTS T-3 ROADS (ROW = 18'0")
H-4 INTEGRATED TOURIST RESORT T-4 PARKING A-5 AGRICULTURE AND PLANTATION/ FOREST (Pz-C1) H-5 ECO-TOURISM RESORT A-1 AGRICULTURE, FARM LAND & (Pz-B2) PUBLIC AND SEMI- PUBLIC AGROSTOLOGY PS-1 GOVT., SEMI-GOVT, PUBLIC A-2 FOREST
Sukh Nag PS-2 GOVT. LAND (USE UNDETERMINED) A-3 NURSERY AND PLANTATION A-2 A-1 FLOURICULTURE / ROSE GARDEN PS-3 EDUCATION AND RESEARCH A-4
PS-4 MEDICAL AND HEALTH A-5 DRUGFARM OTHERS PS-5 SOCIAL ,CULTURAL AND RELIGIOUS C-S CAMPING SITES PS-6 UTITLITY AND SERVICES V-S VILLAGE SETTLEMENT PS-7 ADVENTURE SPORTS TRAINING CENTRE T-H TOURIST CUM HERITAGE VILLAGE PS-8 CLUB AND ALLIED W-L WATER BODY, LAKE, POND, WETLAND A-1 COMMERCIAL W-L FOREST DEPOT, FOREST DUMPING A-3 C-1 RETAIL AND COMMUNITY SHOPS F-D SITE
C-2 HERITAGE AND CRAFT P-S PONNY STAND/PONNY SHED Mujpathrie A-1 CAFETERIA, FOOD COURTS, C-3 H-S HARD SURFACE IN OPEN SPACES Irrigation KOISKS & RESTAURANTS Pond W-L PARKS AND OPEN SPACES V-P VIEW POINT, VEWING DECK V-S PLAYGROUND, STADIUM, P-1 SPORTS CENTRE WALK WAY C-3
PS-1 Sukh Nag P-2 PUBLIC PARK, GARDEN PONNY TRACK C-1 PS-1 P-3 CHILDREN PARK A-1 GUJJAR KHOTAS (AFTER RELOCATION A-3 PS-2 P-2 & REHABILITATION) A-3 Note:- P-4 TANGNAR LANDSCAPPED BOWL T-4 PLANNING AREA BOUNDARY 1- For the purpose of this master plan, compatibility of land use PS-6 MULTI-PURPOSE RECREATIONAL T-H is applicable for minimum 500 Mts. from Planning Area Boundary. P-5 PS-1 ZONE EXISTING FOREST LINE P-3 T-4 P-6 NATURAL ENDOWMENT AREA/ PS-1 2- No road shall be less than 18 feet in right of way(ROW). ACCESSIBLE FOREST ZONAL BOUNDARY PS-3 P-1 H-1 P-7 BIODIVERSITY ZONE P-6 3- The areas proposed under commercial use along Arizal-Mujpathri PS-1 Road may be treated as residential-cum-commercial also. P-6 P R O P O S E D L A N D U S E - 2032 A-4 A-2 4- For plots not more than 2 kanals in area falling across Landuse PS-1 Boundaries,the use applied for shall be granted under special SCALE: 1 inch = 600 feet DRG. NO. : A-1 category, however main structure shall be raised in the parent 01 of N PS-1 DATE : November, 2011 02 area to the extent possible. NORTH PS-3 (Pz-B1) W O R K I N G T E A M (Pz-A1) 5- The existing bowls other than Dodhpathri, Parihas & Sotzalpathri shall be preserved and only minimal infrastructure in the form of SUBZAR A. KHAN FAYAZ A. KHAN C-1 Jr.Engineer V-S View Points, Rain Shelter and Public convenience shall be permitted. Town Planner C-1 C-1 These Bowls shall not be connected by any metalled road rather be IMTIYAZ A. HAFIZ IFTIKHAR A. HAKIM C-1 Draftsman V-S connected by developing Pony Tracks/Walkways. Chief Town Planner GULZAR A. DAR BASHIR A. BHAT Assistant Town Planner V-S Tracer 6- Only minimal infrastructure in the form of Camping Sites, View Points, RIYAR C-1 Rain Shelter and Public convenience shall be permitted in the uphill Budgam TOWN PLANNING ORGANIZATION, KASHMIR. C-1 areas of Diskhal, Dander, Channz, Astar etc.
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