CONTENTS

-----~-~-----~-----------------List of Tables and Maps-------------------

Chapters :

I. General Profile2. Planning Area in Regional Context3. DODlographic Characterstics and Economic Base4. Development Pattern and Requirements5. Development Proposals6. Phasing, Costing and Lmplemcntation7. General Regulation

Annexure-AAnnexure-B

Page

11-2

36-7

13-1617-2020-26

TitleTableNos.------------'

LIST OF TABLES A D MAPS

._--------Page

I. Area and population of Settlements falling within Planning Area 22. Growth of Population in Dharamshala, Planning Area-1961-1987 43. Urban and Rural Population in Dharamshala Planning Area 44. So< Composition of Population in Town 55. Population Projection for Dharamshala Planning Area 56. Prajection of Work Force-I 987-2001 67. Sector-·.•i'e Projection of wark force in Dhar,lln,hala "Planning Area-1987-2001 68. Shopping Requirements for 2001 89. Requirement of Area for Facilitic; in 2001 9

10. Existi ng la nd use 0 f Planni ng Area 1988 12II. Additional Requirement of urbanisablc Planning Arca 2001 AD J312. Proposed Landuse of Planning Area-200 I 17

13. Phasing of Proposals 1991-2001 1914. Phase-wise, Cost of Service Land 20J5. Plot Size, Coverage. set backs and F. A. R. for Residential plots 24

Maps Nos.:

I. Existing landuse Map of Planning Area-19882. Proposed landuse Map of Planning Area-2001

FORE WORD

Situated on pine covered spur of majestic Dhauladhar range, Dharamshala town has mostsylven setting aud salubrious climate throughout the year. Being seat of Dalai Lam. andknown for Bhagsunath temple, the town acts as a base station for tourists who lVant to \ isithbtOrical temples of Kangra, Chamunda, Cnintpurni, Jawalamnkui etc. The town being di.i­sional head quarter and regional educational and trade centre is developing fast.

Dharamshala twon uas expended along State Highway-21 and Dharmshala-Yol road in ab­,ellC, of serviced land and other inlra,tructure facilitie,. Go,emment of Himachal Pradesh, vide

otification No. PBW (B&R) (B) (1I)-5/84, dated 27-2-1986, extended Himachal PradeshTown & Country Planning Act, 1977 (Act o. J2 of 1977) to Dharamsbala Planning Area. Sub­sequently, exbting landuse oftbis Planning Area lVas prepared and adopted/forzen vide notice

o. HIM/TP-DP-Dbaramshala-9998-10148/87, dated 31-3-1988. Subsequently, draft developmenrplan was prepared and notice of its publication was issued vide notice No. HIMfTP-DP-Dbaram­sbala/87-10753-913, dated 3J-3-1988 wuich appeared in tbe Ollicial Gazette on 11-6-88. Theimproved draft development plan after considering suggestions/objections of the public was

,nbmitted to Government vide No.HIM TP-DP-Dharamshala/87-7536-37, dated 9-12-1988 wbicbwas, however, rec<ived back from Government vide o. PBW(B&R)(B) (153)/87, dated 4-1-89for transferringtbelandnse proposals on revenue maps, now proposals of the draft develop­ment plall for Dharamsba1a Planning Area have been transferred on revenue maps and Khasra­wise register bas been prepared.

This development plan contemplates increase of population from 22161 in 1981 to 37500 bythe year 2001. Out of wbich 31 ,000 shall be resideing in urbani,able area, 1500 shall be living inoutside urbanisable arOll but within planning Area alld 5000 shall be tourist population. Keepingin view requirements for rthidential, commercial, industrial, facilities, tourism, offices, parks,open 'p>ce,. tralfio, transportation and services, at least 120 hectares of additional land shall ber~quired. increasing present 128 hectare of urban to 313 hectares by year 200t. Phasing, costingand implementation of development plan has been contemplated integrated it as part offive yearplans and keepin~ in view developmont priorities to meet needs of growing population. Totalcost of serviced land for urbansiable Planning Planoing Area except botanical park which canbe developed by Po rest Department estimated to be Rs. 60121acs, Zoning and subllivisionalregulations have been framed to achieve objectives of planned and regulated growth.

J. R. KAINTH,Director,

Town & Counfary Planning Departmellt, Himachal Pradesh, Shi",Ia-171001.

CHArTER-T

DEVELOPMENT PLAN FOR DHARAMSHALA TOWN

lol General Profile.-DharamshaJa, ,ituated amidst the pine-covered spur of most fa'cina­ting snow clad Dhauladhar, is an important regional centre. The name of town, appears tohave been derived from word 'Dharam'hala' i.e. inn which existed at the site of present town.The town was founded in the year 1849 as cantonment for troops stationed at Kangra.Dharam.hala was deo/ared as headquarter of District Kangra in I 55. Subsequently besidesdt:velopment of omces~ trades and comm;:r~e. public institution, tourism facilities and trans·porlation activities flourished. The town Wdj considerably damaged in the earthquakes of 1905and 1986. Since 1960, Dharal1l5hala is acting as Ibe scat ofDalai Lama. The present town deve­loped on State Highway-21 retains its character of administrative-cllm-tourism centre of theregion.

1.2 Situated at an altitude of about 1-100 metres, Dharamshala has 23'-13' North,latitudeand 7 -19', East Longitude. According to revelllle [ecords, town is spread in an area of851 hectare, having population of 14522 per ons as p~r 1981 census. It is well connectedby road, from Chandigarh Shimla, Pathankot, Jlami 'Pur, Una, Mandi, KUllu, Chamba,Jullandhar, Amritsar and Delhi.

1.3 Located on spurs ofDhauladhar range overlooking Kangra valley, town is surroundedby lu<h gre,n fore,t On onh and \Yo t tarrac~d agricultur" ~,Ids i.t East and Snuth d('vc­lopment has come up along crest of main spur branching out from fascinating Dhauladharrange. The town is expanding fast along the major arterial roads. On account of physiographicalconstraints on hill side, development is generally coming up on valley side.

Geologically, the town is located in seismic zone No.4 near a fault line and is prone to earth­quake. Situated on foot ofyoung fold Dhauladhar mountain range a midest the Himalayas, it hasgenerally sadimentery rocks. The top layel' is mixture of compact consolidated sand, alluvialsoil and shingle/pebble aggregate, reSling on sedimentary b'Se. The town, owing to its pecuLiargeographical selling on a spur at· an altilude of 1400 melrcs from mean see level. has SUb-tropicalclimatic conditions. Characterised by hot summer nIld cold winter. temperatur~ varies between1°c, to 35° c, with January as coldest and June as holte,t monlh, rcspectively. The towu cnjoyssufficient sunshine during winters. Most of the rainrall occur:) in July-September, everngcannual rainfall being 180 mrn. However, sumcien! rainfall occurs in winter too. Snow i,experienced rarely, Local mountain and valiey winds cffect micro-wcather condition of the lown.With lofty snow-clad be witching view of Dhauladhar. lush green fore,t, in it, environs. s.luberi.ous climato and panoramic vie.Y of v1.lley. The town ha" mas: Llscinating and variablescenery throughout the year. It is, therefore, popularly known a' town of most sylven and queenof hill stations.

Printe:! in exIra ordinary Gll2ette, dated 19th August, 1995

2

CHAPTER-2

PLAN I G AREA I '~REGIONAL CONTEXT

2.1 Taking tnto cousideration planning needs and phy i al gro\\th trends of the town,Government of Himachal Pradesh vide notification No. P. W.O. (B&R) (B)-4(11)5f84, dated27-2-1986 extended Himachal Pradesh Town & Country Planning Act 1977 (Act o. 12 of 1977)Oharamshala Town PJannillg Area as under :-

North: UplO boundary of Oharamshala Hadba,t j '0. 363.E,/SI: Upto boundary of Dharamshala Hadbast No. 363, Upper BarnJ Hadbast 1 o.

366, Upper Dar Hadbasl 0.374, Central Dar Hadbast No. 384 and Lower DarHadbast No.385.

SOlllil UplO lhe boundary of Gulerian Hadbast No. 360. Chelian Hadbast No. 361and Dharamshala Hadha,t No.363.

West: UplO boundary of Sudher Khas Hadba't :\'0. 344. Loharkad Hadba,t o. 343and Kajlot Hadba,t No. 340.

The plaol1i"g ar~a, as delineated. measures 1815 hectares appro imately and covers13 revenue settlements details of which are given a, uuder:-

TABLr-!

AREA A TO POPULATIO OF SETfLEM£ TS FALliNG WITH IPLA NlNG AREA

--------- ---

-_._.~~----------.---

SI. ame of Reveuue village seltlemento.

2----------------..--,--

Oharmsahala Munieipalil)2. Reserved Forest Baboi3. Kajlol4. Loharkad5. Sudher Khas6. Chelian7. Gulerian

Manl Khas9. Lower Barnl

10. Upper Bar01II. Upper Dar)2. Central Dar13. Lower Dar

----,--- Total

Hadba,t 0. Area in popula-of revenue (hect.) tion

\ iIIage 1981 19813 4 5

363 851 145~2

338 j 54340 115 662343 15 138344 43 108361 34 274360 44 100364 99 2791365 63 224361 120 88537 106 363384 89 1350385 83 774

1815 22161

SOI/I'ce.-(o) District Ceusus Halldbook Kangra-198I(b) Village Revenue Records.

•

3

2.2 Dharamshala which was established as a cantonment-cum-administrative ceutreacquired multifunctional character due to coming up of regional offices, trades and commerce,tourism, college. hospital and financial in,titutions. With its potential for growth, Dharamshalaw,ll continue to flourish as an important regional growth celltre for the region.

2.3 Hinter land ofDharamshala town comprbing of District Kangr£l has population or9.9,758 per>on as per 1981 cen us. Consitituting23.14·.~ofpopulation orStalc, itexpcriencedgrowth rate or 23. 71 %duringl971-81 equivalent of states, average of 23.71 %population orregion is expected to gro\\ at the rate of 2 lac, persons per decade, part of which is bound 10migrate to neare,t urban centre by virtue of employment opportunities and amenit;e,. Oharam­shala being most important regional centre of Northern region of State, has maximum potentialto absorb the same.

2.4 Majority of population of region i, primarilly dependent upon argriculture as 61.63/,.or total work force wa' engaged in this activity agaimt 70.80·~ of state as per 1981 census.Wheat, Rice, Maize. Barley and pulses are the principal crops. Sub tropical climatic conditions ofthi, regionareconductive for production ofcilrus fruit and lea. Area under citrus fruit is fastincrea>ing. Kangra district has lime stone and slatcs dcposits. As Kangra region h majorcontributor in state's prOduction of citrus fruits. rt is anticipated tbat Dharamshala willcontinue to act as major collcction and distribution centre with fast increasing production ofcash crops and fruits in its hinter land. Bc,ides acquiring position of a wholesale market, itwill also attract some fruit processing and canning industrial uoits.

2.5 Dhararnshala is habitat of Tibetan rerugecs. It is kuown ror historic 'Oat' Khaniara andKanjar \lfahade\ rair,. Hindu, temples or Bhagsuna~. Kunal Pathri and Chirmaya areloacted in or nearby the town. Temples of Chamunda Dcyi Brijcshwari at Kangra, Jawalamukh iand Chintpurni are also located iu the vicinity of town. It acts as base tation for aforesaidreligiou spots and tourist place, of Palampur, Shobha Singh Art gallery AndreUa and Baijnath.The Kaol'''' valley has bC~'l identified as having a lot or potential for hang l'lindiog, and is tboscene of annual hang gliding valley.

4

CHAPTER-3

DEMOGRAPHIC CHARACTERISTICS AND ECONOMIC BASE

3.1 The population ofDharamshala town has increased from 4755 in190l to 14522 i111981,regbtcring an increase of 205 ·~over a period of 80 years. The growth ratc has not heen uniformduring /901-11. 1911-2/ a"d 1941-51, when population of the town recorded a decline of (-)0.68 %,(-)29.00 ~ and 2.27 respectively. Earth quake of 1905, wide spread famine in earlytwenties and partition of the country in 1947 can be the reasons for this decline. During 1931-41population registered highest growth rate of 51 ~;.. Growth rate of population during last twodecades of 1961-71 and 1971-81 was 6% and 32.73% respectively against average urbanpopulation growth rate of 34.76 % In the State during 1971-81 decade. It is, however, anticipatedthat growth rate in coming decades will be much more.

3.2 Dharamshala town and surrounding village which constitute planning Area, had totalpopulafon of 27,700 persons in 1987, against 22161 persons iu 199J, registering a growth rate of25 ~" during 1981-87. Growth rate during the period 196J -87 is given below:-

TABLE-2

GROWTH OF POPULATION INDHARAMSHALAPLAN JNGAREA1961-1987

--~,-----~---------------------Year

197119811987

Population Decadal %age\ ariation decadal

variation.2 3 4

1660022l6l 5661 32.3527700 5539 25.00

--._-------------------------Source.-{a) District census Handbook Kangra, 1971 and Directorate of census opera­

tions,Himachal Pradesh 1981.(b) Town and Country Planning Department socio-economic survey, 1987.

3.3 Composition of urban and rural population in Planning Area is as given below.

TABLE-3

URBAN AND RURAL POPULATION INDHARAMSHALA PLANNING AREA_._------ -------Year Planning area Urban Rural

-- ----Population %age to total Population ~~age to total

population populationI 2 3 4 5 6-- - -- --

1971 16560 10560 64.00 59.40 36.001981 22161 14522 65.50 76.39 34.501987 27700 18559 67.00 91.41 33.00

------------------------------------------SO/lrce.-(a) District Census HOildlook of Kangra, 1971 and Directorate of Census operaiion

1981.(b) Town & Country Planning Dopartment socio-economic survey 1987.

•

5

3.4 According to socio-economic survey conducted b) Town and Country Planning Depart­ment during year 1987, Dbaramsbala town has 798 fe:nales per thousand males against ratio of917 and 973 for district Kangra and Himachal Pradesh respectively. Sex ratio is quite low iutown in camparison to district and state figures and indicate, single migrants to town due to jobopportunities from other parts oftbe state. Sex composition of population is as given below:-

TABll-4

SEX COMPOSlTIO OF POPUlAno I TOWN

----"'-----Year

19611971J9811987

Males Females Females/1000 males

2 3 4

6115 4104 1766193 4746 766814J 6381 783

15389 12311 798---_._--~-

Sou/,c('.-(o) Town Directory, Series 7, Himachal Pradesh, Census of Illdia, 198],(6) Town and Country Planning Department Socio-Economic snrvey, 1987.

3,5 Percentage of literacy in Dhara,n hala town increased from 50.98~~ in 1971 to 73% in1987. Percentage orliteracy is higber as compared to ,tate average of 67.44%forurban area asper 1981 census, whicb can be attributed to opening of many educational institutionsin tb.e 10W11.

3,6 Dharamshala town will register high growth rate due to expending Adminislrativefunetions, rural-urban migration, beller amenities [or development of tourism in town and itshinter land and commercial activities. Horticulture and forest ba'ed industrial activity andhandicrafts will also add to growth of town. 111 view of above factors, it is anticipated thatannual growtb rate of population in Dbaramshala Planning area during 1997-200 I will be 3%

TABLE-5

POPULATIO

Year

1987199119962001

PROJECTION FOR DHARAMSHALA PLANNING AREA1987-2001.

Population

2770288003310037500

3,7 Dharamshala town is dominated by tertiory sector as 75 %workers are engaged in thisactivity as per survey conducted in 1987, Participation ratio of town is 34.60 0{LolV participationratio can be attributed to dominance of educational institutions where in students are seekingeducation and lack of job opportunites. It is anticipated that participatou ratio of town will bc35 % by ycar 2001 as given below :

6

TABLE-6

PROJECTlOi\ OF WORK FORCE 1987-2001

_._-----------~-Year

1_._--------...--~-- ~------

19871991J9962001

Total Total O~agc ofpopulation worker~ worker)

to totalpopulation

0 3 4

27700 9584 34.9828800 9979 34.6533100 115J 9 34.8037500 13125 35.00

/------------~-----------------------SOllrce.-Town & Country Planning Department Socio-Economic Suney, 1987 and

project ion.

3.8 Oecupational.tructurc is dominated by tertiary sector of econoOl)' in Planning Area,.Dominance of tertiary sector will continue in urbanisable area. Workers in ditTerent sectorsare anticipated below.

TABLE-7

SECTORWJSE PROJECTIO OF \\ORK FORCE IN DHARA1-1SHALA PLA NlNGAREA 1987-2001--_--..0_--- -~~ ------

Sector 1987 %age 1991 ~";;age 1996 %age 2001 %ageworkers workers worker:, workers

2 3 4 5 6 7 8 9--- -~

Primary 958 10.00 898 9.00 806 7.00 656 5.00Secondary 1430 15.06 1597 J6.00 2074 18.00 2625 20.00Tertiary 7188 75.00 7484 75.00 8639 75.00 9844 75.00

Total 9584 100.00 9979 100.00 11-19 100.00 13125 100.00

SOllrce.-Projection based on TOlin and Country Planning DeparlmontSocio·EconomicSuney. 1987.

3.9 Tertiary sector II ill increase in term< ofabsolule number but shall remain establi hedin terms of percentage. Industries based on locally available raw malerials from Agriculture.Horticulture and forest sectors call be established in town. Local handicrafts are required to beencouraged 10 generate more employment opportunities. Pollution free household ludustriesand other small scale manufacturillg unit can also be established. As agriculturallalld illDharamshala Planllillg area is in plenty, there is scope of accommodating some work force inactivities such as productioll ofvegelables, dairy and poultry farming, horticulure, bee-keeping,sericulture elC.

7

CIiAPTER-4

DEVELOPMENT PATTERr-. Ai ~D REQUlREME 'T

4.1 Development pattern of Dharamshala bas been governed by peculiar topograpby,consisting of spnr branching oul from DhauJadbar mountain, forest>, naHabs/streams and stateHigbway. Growtb of the town has generdlly been in linear pattern over the spur and along majorarterial roads. The town has come up in ix major parts .';=. Mcleodganj, Forsythganj Kot­wali Bazar, Chilgari, Civil station, Ramnagar, Shamnagar and Barol-Dari. Development iscoming up fa;t in Ramnagar-Shamnagar 3ltd Barol-Dari areas. Existing development patternaltd requirements of land by the year 200 I for hou,ing, trade and commerce. indu.>try, communityfacilities and services, Government offices, park, open spaces, traffic and transportation havebeen discussed in following paras.

4.2 Housing:

4.2.1 A town came into existence during 10th century. houses are generally not old.There are 4200 homes in town according to 1981 census. Owing to paucity of developed land,most of the hou,es in municipal area are situated along narrow lanes/sueets. According tosurvey conducted by to\\ n & Country Planning DepartJuent during year 1987, it has beenobserved that 20?~ struclures are In bad condition, 30 ~/o in fair and reminaing 50 %are in goodcondition, 60o~ hou es are built III tone and timber and 40% in brick rna sonry and R.C.C.framed stru tur<s, 60% houses are double ;LOreyed. Owner t nant ratio i, 3.1.

4.2.2 Hou>lng problems in quanl!tative terms are acute in Dhammshala town. Although .\considerable increase in population ha; occurred during recent year, due LO opcning up of ne\\Government offices, yet housing activity has not increased correspondingly, as sen iced landcould not be made available to cater for increased pressure of popuJaton. Consequently,housing situation of the town has become o,er crowded and lacking in internal and externalservices.

4.2.3 11 is estimated lhat by lhe year 2001, population of Dharamshala Planning area shallincrease to 37500 oul of which 3J ,000 population will be living in urbanisable area, 5000 shall betourist population and remaining 1500 shaH be re,iding in villages falling within PJanning area.On the ba is of eXbling family sile of 4 persons per family, 7750 familes shall be re,iding inurbanisable area. It is e,timated that 103 hectares ofland will be needed for residential purpose,for accommodating 31000 persons by year 2001, giving a population density of 300 persons perhectares.

4.3 Trade & Commerce I

4.3.1 Prc,ent commercial areas are not functionally suited to meet demands ofgrowing anddispersing population. These area are concentrated in core of town and are characterised byhigh congestion a most of the shopping streets have quite inadequate width. As per surveycondul!ied by Town & Country Planning Department during year 1986, there are 836 shops intown, out of which about 70 %shops are located in central area. Main shopping centres areKotwali Bazar, Depot Bazar, Civil Bazar, Kachehari Bazar, Mcleodganj, Forsytganj and DariBazar. Commercial areas are mixed wilh residential and other uses. There is noSeparate whole sale market in the town and lhis activity is mixed with retail business whichcreates problems of congestion. Main commercial area has developed in a linearpattern in the core of town. Lack of proper space for parking and loadlllg/unioadlllgpurposes causes acute traffic congestion on state High way 21. Slorages and godown,facilities arc not existing. Fnnctional area within shops is quite iaadequate and there is tendencyof encroacbing upon roadsjlanes, width of which is already less.

8

4.3.2 Besides providing for wholesale market and warehousing, it is anticipated that com­mercIal needs will grow constanl1y with increase in population, concentration of commercialactivity in heart of town. is not i? a positoD to serve outer areas conveniently. This centrehowever, shall serve local and regIonal population. The proposed urbanisable area will consistof seven sectors and each sector will have about three clusters. Requirements ofarea and shopsfor each sector/cluster are as undcr ;

TABLE-8

SHOPPING REQLJIREMENTS FOR 2001

---~~----~--------._--Level of Shopping

1_.--1_, ---0 • _

Estimated population

2

No. ofshops

3

Area (inhectares).

4

-----Seotoral shoppingConvenient shopping

--------"0_--',-----------4000-50001000-1500

45-5010-15

0.700.10

Kotwali bazarsector will be served by existing town centre. Keeping in view above.standardstotal area re quirement forremainings even sectors and 2J clusters shall be 6.30 hectares. 3 hec­tares area will be required for whole sale market and store facilities. Thus total eequire­ments of area for trade and commeroe will be 9.30 Jleotares.

4.4. Industry:

4.4.1 70 small scale industrial units are functioning in town. 11 bas potential for develop­ing horticulture, agriculure, dairy and forests based industries on account of availability ofcheaper labour, favourable location, easy accessiblity ctc. For anticipated industrial work forceof 2625 persons by year 2001, on the basis of 50sq.mtr. area per worker 13.13 hectares of landshall be required.

4.5 Facilities services and religious

4.5.1 Dharamshala has a post·Graduate Degree College, 1 B.Ed. College, 1J.B.T. School,I Industrial Training Institute for women, 3 higher/Sr. Secondary School, 4 Government HighSchools (3 for boys and one for girls) one middle school, six primary and three nursery schools.

4.5.2 A District Hospital with 210 beds is existing in town. Moreover, a Tibetan hospitalwith 30 beds, an Ayurvedic hospital, 2 sub-centres, 2 dispensaries anda Veterinary Hospital arealso exisiting in town. Hospital is required to be provided with modren specialised facilities.

4.5.3 Oue post and telegraph Office, I telephone exchange, 3 sub-post offices, I police station,I museum, J fire station, 9 banks, 2 L.I.C.regional offices, 2 gas agencies. I Zila Parishad ball,1 Circuit bouse, 8 Rest Houses, I Club, I War memorial park one, T. V. relay station, I stadium,are existing In town. Moreover, I Zoo and I Radio Station are likely to come up. III view 'ofseotoral requirements, I sub-post office, I community hall, I electric sub-station, I reading roomand I Police post are required ro be provided at each sectoral level. At town level, I auditoriumand 1 art gallery are needed.

9

of4.5..1 Area requirement for various community facilities has been worked out on the basisprop03ed statndards a; given below:_

TABLE 9

REQUIREMENT OF AREA FOR FACILITIES IN 2001

-~------------ -------81. Facility Standards of popu· Future Area Total Existing Addili·No. lation/ require. per require. area ona\

unit. ment. unit ment req uire_(No.) ment

1 2 3 4 5 6 7 8_.--~ ---

1. Postgradn/lIe degree Regional level 3.00 3.00 0.75 2.25College.

2. B.Ed.College Regional I 1.00 1.00 0.07 0.933. I Polytechnic Regional I 2.0 2.00 2.004. J.B. T.Sehool Regional J 1.75 0.75 0,40 0.355. LT.I. Regional I 1.00 1.00 0.20 0.806 Senior Secondary 10000-15000 5 1.50 4.50 2.50 0.50

School.7. High S~hool 5000-6000 6 1.00 6.00 3.00 3.008. Primary School 2000-2500 J5 0.40 6.00 2.00 4.009. Nursery School two in each sector J4 0.10 1.40 0.50 0.90

10. Allopathic Hospital Regional I 2.50 2.50 1.80 0.7011. Ayurvedic Hospital Reginal level 1 1.50 1.50 0.20 1.3012. Primary health centre 5000-6000 6 0.40 2.40 0.20 2.2013. Vetrinary hospital Regional Level l 1.00 1.00 0.08 0.9214. Sectoral park Sectoral level 7 0.40 2.80 0.40 2.4015. Local park Cluster level 2J 0.10 0.21 0.08 0.1316. Cinema 8000-10000 3 0.20 0.60 0.20 0.4017. Library Regional level I 0.40 0.40 0.4018. Reading room Sector level 7 0.01 0.07 0.0719. Oommunity hall Secto r I,wel 7 0.10 0.70 0.10 0.6020. Auditoriul1l Town level 1 0.30 0.30 0.3021. Stadium Town level 1 1.50 1.50 1.5022. Club One for two sector 4 0.04 0.16 0.04 0.1223. Museum Regional level I 1.00 1.00 0.60 0.4024. Swfming pool Town level 1 0.40 0.40 0.4025. Post & Telegraph Town level I 0.10 0.10 0.10 I

Office.26. Sub·post Office Sector leve~ 7 0.01 0,07 0,03 0.0427. Telegraph exchange Town level I 0.10 0.10 0,07 0.0328. Electric SttQ Station One for two sectors 4 0.10 0.40 0,14 0.2629. Police station Town level 1 0.40 0.40 0.10 0.3030. Polic, post Sector level 7 0.20 1.40 0.05 1.3531. Fire station Town level 1 0.40 0.40 0.07 0.3332. Petrol & Diesel One for two sector 3 0.40 1.20 0.05 1.15

filling station.Regional 2.00 1.0033. Jail 2.00 1.00- --Total 47.62 16.63 30.63_._- ,-

10

4.6 Tourism I

4.6.1 Mcleodganj is known for Budha Templc, Tibetan Institute of performing Arts whichpreserves a number of musical, dance theatrical traditions of Tibet all annual ten day folk opera'lion in April and the plead marker. Bhagsunag with an old temple fresh water springs, warmemorial amidst beautiful surroundings, Dal lake with most enchanting setting formedby fir trees, Dbarmakot with panoramic view of Kangra valley sky bigh majestic Dhauladhar,Triund with breath taking view of the snows, Kareri with beautriful lake surrounded bygreen meadows and Kunal Pathri with rock temple of local goddess are important place ofattraction for tourists. Environs of these sports are required to be preserved.

4.6.2 Hotels for tourists have come up at Mcleodganj and Kotwali Bazar, Circuit House,with an cnchanting view of Jush green forests. Rest House P. W.D. with panoramic view ofvalley, and silvery Dhauladhar cater for rcquirements of lOurists. Tourists accommodationcreated by Tourist Development corporation had 77 beds. Private hotels have about 200 mmbeds. After tourism has been de lared industry by tbe Government witb many incentives hotelcon;truction activity is picking up in the town.

4.6.3 Besides problem of accommodation, there is lack of parking facilities, nOIl·availablityof conveyance to visit places of interest, absence of recreational facilities etc. Inadequate watersupply and sewerage disposal system. poor drainage, narrow roads/Lands etc. also causeinconvenience to tourists.

4.6.4 Dharamshala attracts tour;,ts of all cla"e, l'iz Ilature lover" tbese interested intranquility and peace and those who seek changc from metropolitan/city life. Besides domestictourists, Dbaramshala attracts foreign lOurists also. Present averago stay of tourists ofDhar.n hala is 2 to 3 day. It is anticiapted that average stay of tourists will be double by theycar 2001.

4.6.5 By 2001, it is estimated that floating population of touri,t; 011 peak day shall be5000. On the basis of 400 tourists population per hectare, 12.5 hectares of land shaU be reqniredin urbanisable area for tourist accommodation.

4.7 GoreromeJlt aJld Semi GOI'ernmeJlI Offices:

4.7.1 According to survey conducted by tbis department in }ear 1987, out of7188 workers intcrtiary scctor, 2875 workers are engaged in Government and Semi·Government Offices. Outof 120 Offices, 5% with 700 employees are functioning in private rented buildings. Assumingannual growth rate of 3% there shall be 4200 employees working in Government and Semi­Government officers in the town by year 2001. Thus, space requirement for additional employeesand those working in private office buildings at the rate of 18 square metres area per employeeshall be 7.6 hectares for year 2001.

4.8 Traffic and Transportation :

4.8.1 Dharamshala town being located on terminal point of state highway-21, has anexcellent accessibility. Yol·Palampur Chari-Rait and Sheela-Chatru roads also emanata fromthe town.

4.8.2 State Highway-21 which terminates at Mcleodganj divise the town into two halves.As development has come up all along this artarial road in a ribbon patern, elfective widthof highway has cnnsiderably reduced. About 200 buses play from town to different places.

4.8.3 A transport nagar with an area of3 hec!ares and lwo truck stands with I hectare areaof each are required to be provided on major roads. J\s n~wJy constructed b~s stand has

I

,

II

sufficient space for parking of buses. It will continue to cater for future requirements.H.R.T.C.workshop and transport nagar/truck ,tonds shall cater for idle bus parking.

4.9 lValer Supply:

Dharamshala obtains water Supply from Churan Khad, Bhiter Khud, Bhagsunath springsand line more which cater for ultimate population of20,000 on an average rale of27 gallons percapita water supply per day. Storage capacity of 5 "alcr tanks in town 2.14 lac gallons. Wateris supplied for 6 hours daily. On the basis of 40 gallons per capita water supply per day, 14each gallons water supply shall be required to cater for ne:ds of population of urbanisable plann­ing area by year 2001.

4.10 ",,,erage and Drainage

The tow n has no sewerage system. 18 public toilets with 36 seats and 25 garbage/solidwaste collection points are existing in IOwn. Drainage is generally through open surface drains.Sewerage and drainage systems are required 10 be provided for anticipated population of town.

4.11 Electrici!J':

Town ha> two electric sub-station of II 1..v. each.OuI of 7120 electric connections inMunicipal area 5314 are domestic, 1252 commercial and 54 industrial connections. Electricsupply is made available from Kangra power stalion.

4.12 Existing Lond,,;e :

Existing land use Illap and regbter of Dharamshala planning area has been prepared and sug­gestions/objections of public were invited under prov;sions of sub-section 1 of section-15 videnotification No.HIM/TP-Dharamshala/88-9031-9081 dated 26-2-1988. No objection/suggestionwas received and existing land use adopled/forzen vide notification No. HIM/TP-D-DSLA/88­9998-10148, dated 31-3-1988. The Planning area can be divided into seven sectors vi=.

Mcleodganj, Kotwali Bazar, Chilgari, Civil Station, Ranmagar Shamnagar, Barol and Dari, Sector-wise, existing landuse isasunder :-

TAOLC-10-EXISTlNG LANDUSE OF PLANNING AREA-1988

----------- ._-- ------- -- -- --- --._------SI. Landu"" Mcl"Od- Kotwali Chilgari Civil sta- Ram.nagar Baro) Dari Total %ageNo. ganj Bazar tion Sham-

n:lgar1 2 3 4 5 6 7 8 9 iO II

--- --- - ,-- --- --- --- ----I. Residential 9.00 17.00 6.90 18.50 11.50 4.25 8.75 76.1)4 59.512. Comm~rcjal 0.50 0.70 - 0.40 0.20 0.15 0.40 2.35 1.843. Industl ial - - .. - 0.20 0.10 - - 0.30 0·234. Facilities Ser- 4.10 1.50 0.50 7.93 1.10 1.00 0.50 16.63 12.96

vic~ & rclieion.5. TOllri~m ~ 2.00 2.00 - 0.50 - - 4.05 3.206. Govl. & Semi 0.20 0.50 0.10 3.00 0.30 0.05 0.20 4.35 3.39

Govt. Offices.7. Parks & open - 0.05 0,01 0.40 - - - 0-46 0.36 .....

SP:lCC. ....8. Traffic & 7.50 6.00 1.00 4.00 2.50 1.00 1.40 23.40 18.23

lransportat.ion

TOla) ... 23.30 28.38 8.51 24.93 15.70 6.45 11.25 128.39 1.00--9. Agliculturc, 677.00 190.00 107.39 165.57 81.80 165.00 257.50 1644.26

barren &[ore,ts.10. Rivers & waler 14.50 3.00 3,10 1.50 0.50 JO.50 9.25 42.35

bodies.

Grand Tolal .- 714.80 221.25 119.00 202,00 98.00 181.95 278.00 1815.00- --Source.-Town & Country Planuing Department Existing Landuse survey. 1987.

4.12 Additional requirement of urbanisable area lIpto the year 2001 has been worked out as under ;-

TADLE-ll-ADDITIONAL REQlJlREMENT Of tJRBANISABLE PLANNING AREA 2001 A. D.

--Sector Area in hee, are,

----SI. Use Mcleod- Kotwali Chilgari Civil Ramnugar Barol Dari TotalNo. ganj Bazar Station Sham-

nagar2 3 4 5 6 7 g 9 10

-,---- - ---I. Re,idenlia! 1.00 ),30 2.20 2.70 8.75 3.00 11.(\8 30.032. Commercial 0.20 - 0.70 0.30 3.50 0.55 0.30 5.553. Facilith4s & services 0.70 2.33 2.10 9.82 2.74 3.80 5.14 26.834. Indll<tria! - - - - 1.00 5.50 5.:n 12.835. Tourism 3.00 1.00 0.75 0.25 -- 1.50 1.50 8.006· Gov,rnment & Semi 0.10 0.20 0.20 1.50 0.20 0.65 0.50 3.35

Government Offices.7. Parks & open space, 20.40 0.35 0.39 - 0.40 0.40 0.40 22.348. Tmmc & transportation - 1.00 1.00 1.50 2.00 2.50 3.50 11.50 ....

- ._---.------.------- .. ----- ---Total .. 25.60 6.18 7.34 16.07 18.59 17.90 28.75 120.43

------ ------------

4.13 Contiguous growth of Dharamshala town is not possible due to topographical constraints poscd by pre<loffiinantlyhilly terrain. Howe.,er, developable land is available in Ram nagar, Shamnagar, Civil Station, Barol and Dari aleas.

14

CHAPT~R-5

DEVELOPMENT PROPOSALS

5.1 This development plan envisages allocation of developable land for various uses tomeet the requirement for next 10 years i.e. upto 2001 and also contemplated sector-wi,e break upproposed landuse structure. Various landuseshave been proposed by taking into considerationfactors ,uch as availabilit) of de\Clopable land in each sector, holding capacity of area i 1 terms ofpopulation and other acti, ities. e.xisting land use ofarea, development potentials, conformity land­use of its surrounding areas, thre,hold population for facilities, locational attributes of facilitiesand services, site charactel istics, con\enient distance of work area from residentials areas, socio..cultural aspects, preservation ofnatural land scape and geology, land values etc. out of1815 hec­tares of land within planning area 51 hectares of land is Municipal area. There is scarcity ofdevelopable land within Municipal Jimit> as most of vacant land is either having steep slopes orunder forest cover. Most of development is therrfore coming outside the Municipal area andthis trend shall continue in future abo. [t is, therefore, imperative that Municipal boundary maybe expanded tallying with the planning area boundary in order to provide better. Civic facilitiesin new area developing fast out ide the munic.ipal area. Out of 1815 hectares of land within plan­ning area 313 hecla res land has been earmarked for residential, commercial, industrial. facllitiesand services, traffic and lran'portation. park and open spaces, tourism etc. whereas 1502 hectaresis water bodies, agriculture & natural wood lands etc. Although landuse pattern should be forrequirements worked out in chapter-4 development proposals have been finalised keeping in viewexisting developmenr trend and additional requirements for various u es after considering the sug­gestions/objections of public invited on draft ~evelopment plan. Haphazard developroent istaking place III the plannmg area and there IS a tendency of development to come upeven out side the planning area aJong the major roads which require immediate attention. Tocheck this tendency and haphazard growth serviced land is required to be developed in aplanned manner within planning area, so that people can get developed plots with allth. facilitiesand need not to go away for want of belter transport accessibility and other facilities.

5.2 Allocotio" of londl/ses :

5.2.1 An area of 166.63 hectares has been earmarked for residential use in seven sectorsdepending upon availability of developable land, existing trend of development etc. In additionto the existing residential area within municipal limits land ha' been earmarked for this use inMcleodganj, Oharrokot, Gamru, Ramnagar-Shyamnagar, Barol and Oari sector mainly. Con­tiguous growth is not possible due to topographical comlraints posed by predominantly hilly ter­rain, lhe development has been contemplated in different patches. Area along Khaniyar.a roadin Barol and Dari sectors has been earmarked for residential purpo,e in a linear manner becausehonsing board has plans to develop this area for residential use on a strip ofland in the Govern­ment ownerships. As area of convenient >hopping. nursery <chools, sub-po t offices, electricsub-stations and local parks can not be detailed out in development plan, their land use require­ments have been inclnded in residential area and can be shown in sectoral plaus.

5.2.2 For commercial development 7.90 hectates area has been allocated in variou sectors.In addition to existing central existing commercial areas 3 hectares land has been earmarked forwholesale and were housing in Parol sector on a piece of land owned by Himachal PradeshGovernment Commercial use in new areas such as Shyamnagar, Barol and Dari sectors have beenproposed in ribbon pattern along the roads takinginto consideration the existing trend of develop­ment. The widening of roads in these sector is not possible because of new constructionswhich has recently come up. Howevcr a bye-pass ha been proposed in Barol and Dari sec­tors taking into account the traffic congection problem on the existing road due to this rihbon typecommercial development. As the mixed land usc shall not be prohibited provision for planned

15

commercial centre can be made according to the need in residential areas. However, the areaearmarked for commercial purpose in the development plan has been provided as per the antici­pated requirement.

5.2.3 Industrial have been proposed on an area of 13.13 hectares in Barol and Dari sectorsin view of transportation and wholesale facilities along major roads. In Barol sector the areaearmarked for industrial use is a barren land situated along Churan kbud at a lower level. Thisarea has beeo found most suitable for industrial developmeot as it is away from the proposedresidential areas and shall oot cause aoy disturbaoee to the inhabitants. Industrial area proposedin Upper Dari is mainly on Government land and a tea factory is already existing on this site.Similarly in Lower Dari proposal for industrial land use has been marked along river Maoji awayfrom the residential area. It is proposed that industrial uoits functioning in the existing residen­tial and commercial areas of the towo hall be shifted to the new areas proposed for indu<trialdevelopment in a phased manner.

5.2.4 Facilities and services have beea allocated an area of 43.46 hectares, out of whichJ6.60 hectares is existiog area and 26.86 hectares is additional area in different sectors. Besideseducational, medical and socio-cultural facilities playground/stadium have beeo included inthis zooe. While earmarking tbe area for ,arious facilities the location ofexisting facilities andavailability of Government laod in different seclor, have been kept in mind.

5.2.5 Dharamshala beiog ao importaot tourist resort, ao area of 13.60 hectares has beenproposed io different eetors for this activity. The proposed tourism areas have been earmarkedin Mcleodganj and Kotwali sectors mainly because the tourists coming over here have thetendaney of staying at Iligher attitude. However some areas has also heen earmarked in the Barnland Dari sectors also in orders to avoid exee sive pressureon lhe upper areas oflown. The wholeDharamkot area has been designated as tourists interest zone and activities related to tourismshall be developed in this zone.

5.2.6 An area of 7.70 hectares has been proposed for Government aod semi-Govern­ment offices outofwhicb existing area is 4.35 hectares and additional is 3.35 hectares whicb basbeen allocated in different sectors. The proposal for this use has been made mainly onGovernment land except in Barol and Dari sectors where no Government land is available.

5.2.7 An area of 25.80 hectares has been proposed for parks and open spaces, out oftotal area 20 hectares has been provided for zeological land Botanical park. The Zeologicaland Botanical park has been proposed in the forested area near Kalapul below Mcleodganj.The forest department has already started a mini zoo on this location.

5.2.8 Total area of 34.90 hectares shall be occupied under traffic and transportation usewbich .nelude roads, parking area, bus and truck terminal. Existig bus stand and transport wor­kshop has sufficient area for this expansion. Existing truck terminus near bus stand also has spaceand proposal for its expension is made accordingly. One more truck terminus has been proposedwith an area of I hectare on Dharamshala-Palampur road on a piece of Government land nearChuran khud. The exisling petrol pump situated at Kachheri Bus-Stop creates lot of traffic prob­lems and therefore it is proposed to be sbifted from this location to the site of proposed truckterminus near Churan khud. One more petrol pump is proposed on truck stand near Bus-stand.The existing major roads have no scope of their widening hence their existing right of way hasbeen kept in the planning area. The widening of Bus-stand Chilgari-Sakoh bye-pass road hasbetll proposed to make it atleast 2 metres wide. The major traffic is proposed to be diverted fromSakoh to Bus-stand following this bye-pass so that the residettlial area of Civil Lines and Hospitalzone is saved from noise cluster pollution. The right ofway ofproposed roads in Barol and Dari

"sc<:tors shall be 12 metres duster road, 7 melre> and olher road. 5 mW't'. Parking is the main-problem in Dharam'hala alike other bill '\alion. Adequate pro,';s;"n for parking ho. thereforebeen made. The old bus-sund in Koh",.li banr ha, been kept for panIng. Similarly parking'p3CO' ha; been pro,'Jdcd In McIcodgam Bh:l.gSu03!" Kachhu' ~nd Civil Slal;on alU,. Themajor roads have been ,hown in thede'dopmont p an whereas the loW<:, order road, ,hall b~

shown in lhe >c<:toral pIam.

5.1.9 Jf,.,jlag~-(;um·«ms~rl'Qllcn art,,., :

r11 \icw "rimportance of heritage fealu-C$ hal'. b«n Lndcntified a. heritage-CIIrn-oooservati!2.nareal (as per annnuu-8). It is r>'oposed thaI construction aeli_iues ha~ to be di<.«>urqeil"around impotlanl herl1age r""lure': If any conmuction whIch" neccs\ulj' require<! to be under_taken in pren""" ofherilagc area,. 11 .hould follow tb. Irchitectural 'lyle of .ucb f..atutt'>. Ade­quate ,etback, and open ,pace, ,hould left around h.rjl~e fe3lUrcs. Structure. whIch h......been construct.d withoul harmnny to th.,r wrroundings are re<fuire<lto be remoddled ,nharmony to Ihe adjac.nt herilage f.ature,.

5.2.10 Are3 beyond urban use; upto boundary of planning area ha' been kepi a; greenbelt,. Propo,ed ~e<1o""isel:mdu,e muclur. ha, thu. been worked 0,,1 a, 'ho",,,i,, table l'\~, t).

"

TABLE-12-PROPOSED LANDUSE OF PLANNING AREA 2001.

---SI. Use I II 1Jl IV V VI VII Total %age ofNo. total area-L Rcsidential 13.80 25.20 9.10 24.20 26.25 37.25 30.83 166.63 53.222. Commercial 10.70 0.70 0.70 0.70 3.70 0.70 7.70 7.90 2.523. Industrial - - - 0.20 LIO 5.50 6.33 13.13 4.16

4. Facilities & ser-vices 5.00 3.83 2.60 17.75 3.84 4.80 5.64 43046 13.88

5. Tourism 5.50 3.60 0.75 0.75 - 1.50 1.50 13.60 4.346. Government & 0.30 0.70 0.30 4.50 0.50 0.70 0.70 7.70 2046

Semi Government -Offices ..,7. Park and open 20040 0040 0040 0040 0040 0040 3040 25.80 8.24

space.8. Traffic & trans- 7.50 7.00 2.00 5.50 5.50 4.00 3040 34.90 11.15

portation

Total 53.20 41.43 15.85 54.00 41.29 54.85 52.50 313.12 Joo.OO

9. Agri. forest & 647.10 176.g2 100.05 146.50 56.21 116.60 216.25 1459.53barran land

JO. Rivers & nallah 14.50 3.00 3.10 1.50 0.50 10.50 9.25 42.35

Total .. 714.80 221.25 J 19.00 202.00 98.00 18J .95 278.00 1815.00

18

CHAPTER-6

PHASI G, COST! GAD IMPLEME TATION

6.1 Out of 950 hectares urban;sable planning area, auditional area proposed for varioususes, upto the year 2001 works out to 185 bectares. Phasing. co. ting and implementation ofdc"lopment plan has be:n contemplated by integrating it as pan of Five·Year Plan andkeeping in view development priorities to meet needs of growing population.

6.2 Phasing :

6.2.1 Development plan period has been divided into two Five Yearly phases i. e. 8th FiveVear Plan and 9th Five· Year Plan ending 2001. For implementation of Development Plan, servicesand serviced land are necessarily required to be developed if growth oftbe town is to be regulatedaccording to the Development Plan. Implementation, thercfore. depeod, upon eighter allocationof funds, from State Plan resoures especially for infra:lruclure bulk services or resources createdby Town Developmenl Authority by way of loan especiall) for purcbase and de\elopment of/andfor making availables serviced plots for differem usc on .ale and recouping loans. If proposalsenvisaged in a phase not completed due to financial constrainlli or other reasons l the 'iame willspill over to next phase.

6.2.2 Each phase provide, for development of land for \arious use, in different ,ecto".Break·up of proposed additional arcas to be developed i, ,hown a under:

•

20

6.3 Cosl illg :

6.3.1. Creation ofserviced land to meet needs ofgrowing population at outskirts of the town,i, tbe first requirement, Cost ofdevelopment of land, provision ofservices like roads, water supplydrainage. sewerage, electiricty etc. in hill town is enormous as compared to towns in plain areas.There i, little Government land available near existing town as Government land either is underforesl> or too steep for economical development. Land prices are very high due to developableland being scarce. Against cost of about Rs. 20,000 per acre of land around town in plains,cost of such land in Dharamshala town is many times more. Average cost ofdevelopment andserv,ces works out to about Rs. 300 per sq. mtrs. of plotted area, besides expenditure on bulkservices. It is therefore, generally not possible for individual development to creates service landin hilly towns. Serviced land has, therefore, necessarily to be created by Development Authori­tie,. Expenditure on a terial roads upto periphery of urban area, bulk water supply, seweragedisposal, electric transmission lines elc. has essentially to be borne by Government as chargeon social service, as it is beyond reacb of any urban development authority or prospective allo­ttee, to bear this expenditure. Another need of existing urban areas is augmentation of existinginfrastructure like roads, water supply, drainage, sewerage, electricity supply etc. for which alsoexpenditure is to be borne by the Government as a charge on social services. Phase-wise costbas been worked out as under on the basis of per hectare cost of Rs. 30.35 lacs for servicedland (if it is to be acquired) and Rs. 20 lacs for Government land.

TABLE-I 4

PHASEWISE COST OF SERVICED LAND

Phase-l Cost in Phase-II Cost in Total area Total---- lacs 30 lacs 35 in ilect. costArea in lacs per Area in lacs per in lacshect. hect. hect. hect.

29.90 1046.50 29.90 1046.5013.18 461.30 13.18 461.307.34 257.25 7.34 257.25

19.07 667.45 19.07 667.4524.59 860.65 24.59 860.65

47.90 1437.00 47.90 1437.0042.75 1282.50 42.75 1282.50

90.65 2719.50 94.08 3293.15 184.73 6012.65

Sector

Total

IIIfIlIVVVIVII

---------

Say 6013.00

Oul of total 184.73 hectares of additional proposed urban uses, botonical and zoologicalpark in sector-I with an arca of 20 hectares can be developed by Forest Department. Balance164.73 hectares land for various urban uses shall have to be developed by a Development

. Authority.

6.4 fmpfemelllalioll :

6,4.1 D~velop'nelt Auth ... rity i., to b' rc' 'ousi11e for .;reation of serviced t<lnd. HI.'w~vcr,

overall control on implementation of proposals of development plan in terms of landu e, zoningand sub-divi<ion regulations hall vest with the Direclor, Town & Country PlanningDepartment.

21

. 6.4.2 To. assess achievements of each phase and to orient the Development plan accor­ding to changmg needs as weU as to cater for unforseen factors, it is envisaged to review thisplan.

CHAPTER-7

ZO ING AND SUB-DI\'ISION REGULATlO

. 7.1 Procedure.-Application for permis>lon to carry out development of land as envisaged... m 8ect1011-28 to 30 of the Act hall be ubmilted on application form prescribed under Rule

12 of Himachal Pradesh Town & Country Planning Rule" 1978 alongwith copy of TresasuryChallan (vide which requ:,ile fee is deposited) and other documents as mcntioned in Rule-12.Apart from this. follwing additional documents shall be furnished :-

(i) Copy of latest"Shajra" plan indicating means of access road with its width;(ii) Extract of latest OoJamabandi" showing title of ownership of the applicant to plot/

land as well as acee'S/road;(iii) Additional number of copies of plan as desired by the competent authority;(iv) Co"y of the sile plan showing dislance from the electricity line for development as per

IndJan Electricity Rules (amended upto date), ill case allY electricity lil1e is passil1gover or l1earby the proposed site for devclopmel1t:

(v) A certificate from the Municipal Committee, notified Area eommillee/pauchayatRevenue authority be enclosed in support of taking over the land for development ofroad/palh and designating it as public street as per Ihe provisins of the HimachalPradesh Municipal Committee Act, 1969 in case land is made a,ailable by the ownerof such land where 110 public access exist"

(ri) Applicant shall get bouudry of his land demarcated for inspection of competentautbority;

(vii) Copy oftbe site plan duly certified by the concerned executive Engil1eer (B&R) regar­ding acquired land boundry ofP.W.D. road ill case the land abuts any P.W.D. roadalol1gwitb permissiol1 orJaying out of any mean of access to a road, if considerednecessary by the competent authority for according development permbsion.

7.2 Celleral Regulations: :

The followil1g general regulations shall apply to all development activity in PlanningAreas :-

(i) No building or other structure sball hereafter be erected re-ercted, or materiallyaltered;

(ii) General land use ill the Development Plan has been contemplated for specified uses.However mixed landuse shall not be prohibited unless olherwise a particular landuse isheardous, continguous in nature to thc redominate use and fulfil the regulations fixedfor the same;

(iii) 0 yard or plot existing at the time ofcoming into force of these regulation, ,hall bereduced in semination or are below the minimum requirements of these regulationsshall set forth herein, yards or plots created after the elfective date of the requirementsof these regulations shall meet atleast the mil1imum requirements establishmentsby these regulations. All the plots registered so far shall be treated as plots irrespec­tive of the;r size subject to the conditions that their owners make a provision to leaveminimum 3.00 metres path abuting one side on the plot;

(M Areas zoned for public and scmi-public opeu space shall not be built upon in any wayor used for purpose other than parks, playground, and other recreations. These may,however, with the permission of tbe Director, Town & Country Plannl1lg Department

22

(x)

(vi)

(ix)

( !'ii)

(xi)(xii)

( dii)

( riii)

be permitted temporarily for a period not e~cecdjn!!)O days. to be used public.eotertainIII 'nt purpo es. 5tructur., that may be erected for ,uch entertainment purpose' shallbe removed at the end of lhe period aod shall in no C3\e be permanantl) erected;

The height limitations of these regulations ,hall not apply to churches, schools, hos­pital, and other public and semi·pubhc huilding" provided it is so de,igned andapproved by the Director. Town & Country Planning Department. Chimney. elevatOr>.poles. tank.' and other projections not used ror human occupanc) may e\tcnd abovethe prc~cribed height limits. Even cornices and window ... ill", may project into anyrequired yard ;

In public interest and in the interest oflown design or any material consideration theDirector may permit higher F.A.R./change of landuse on specific ground(s). Thedechion of the Director shall be final:

The e\;i';ting non·conforming land use<;. structures and u~e of structures ~hall not beallowed in contravention of provi,ion of section-26 of Himachal Pradesh Town andCountry PJanning Act. 1977.

atural nallahs which pass through land IQvolving sUb-di,iion shall be developedand maintained according to di.:;charge of water:If a plot b de' eloped by cutting land. owner>ball protect hill cut by retaining. breastwall/discharge "all in the 'truduse 50 thai cutting may not harm adjoining plots/propertlc'l;Development proposal for a part of land or kha ra number shall not be considered,proposal for eomplete laJld holdings shell be submitted eveu if Planning permissionis required for part of the land:

o wall, fence and hedge along an> yard shall exceed metres in height ;01\ a corner plot iuan) lone. nothing shall he erected. placed, planted or allowed togrow in 5tllch a manuer:)o us to lUateriaily impadc vision ;No planning permh,ion for development ,hall be granted unless the road/path onwhich land 'plot abuts is properly demarcated and developed.

7.3 Sub·D,,"isi,," Regula/iollS :

7.3.1 Sub-division of land hall be permitted in accordance ,dth natural profile·topogra.phy (sho"n on a contour map). Along"ith drainage of the land, acees r ad, orientation,wind direction other environmental requirements and acconling to prescribed Janduse in thedevelopment plan. atural Bora shail be preserved. Unless site condition' prohibit. plotsshall be permitted at right 'lI1gle to the road with proper shape and dime",ions, so that optimumu e of land is ensured.

7.3.2 Developmnt Sub·Division of land ,hall not be permitted in area" here basic serv:coslike payed road,. drainage, water supply. 'ewerage di,posal. electrical supply line. streetlighting etc. do not exist. The developer ,hall apply to devekp the requisite services/ infra­stureture and letter of intcnt for the same may be given to him/ber/them. Final permissionfor sub-division of land shall be given as and when services are developed. Roads and servicesarc to be provided in a particular sub-division of land in consonaflce with the adjoining infrast­ructure/proposals of the development plan. Unless site condition< prohibit, no sub-division shallbe allo"ed "ilh direct acces, from the 'alional High way.

7.3.3 One ,ide of every re,idential plot shall abut minimum 5m. wide vehicular road.Jn extreme cases, because ofd~'llcult terrain 1 metres "ide Pdlh can abo be permitted. Tn case ofplotlland abutting existing road path. WIdth of same shall be increased to meet with therequirement of the,e regulallon by gelling additional strip of land surrendered from the landowners on "ither side, ~f such road/path equitable or in accordance "ith topography of land

23

anJ feasibility. Right of owncrship/use of such land which b earmarked for path/road shall besurrendcred/transferred to the development authority/local body by 0\1 ner of the plot withoutany compensation.

7.3.4 If number of pints abutting any road is more than so, width of road ,hall not be lessthan 5 metres and adequate provi,ions of parking for vehicle shall be madc.

7.3.5 Average slope gradient for r.:gional roads 'hal! have to I :20. However, local roadsin town may be allowed with slope gradient upto I :10. Additional width of carriage lIay silal!be provided for ensuring smooth follow of traffic.

7.3.6 Minimum area of a plot for a detached house shalJ not be less than 150 sqm. Tn caseof plots meant for semi-detached and row ilousing, minimum site shall be 120 sqrn. and 9 sqm.respectively provided that front. rear and side ,et back regulations are fulfilled.

7.3.7 Semi-detached house construction 'hall be allowe<t on plot, upt0250sqm. and rowhousing on plot, upto 120 sqm. subject to maximum number of such plots do not exceed ~ inrow after which gap ofseven metre> shall bc left. Although minimum size of plot forconstruc­tion in a row, with two common walls, has been kept as 90 ~qlll. yet in exceptional cir­cumstances, considering economic/site condition" minimum size of plot in a row, \\ith twocommon walls. upto 60 qm. for houses may be allowed, provided thatfronl and rear set-backregillations are fulfilled, '0 as to provide smallest possible re,idcntial construction in a plannedmanner for benefit of economicaily weaker seclion of the society.

7.4 Zonning Regillations :7.4.1 Residential use:

7.4.1.1 1\ Iinimum si'e and requirement orplols. - The co,truction of building for rc,idenlialuse 'hall not be pc:mitled on any plot whicil Ita, an area of less than 90 Sqm' minimum widthof plot for row, semi-detached and detached types hou,e, shall be 5m.. 8mt. aud 10 mt.respectively. Ratio ordepth to width of the plot ,hall normally range beTween ]-112 and 3. Forspecial ilousmg che.nes sponsored by the public agencies for c~onomieally weaker ,ec ionand low income purpose thc minimum i,e of pial 'hall be 60 sqm.

7.4.1.2 Maximllm permissible eorered area.•hall be as under:------- - -- -SI. Area of the plot

o.J 2

Maximum covered area in residential plots

Maximum permi"ible covered areas

3.

(iii) 501 m' and above

(i) Less than 200m'(ii) 201 m' to 500m'

7.4.1.3criteria ;-

60';'01' plot areas50". of the plot area or 135m' whicheveris more.40% of the plot area or 250m' which everis more.

Llo'oll/ ofpfots.~Thelayout of plots in rcsjdenil~'a'la-r-e"'-a"shall be based on following

Sf. Plot sizeNo.I. Upto 120 sqm.2. 121 and above3. 150 and above

Del'efopment schemes/types of housing

Row housingSemi-detached buildingDetached building

24

7.4.1.4 Area & heighl/b/lilaliOIl.-Floor area Ratio F.A.R. shall be given as in the table.

TARLR-PLOT SITE COVERAGE, SET BACKS AND FOR RESIDE TTAL PLOTS

- ~~

~-- ----SI. Plot size in sqm. Type of construction Minimum set bach in sqm.

o. -Front Side Rear FAR.

- ,- -----I. Upto 120 Row 3 2 1.502. 121 to 150 Semi-detached 3 3 2 1.503. 15110250 Detached 3 2 2 1.504. 251 to 500 3 3 2 1.505. Above 500 - 5 4 2 1.001________

NOles.-(a) Maximum permissible coverage shall be ,ubject to fulfilment of pre cribed setbacks.

(b) [n case of corner plots width of plot and side set back shall be increased by2.00 mt. for providing proper sight distance on the curve.

(c) For plots having side set-back of three metres and more constuction of garageupto 5mt. providing depth jn ground floor shall be permitted touchingrear boundryof the plot provided total coverage remains within the maximumpermissible limit and no opening is leCt of the sides oC the adjoining plots.

(d) Minimum projection of I mt. for balcony (complete open on atleast two sides)shall be permitted where a minimum front set back of 3 mtr. is left withrestriction in length upto 50% of frontage of the buildings.

(el Roof slab/Chajja projection over door/window openiug shall be limited upta45 em. overset backs a n all sides.

en No construction hall be permitted on a piece of land left with buildable widthless than 5 mtrs. after maintaining set back with reference to the size of plotwhen the same lies in between the two ~oads.

(g) A front set back of 7.5 metre shall apply on all National Highways, 5 mtrs.on State Highway and other arterial roads, as may be specified in the develop­ment plan.

(h) Minimum and maximum floor height Cor residential buildings shall be 2.70 mt.and 3.50 melre respectively.

(i) The areas of mumty to the extent permissible for houses on individual plotswill Dot be reckoned in tbe floor area ratio.

(j) No projection and opening shall be provided on the sides of common wall incase of row and emi-detached houses. Howeve!, the owners of plots of eithersides shall ha ve an option to construction a commOD wall.

7.4.2 Commercial use :

7.4.2.1 Minimum size and Requirements of plots.-The minimum size of plot for shoppingbooth shall be 20sqm. including covered corridor (arcade)/pavement in front with minimum plotwidth of 2.50 mt. The ratio of depth to width hall not be more than four.

25

7.4.2.2 Organised shopping Ceutre.-Tbe area which ba beeo designated for commercialu e io the Development plan aod has a area more tban 500 sqm. shall be treated as organisedshopping centre.

7.4.2.3 Corer.ge. The maximum co>crage ofllle commercial areas sball nOI be more than50"". The remainiog area of hoppiog ceolre >hall be u ed for parkiog, lots/movement spaceand recreation. The layout plan indicating location of parking area, movement area andrecreation area shail depend on the size of Ihe commercial cenLre and its location and designwhich shall be approved. Maximum permb,ible built uJl area for iudividual plot sball not benlore than 80% at Ihe ground floor.

7.4.2.4 F.A.R.-Maximum permissible F.A.R. for these sbopping centre shail be 2.

7.4.2.5 Ciem•.-The plot area required for cinema is directly related with its capacity,adequate vehicular parking wilhin premise'. incidental shop' and open spaces around tbebuildmg for ventilatiou and safety measu"'s against Ihe fire hazards. The area required fora plolshall beat the rate of3.7sq.m. per seal capacily. The permissible coverage of thetotal atea shail be 50·~ of the plol. Front et back will depend upon the location ofcinema plotand hall be betwcen 8 to 10mtrs. The ide and rear set back shall be 5 mtrs. adequate parkingspace for cars. COOle" and <lyclcs shall be rro,ided.

7.4.2.6 ffotel.-ma<imttrn perm."ible coverage of the plot 'hall be as under:

-----.-._------SI.No.

Size of plot (sqm.) Permissible coverage FAR.

The froUl set back will depend on the depth of plot a, well as on road abutting thereof. Itshall be mioimum 8 mtrs. for the plOlS upto 1000 sqm. area and 12 mtrs. for plots above1000 'qm. sct back on other sides sball be minimum 3 mtrs. Upto 1000 sqm. plots and5 mtrs. for plots above 1000 sqm. Minimum street parking space shall be provided withinthe plot at the rale of one pal'king space per two beds. Each parking space shall not be lessthan 20 sqm. Upto 50% or the open area shall be utilised for open parlUng on roads and therest may be landscaped.

-----~---------~

40% 1.6

3S no 1.4

30~. 1.2

---

5 % for coveredground noor

Xage I/cparking at

1. 00 plots 500 to 750 sqm.

2. 00 plots 751 to 1000 sqm.

3. On plots above \000 sqm.

---------------'------

7.4.3 Industrial use

7.4.3.J l\liuimulll .ize and requirements of ptots.-Minimum size of plot shall be 500 'qm.In case of servicellight industries the minimum plot shall ool be less than 250 sqm. with anunimum width of JOmtrs. ceiling height shall not be less than 3.6 mtrs. Layout and design ofindustrial area as earmarked in the Development plan shall be as per requirements of the industr}

26

and shall be approved by the Director. The permissible coverage and set backs in the industrialarea shall be as under;-

SI. Type of Industry Size of Coverage Coverage Setbacks FAR.NQ. pIots(sqm.) (mtr).

F. S R2 3 4 5 6 7 8

I. Small scale/service upto 1000 40% 6 5 5 1.00industry.

2. Medium 1000 to 30% 10 5 5 0.605000.

3. Heavy Above 25% 20 5 5 0.305000.

7.4.4 Facilities, senice and Government and Semi-Government Offices.-In case ofplots for assembly occupancies like cinema, hotels and public building like coHege,higher/high schools, hospitals etc., in existing building areas, the minimum width of plotshall be 30 mtrs. and it shall have front on a street of width not less than 5 mtrs. In case ofnewly developed areas, outside existing building areas, the width of plot shaH not be less than50 mtts and shali have front on a streot of width not less than 7 mtrs. provided setback andcoverage of plots are such so as not to create uuisance to the residential area, with minimum10 mtrs. setbacks from all sides of the dwelling units. Layout plan to be prepared on thefollowing norms ;-

SI.No.

1

Description

2

Coverage

3

I. Educational buildings2. Police Station/Fire station3. Medical4. Community Hall/Library/Religious building5. Government/Semi Government Offices

30 to 40%40%40%40%50%

Note.-Upto 50% of the open areas shall be utilised for open parking and roads,rest may be landscaped.

Nole.-5 %additional coverage shall be allowed for garages and other vehicles sheds.

7.5 Greell Belt Agriculture ZOlle.-Only need based farm houses and other incidentialbuildings pertaining to agriculture use upto 100 sqm. plinth area shall be permitted in thiszono on an simple application. Such buildings shall be build as per conventional design and shallnot exceed 2 storeys including On attic/barsat;, Regulations for paved road, other services etc.as for residential use shall not be applicable in case of farm house.

27

ANNEXURE-B

HERlTAGE-CUM-CO SERVATJON AREAS

Sl.o.

1

arne of feature

2

Location

3

Kbasra No.

4

I. Bbagsunag Temple

2. Dal Lake

3. Church

Bbagsunag

Broh

Banoi

6781068776510783785 to 791

597, 590 to600 to 665,

667.

J4, 1719 to 27

•

" ..'

,

"

, ,""

.., ..

,

"

"

, ,",.~ ,.

~' ..

.-,'

,

,

".

,

,

y

".'., ..-, .'

.~ -:i, ,

'i;;''t.,',>~·ti~, f1l;.~'11-2., '. ',,, ..';-'

..

;," ·f.,. ..,

,.. <

~d-i,

.-.."

•,I,

?,

, '

..:~~,-~o!..\<U;'~~-5;:'10/200.1_.

.. -',",.." " ' .. ".. ,~' .. >'.'_ .'C,-, >'. .'>1.:'

~lf

, I;

..

•

-=--'

•,• ~-""!."l"-""-·I~, ....~

'.

•

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..

, ','

"

" 5,f, ,4,

·lI.. .t, ~ <n-"..(u.1U: "'nil ~=- /u....mg rmr=::m 3 yeane><r_"";=c-",jj, St ~ ...-al F.ng;in="..1g Jndice "':;;1 c,b;,-,

-, .ud&:u.Wort'~bc,~_- ", ~

(xnl). ovxkn1g,oioortStroction ilt Piinth 1.~ and at t\'t:l)' fbi ko.'I:.:- 1hz!! be, done lJY !be T(JI>,ll :m Cpuntry...Pbnning~t f1.

d:~ ~''''' Pzris.., " t:hJ..""znW'.ala,"Z5 L';:::: c.DCm,.y k '.(u..ii}Buildq-sl:L3D...l>Ot be put \.D ~ prior-to iloUC ¢ ~pk:lioq'

~ """!he Town :l.-~ Coun!.ry~~ Ul .....D,h!ling 0l:Lt..,rt; NJg,Ir,Pmo~~ bo! ..idrin~ArcaD~ ~b. . . .

(:z;n'!ii>N'9: ob~r\ bcrtific.at:::, lorwa!GT~ and dc:clricily~n" $.'P.'l be. is=:d ...-dcr.- .<,,,(a) Tempcin.- '" -AtPlinlbl~

On,' cOmpfCtlon, df~,"" '(b) <.)~~' ~> .' '~. 'uni1lf!Qorfwbo~BlI>"l;f4

(xxix)' Any no" obJcction c.erti!' [~issued;'by. '"!he :{own J:b<l Counll:;c' '<;::}Jlan~~. ~=t,.,,<haJ1 ~ J.i!bli,.f';r:.wiui~ .•Ji b;t~h i'

," :.Jcnt1lI and condilions-':of n.1'ctt:nccs·of the.~ of 500h v~ ,. -,- ','," ~',',,",-

-,:~' __ <:,Qbj~ ':C..crti:liu~ ~d W1d9:'~}o :~, effect 6h,all \Ie:'./;'f~~~ by th~',1P'l~canf:: .... ,'.:i'~ ')'\'<~' ',;~ , .(><Xx); '~¥iI'lj~:If'<'<7n"';blt';~bnce J:'O!~,~~liol1.' from ~Ic,

'. - . "cin:umf=te 'of .1 tree and-,bm:mwy,of fQl"llSt 8halI be 2. metr.s. _~iliui5 mdru:T~pcCi:iVely: " -.• ;tt~{";"~: :':4 . .

(:ocu)\MUinmrn pa:1ninible dist.mee bCtv.=:two 'bltleb eolUtnlcled. 01-.'-'- " "'C'_y",,_ .

> '". ' a pIordullbc!400mo:trc:!l. ' ~",.. ~' ',' _ ',,,, _ ,(=ii) RLuinstrue:wn on'o!~ . ~~new eonstnw.ion on ~.l"'.es in th, ~ ':::,'~, b.ving:~'bQlt'~uP"'ar..... shalI·bC- aJlo?,·id v,'!th iii,

.. ,pr~ ~:ioll. of ~:c::, TO"''n'.,J o;...."1U)'~'> Eh~'Prid<-' l!K::c::=1 of':r~' fOUf"Sfo!l:Y$~ m:

.?~-noor r "....i(.,;a·!ii:;.J!T._ ¥1lI::1 5:00~ wXt:'.:i-ed;• :':Land adh«ini:to Id. baek.it:gulztio~c:::«.cpt in C9f'l< llfCL; , ~

,~~=' ~ .SUI~;' cd ~.~ be petw' ibt It per... ~ll11:i·~~ '~,"~ ,'. > ~.

:a:riV}Mmm:J;!:. 1l1l:DIi« O. s:ort:}'S 1""" mil: ~ ~ 'fN1t'pIot. located m.boli:L:::';uQ s.nan b.o>.. ' '.. -

·~.· .,,,,_~, "'L,,,;,",,,,,,••

•

,.J'\!

. - -6/-

MiDimwn.floorAru 9.5C~~

Mi"iplg", WIlkh 2.40 IIJCtr'CIMiDirnum Hwr Nu 4.50 JqIW"C '!lclfCIMinimum Width '1.80 metIU~ Floor ,,"a no ~

Minimum WK!lh .. 1.20 metre< ' ,Minimum floor Area !.to~_~_____ ~

NQf~ ttw.".tnn:e dwellir.; nni:a pel' flOOr ,slull be perr."i'll!:jbk nrc:sidc:Dtai bn;ld;"&, eer.>::-...::cd on pk)I! ""iDg'&!l ar:a~ 2SOsq= mc:!res. For plot ~"UOi:ng mor_ than 250~ rnet:e!i

Cll~ addilioll4!. d'wellin& uni% for every additionai 100 l'qIWe IlIl:UNsU.aD. be permissible 'm 'ach..fk>or.Penniaibl<: Alu' S~01mlI for difftn:nl _Is of a buil6n&shall be as under.; •

-

--

--' ."

'Ibbibbk ro<r.1.---

(xxxviii)

~) Tllik( __

•

,

'b) Kitdten"'-._- "-

•

7.3. Sllh·Oivisinn n<'gUlllHons~•

,

8/-- -,

"I ., 'F,.,

J0% (O( the !lChcmcJrc,:l/, f.

.'"",,-" ,.;.1 • ." ,,' '..' '

. ";.~,:'" _~% ufl!l'c s~:\crtlc;' l".~l,. ,,' ',' .!.rea.•. '. ,":" "',.~',.I' ,.

.., '.- ,

i, •. ;'.';';1i.b-<JiVi~ion of land' shall be pc:rmiltcd in accordance wi:h ""Innl

,profiJoIloJ:HJI.'1"avhy(shmm on a c<ill\Ollr nl~[I),aklf!<.,'Wilh drai,,~~~ "r lheland, ~cc\..~~ ruad;.: 0ricnt:l~(ln,' win(l' ~tiOlis olher en~'iw"",enf~l

rC'!\I1n;qlcnts afll~ acco'Jil'.g, to pn:sclibcd bnllusc in lhe 1?evc1oI'Ul"'I1!Plan, !':~IUlal 11oT1: slj,::J be f>rcser\'~durless site conditiOns pi,ohib!t, plots

. s.!lal] he pcnllissiblc at righ~ angle to (h~ mad with r;tqx,r shape andilim~'1t~iollS, so :lUll op:im:,m li.-c oll~nJ is cnsurc<1Sub-Df,.;sillil of land R1ta11. not be Il'.:llmllcll in area wllCf~ ba.<;;c <cn"c<'~likS paved roads, diailiage, wa~cr $\J1'i'ly, .o,cwer<Jge ili.~f!<-'~, c1celli;ii:·supply line, ~trcel iigh!'ing, etc,do not ex~~t ·The dCvc!opcr shill ;!PlJly to

.. "d~"VClop th<.l' icqui~ite SCrviCC5 infraMi1Jctur<: Md leltcr or'intent fi,r ·thesame m~y.be: rjw:n ';0 bim/ber{~lem. bn~J PcTmi~sion~f0:" ~lIb:.ui"ision ofbnd sholl! be rjwn.as an:ewh~n Sc;"-1CCS arc d~"\ik,poo. Road~ and.. '.' , .,ilcfviccs arc'. 1o,· be ,provided inap;rticular SUt}.di\-lSiO<I pf 1.1,,<1 iiieon.,onancc " wi!h; the '·adjoinjng ... jnfraslnici\liC!proposai.~ of iheDcVt::10Jl,m~nt Plan, .Unless 'si_teeonditioM pqmU;-.Iio ,sub·diW;ion s!l';tll ly~allowcdwitil·dircclacecss from theNational Higl,:way, ,'.', ' I

One' side of' CV<:lY R'Sidentialnlol ~hall abut minimum 5,00. me[~t~. widewlriwbl' Io"d ~}>:crcvCrfc~~;b!~ and 3.00 tl'.Ctcrs wide p:!th in oth~' ca'~"'.Tn Ca>!C of.ploll!and abu!tir.g existing ro;\d alld path bavi..,g .wi<lth Ics, thOUI5.00 melers and :\.00 melers fC1lVCelil,,~ly, "''idlh of the ~;U-IlC ~h~': be,iner<:Mcd to· meet with the- rcqui[~:llCi\t of Illcoc rcg1,l!atiolt~ by gclt"l~

adUi§onal s:;npof,Lmp' ~ulT'Cn,~~ttd from the land owners on 'cilhcr'~i~ ofs11\;h ~()ad ',~nd path ''!qu;;l!y,.Qt ~Il acconlanc~. with, [ca;;:lnlilY: .l~ght of',

" (lwnet!i1lip,.'usc oFm:~h' landwhieh 1, eamlarkcd for palh/r?ad 5haH besurmidcredltransfcrrcd to the DCv~opmcnl 'A'uihonty'o( Nal!'''' ''Pa'--;Shal~Dhimunsba!a hy liwner of the plot "illj()tt.~.nY Clllllp<:nsa!i,.".~.· .In the new stlb-divi.,sion ofland in t()'plot~ for n:siok1Jtiai \!St, the [Ol!O"'I:I\!;proVis!on~:sh;i!l be l~~dc:<, ."...".,', . " ". " ' ...

'\ ,," . I

(,,) .. ,Minimum wi<1th,of feasible vclJ~~~'..r ~ ..> 5~00 rn'c:[-';~a-Cc<:.;5 1<;> plo~c.xce¢Ji"g 'five in, ' , • '~(wit.h CO!-&':-":'~ .

-", llu.."ril,'c-r, 'f- .'.' al'lll~ end;>- ,(b) Minif!lum \'.'idth ofncdcstrian lin4 :.=. ' ::;:00 'meteS

,!;; tQ'lUuall rJu.'nci-ofplot~nat '"'" 'Cxcc;j,ing t......¢::!l number'

(c) Minim,urn 3.reafor opei:vgtecn·:,,;:~:,: ,~padc'fv(llle schc~dJ~rig,'reDfe

tha.rr~i\"c:j11ots:,;_",·. :;(d) Mi[\itri~'ar¢aforw~b.gcpil'

-', eio.(irre~~ctivc 'of r."m~ror-ruot9)' >.' -", .

\~~ .,r~ .

,•. ,,,

7.3.4

7.3.3

7.3.2

.

7.3.1

.,

•

•

•

, (b)

(c)

(<I)

> ,Roof slablchajji! projcclior. over door/window.cip~itingshaJ.! be- lirllilcduplo 45 centimetres '0""" ~ct b3Cks on an sides.'

"Ille area of lIl'.UlltY to th:: extent pcrll1;$~ibtc for houses Of! inclr.,<111:'1pint;' will not lx:. reckoned in Ihe F,i\.R. _ '. ~ .No P;:qj~"<:tion a"d o~....ing~h~ provided on the ,sides of.cOrI1l1l011 IVallin 'cas,c ofrow a:rdscmi-dcbchcd hQU.'I<::'l_ llowcvcr"lhc owners ufp!ot~ "ncilhcr sidc.'ISl\;lll have an optiO:1 10 con'stnlct ~ common wan.

", . ,7.4.27.'1.2.1

7.4.2.2.

7.4.2.3

,

7k2.4

C~mcuialuic; , < •

,Min;\lIum sit~ IUld R~ql\iremcnts of PI,,! fUT Shoprin!; Botlth: -n,eminimum size of' pint 'Jot shopp::\l.\ hooth' shal\ b<: 20sqiian.: Incl=lincluding covenxI CiJrridor (m:aucypavcm¢llt in, front ....ith TT1ininnulI plotwidth of 2.50mctr~.-fu ralio of depth to width s1lal\ not be more l!l;u\, ..', -"., ~ -.' '

our..~ '. " - ,:."".Orgal'.,isOO Shopping C~lltre:,11"" arM. wllich ha.~bccn dcsignJled fOT'

~mme;rcia1.tiSe in the ]Xve\0Pmb.t l'la.n anoJha>i'a al~a nlorcl1,:>n 500square metres shall oc,trcJtcd~.1S'Orr.anilC(l shopping CcnlT¢.' ,\ ,Covcragc::The maxbum' eaverage of Ihee01mpercioll an:as' ,shall ao\ hemore than 50",1,. TIll': remaining:' area ofshopPing' centr6~hail.be I~~ed fot',parking,. Jot~r.:lOvcment sp~ec ...m] rccn":atioo. TIle Jayml! ·p1a'l indicJling,

· l~oll'of p,arku1g area, moverrcnl area and recr<::.ation' area' shan depe.won: the size 'of the Commcrci~ centre and it1 loc~tion:all(l dc"ign wInchshall ~'.app>;<NC·oJ..~~ pcnuil,o,ib1c" bllil,l up 'area for indivjdual plotshalt ~ot bemore'tl~ 80"A> at tlle)round jJoor. .

· ~il\C~~:~·}·n\e ,plot'area rcquire4 for cinenta i~ 4lleetly rdah:d ·....,Ihils. cap~d!y;' a~cqua!c yC!uc$r' parki;t:! v,;tllin, prcn:iscs, i1t<;idcntal shf)l1/; and

· open spaCes' arou.."1'f the building for ventilation and safety nlCJc'lt,tdlagaiJlSt the fire ha7.afds'-TItc arca"rcquircd fnr a plot sh.alll:>c al tl,e rate of3.1 square n::clr'<'l -ref scat Capacity. The penryi,,:~jblc i:4vt:T3~C of the tOlal

.arca\shall be '50% oCtile- plot. Fr~t I'lCt bad: win 4epend up'lr. th~ locz,!iIJnof etn~ma plot and .~.ha¥, be bc1w;:cn' 8 to 10 mettc.~. The Side a.1d reM ,5(..1back s1lall··!>s: 51lnetres. Adequate parkins: ,~p.ac¢ for ,cats, ~co()ler5 and,cycles shall1:>b provided: "

" '

•

"

'7.4.3.\,

; Minimum,sizc,~Il? ~cs.uirl?nl~nts ?f plul~:~MininilJm sile <11' pJ.o~ .sb2~,. he 590'SG.c~e:~n.'.:trc.~:..In case of ~c~ccJIight mdustricsthe lfouu(!',um, ,plot MI;ill not he less tltim2S0 'square metres wiil~ a ~,it!;rium width vI'-. .', ".... ', ~l 0 ,:,ctres~(;ti1ingJ,;.;ghphaij.. !1!:'~ ?c '9-~ th.m ,~H, ;~" .,~~, l.<lY0ul' and. ,

," ~ign of'illdUSlrialap:.l-·u ~jll}ltC 'JkJJ:,\;I-":\"';'l:''"'':t;~,hall,..,be..,fo,,';'':'·as."pcr'requircl1lcnIS,"of ,thc' iIa!l;!\tl)' =<i 'il""", ,'.... , ,,_'~,'jN":? ,by. Ole') ",

".Dircctor:'I~c permissible:co\~rage a:!o set 'iJa(;i~c ~'.I. ::" .", ,~.",l.-ul ,~<-9' - f:~ " .<

\;.;>__. sh<ill be as WI<1.er:- " ,, ,,--

/ '. , . ~., 1<'/-' .

,

I

,", ,;',

I . ,

-I/,1rf',

Co~c Area: ' , >,J, ,,. ./

,/: ,. .;", ~,- ", -.' /

7.6:1';' 2ore4~~':~hin' oornprisio['w,uJ").;o".3, Sl~ from;M~l~f eliot'"t6W3r1ls~ west' fulllmirig--the ,wesicm 1ooUc-;d:iit:OflJP'~mohaJ. ;M:c\todganj urto

, the ,~~ll..~il' 1ip:~vr.M;':l;p..i~J L"1;,i.·IO¥.:,·~1_,~n;f;;:,m follQ.,#~c ~1~Jth.eastern ,boundarj .ofUP:'mulw'Nde.--xl~j,;furtli{:r-,uptQa dl:al(l'Ncordeu. as

,.Khasra ,No;,,' 168i;;~o(:~~11lO1i3l M~. f2.?ganj.' _.ti;L~ ~f~U~Ij~;g ,Wl1M::a'road',and the nortlf",<::!lcm bllU1ldarY p(.fQlXSt:"Ccorded i~S Khasra }·".16~3,

'_ ';' upto"'a ~dJ:aln<recqrdcd·a.~ 'Khima.Ko:~64'4; then'.follQ9>ms tltl,~dlfh uptn Il~

,,~~rin~ncc ,?i;iil~M10~~"di";ti'n «.coral:; P,m; ""<!lasr,{N'?: 870;. The $'?Undai:y of,Core Area sb!l furti\ef follow'lh~ W'~U-~<; recorded a.~ Khasra hOS ~70,l\H,

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meted Arca s~!l.li l;.QlIl.prisc ~f arq st:arting. frn:I1.Dclck Hospita),and following~b'\(llloncd road under Kh..'1.~raNo,' ~'54,455(of,Up-reoh3l) Dbatnunshab.Kh~),nls wc~t upto the h<;u~c of. R.il~ J:z;..b~ t'tcn' following a roa!i unJer ,","fa No. ,41~."n4:,~9;'l!-mo ~.J)()Wl<t»~ ~JK,1:);i~t:l'No,,12 9~~D~omsh~,,' •. m..,,,,,_;+( '.,,,,",

on Cantt 'rn~<l: 't'nirc"n~,- follOWU'-:; the, Cac.tL·Roa;! tow...~ soud, up1Q t1,e ' '.' ...i~on of approil9h n;ad t6' Session HoUse. Thc'boUndaly shall further cmItinuc ~

~l' . ~ ,this" >li"l'wuch f(",~d :to. Scs.~ior: I.I~\)5C .?;d'~urtbcr·=tiftuc',al~g Khar,,-I .. mad \l{Ilo Dcl;;k l!osHta!.t: l?~"'<tI'~'J1nJ;: an::l!' of Ward No.3. CJ<Chllliog arca :l.'I

",' ",'" , -. - ~.,' .,-, "-,1Icdund(:ir~<:'U1a1.,<m7_6_l.ah(}vc. - , .. -.'. .."

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I876 "ud 904 Ill)-stream upto Bh):Yl~a8rOad (Kh;;.~ra No..272 of Up Mohal, Mde<JdganJ). Further 'contiIl~ ¥ong llljsJoaJ uptn the point below TWA

1 ~ (ljbcian Instilute of Performing Arts). lJlcnthc .bounda.')'.$h..~11 follo~ tl}C linep'l \:x;:WOCll Khasril No~ 83 "and'14l'uplO Dli.munkol roail, tllcrcaflcr,followiog ,"" the road ~o::dcd'a!r' Kh'lSra':Nos" 101, 1'4X' ina 175 up(~' MO\!ll.1ainecring', Inslitllte. lilcn the oo\llldary, foUov,'s the stCcp" road (Kha~ra No. 199) and~' W<:Mcm ooullU;:ry'ofUp..Mohal Mcleodga."lj UPIO Mec1eoogimj Chowk..

i,i".dO":''';''' 0"";;; ,;:.., bo:~Ii;'b" c,-ili;,"~: No .•

~,,~ ~ I. IkVclopment ll~~ton::LTn;i;;Y".~·"ih<:::-'''Goe.~w;;:;·~;.=.~:;;;,--;:,()rfli:l~il.,.-~~ --II,:". L ,'« "_:._~....:--,--,-;-- PR~~~h:c" ':'~d·-·'l...-v" ..," .'

1,;... " ' .....", u.w , " cSlCcn"", an anc, ~~cs "lereW;, .:'1~!' 11C-F~m plot~__ " " -:, 2SO~---n;c-trCs~----,-:..=.-.--.-,-_.:

~: ~ ',J 1".:.._ ·Ma"~lI'!!.~lUmber oht~m:p ,: b2(~W?) ,,~ , ':, .. :::.....-'-2i..:.-__...:_, V._.._ ~~s1(Jn (Clf llarki~__· _'_;' ',,' ... 'Wl1J!1E!_!I!c perimtl;0..!wo Iltor~.:.,.._ ..._

._ VI. Maximum Fkx::;- Area Ratio"'· ,00 ' , ' "-tl. 'VIC M~xm;:-m;buiiiliiig ?cig.ht . 9.50, mcp-cs.' (inc;ludi;'g. 7~5Q', m~' ,'

, ;'. ,', m;L'(!mu:nll. tofsj~ngrooQ _VUe -Ma.'(i,;U;; widtb c,fp~UtJl"<)ad (a)' 5.0\) 'ynctrcs >.

Ia) l',ol suh-d."-i~ion ofland i ' '/'

having plot:! mute, tll'ln,. ..frvc numbers

b). OthCTWisc{inelllWJ!.& (b) 3.CO metr6s. - "',' ;"--~

., _, pcd<:s~-w~kways)_·~,..,+'>,::::C"",;;-,,":i:R,?ooru;tnlC!iQn<,. " Pe=.usiblc sub.it:ct:t~condiljo~,t, ,

,'.:,. ''',' ,_,'Iii plinth ~"and.~riurnber ofstorcys 011

,.,-~ ':. ".': ",. old llncS,shal!,rc;main the 'same as wen::~ ,,~" __ :.'_~.~ ~'~~~,~, cxi.~~~_!.ii",::,~._:.~ __,_'",:,_,,:_Ch_,,!:~e (,f landus<,; " t Not pctrnissibls...~~ ",' ~~ _5ul2::ji>.'!,~on Of ta~.d~. __..::,;,..~·Penn:s..ibk',2...:"" . ,_~

..

..'1.., following = s!UI1I be applicable in.tilO Rcs:ricled Art'a . ..

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•1'3:00 T":'~~es, (including': 2.50 ., metresmaximwn height of stoJlping r.,>()f). ,.15'.30 metres (in~ludillU 2.50, .metreslnaxUnum 'height of !!lopping roof and '2.]0m~tres.hei&hioffeasib1e pai-king !loor)

-, .18.110" '"rr.~,,~s (including 2.50 "mclre!l=imum heighl of sloppi.."lg ~f and 2:30'f!l~lrcs hciJh(oJ IUalld3!9!1.p:ukjnlL1!.~· _,'

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, ~" "

(h) IIotd and r\;.l>lkJs~nri- '. ., publ:c~.

l_~v~_--:-

I

h ..-I~=:-·II. L:.md use '

-D-'-'vclopm""Cn"i p~.'"O",OoOO--·-lC(i') c'nk: Dm-.ctor,-:-l~W1~d COWltry I'~o;eisl C:utp·..l;~c no relax3ticn ill requi=!.

'(ii)_Thc Goverru-nenl on1irn3eh,1l f'radeshwhere n;L.::(~tiOJlI:ir;:guiIed. • ,., ..••

All Imd .Us~ 'u:untly ResKIclItilIl,Comm~cial, \'U_~lic ~nd SC!Tli Public'~__4

m. MinimwnplOI~~--. '" ." "(a) Rt:sidenlial 150 square metreS~

(b) lIotel' 1000 square metre!!'

I-;-;~J lei Ot~~! Ian.!~,,::!_,..........-- i~o ~~Wrc~t:"e!l _,.-,-~_~' ~'C'IV. Max.imu;,n nllmber of storeys. ,

(a) R<;sidc::nti?.l 3+ parlciilg floor wherewr fe.a.'iible.,(b) .1loteLuw pUblici. ' 4+' '-},I:l.f\.dJ.luty parking floor. Shortfall in

seini-public PurPoseS-, _ ii.i.-tmg. flOOr, if an)', shall lie met out in 0!X-'1l

\;-:_ ~~';~BQ{)f~~Ratio~~-17~<ove'r and al,?;:' tlilJ ~t b'a!:ks: . " . _'_.'. (a)- Residentlal. ' 1.50

{h} Hotel . .1.7S,subjec' to maximum plot, cm~r3ge uf40"JO.Minin~lim 10.00 'me«es front ~et back•• and 5.00,me:ics se! back Qn <ithes: side!;.

.' . (c-) 1'1IbW""'IlIi-pubJic, -' 2.00 subjecl~tO.minimuni.1.s0'melrC"ifnintI' Pllrpog~S. 11' sef back' and 2.S0 metres sCi b.l;;k OIl olher

f-=-.f="='=c~_._.-_-+".id.~ 'C_-'----- .VI. . Ma:Unlluui>iri1dingbeight .. ,:'

(a) Resldeulial. I, "

(ii) WiLhout pMk.i.n~ 1100r~'

(ii) Willi Parking lloor ;";'.

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,(i) ~C<:;l\tM: ~>qr, t:ta~ 1'<l..·iSh.1~D1:=.ra~'..(ii) ,,'rmvn :I.nl!.('~nttY·,Pbnnet,Oh~r:umhilb.:',

Note:

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M.'Jl.im~Ul of"I":::;""Oro~·c....:.-':---'~~~~~~~--'- ,--,--,-',',

(l.) R~cUliat '(i) l'Of subodivlsion orland 5.00m~

!U\-inz pk'l$ mun: than ' •li\,. in number t··' .

(ii) Foiwb-di~oflmd ..;. . "3.00 metresb.niill8 plols \IptO fi;...~, .,.in nwnber(rncludinll . '.~ .... i!kwzys).

__ ". _ (b) ~~~d~"'~~'''~h~J<J~_-,-_'~=+~_OO~ _-..--.._vtn. It.~tion''' . (i) Penr.issibksuhja,palhcc.ondil>nn .

~.~...q.lintlI3rU:-Z;d n\ll'llba ofstoi.:ys (IJ\ oklliocs stull~ mes...me all wcr.~~.

• reD) Anya¥ibon.{f.,,:qunedslull~ .:. ,"". ~~ to lh:; exlent ofW% of J'

-;' :cxisrir~buikup.~of~l

. ,~Sl·tjxl to fnlftlb~.~'lal",,'cof,"--,""_~- norms ofthese '

l.'~bk..

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, V. \' Maximum.~ Am)tali:>.. _., •• '(Ai ~irif -

i" -\ (b) i=mw ...i 'I ,- ,j•. ' ,-~- ':' ,'.\'I .., . ' •

I • " .j(c) Publi<;andKmipllblic', ,...".,..

,'J' "'" • -'.'4l-Piuking Ooor WhCf= ,feasible. " '4f::'P3rkiliI.ft1~ malldlilory,Shl7l1 fall'in,p~rlcing l1oof; if any, IIIWl be met ulli •in opc;n spaee O\-er and abm~ the secb¥b.' .

1,75 , .. '

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1'5/---'

,\ I5:00mclrc.,.(b) lIOld,<lmlplibJit:/scm';­public pU1l'0!\cs.

"' ---- -_..:..........::_- .-....---"- ..\-'In. Maximum Wid!l1 of path/road r .'

(a) n(:.~idcnlj.,l· ., .

(i) For svl!,~ipn o{ -r ,. .5 00. mctn:sland havi"lg p!0-~ ptDrc 'than five in nwnbtT. 1

(ii) For 8ub,di..iskm of 1 3.00 metres.. lan<lQaving piot~-upln

. 5 in (in<:.1;x1ingp<.:dC.~lriall walkways).'

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Forest Are...~ ,:No construclion shall 00' permitted wilhin~ m;onkd a.~

foxst. f

- I.. . ._ .Vlli. Ett01;;;!ro~ti~il.·;:"~-r-.-~,.. - t(l> _r;;:mli'lSihi~~S;bj;;;l .t~~diti;;~' .

. . ' that plinih area and nwnl'>et 0(; ". - <;tore)'!! 011 nld lincs sh:dl remain the

same l\Il were CXi<;~llg c:l1iic.T.(ii) A:1Y al!(]iliim if rcqujr~d shan Ix:

all"w~llo the extent 0£70% ofc:dsting built up area of grolJ:ld

: If.npo,r imbjcct to fulfillment of OUILTt. '-~ l·- _. ,,- __ . _', -...,.,,-._ ·_'_'Eo.Q!'.:~ ?ftl'csc re~la.~lfl';.....".- _jJ;";:._I.Cba~.8:"~1."rh~~._::"_ "-_'__Pcnn~blc,__-'-: ~~._~

..~:.:._. L~_ut~ '!i'::,:~~?~.'~~.!~~I~:',...':"-~-':''''''':' _~~(lJI~~il~~.. -':~ n ••_. •• ' _,.,,,

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3. ~~'1I'Il'4i!I.f%'ll'<lflrot 1

4.' lIf4lf (~ft.>tlil«~ ~~5 lj61~<h"l ft'lltl<'l.lRtr I

6. M ~~ lIftI'-i~~~. 111"1""1-2 1 _

7. <1ITllfir.fr ,jj~<bl'fl 0fIR ~~J 11'R" Qill<in~ 5WtR. ~1lJ .•""'1C":.~mfti;.~. <iToO,~~ ~ I

.. 8. 't~.;p'R' \;<i ::IT'l' .~ q;)~ n"fl'.~'" ~r6i1fi<>-::~Q~o",-={J97-U-&':199 n~"ldl 18-01-2002"$. - . .*' i, W~ ];Ifmic~ -~ ~ :m-~ <bl~qltl -(.(j:,r", t I

g, 3l~RQ ~ (m-rRf. w~I)'tl." -i'f>19 7.2002 'fir r,~ ~~, - , ~

~ m ~.~ ~'3 <l> ~-i.,1 ¥=m! u~ t I. " .10, .Ji1'1tm. ~<:( ~ ftcmnmu<RVi, t:'~ . 'ffi1QoI" l~W'~.

~. ¥qlljlc. ~I, Uf1~. ,~<:T '1,~.-'4'TifI '4li."I$1PZI.

'l'l~l{;~.~. 'llrft(~~ "<l""Rr.;F;r,. >$."flTc.i1l.- - .-.

~JlI. ft<t.iiTifl;;n. cr;rvrr. ~, <mfi ~ ",e4'f< I

11. "l"'R' ~ ::rT"1 tl)vHlif}I~. 'lw05~<l "'l1'l'<~cmm~.""~\ljro.nl.~:JI;:;r'1". 'm"'!, "t'flilF. ~.WWl~ ~~l

12 'lir;ltffi m zil"'''I<t>TI". ~ qa",,:\'i<l~ 'll'r..r-11 ~""'. ~~~~lR. l~~, 'it'1l1;;mr ~.~ f$<lItl"'l~ I . ':.

13. f'il.l~<V. "f~'t:;J <iRlr"f m:nft r;;" fG'lii'li"l i:l<::::t "r=ti imJ-5 <fit~~ (3Rl[qRC;) ij >l<f>l~I'1 tu ~ 3l'r-<tll~ ;Wm ~ f<l;

'{l"f'G"i'<fit <:'t mit1'JJ ,mmOl'D" R<1;rt~ ~Gjlllq I .

14. ?l'N> ··l~ 'C;-f1 31R!f.rn; ~'I ~lt-tl' I

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