jkti=] fgekpy izns'k
fgekpy izns'k jkT; 'kklu }kjk izdkf'kr
'kqØokj] 7 tqykbZ] 2017@16 vk"kk<+] 1939
fgekpy izns'k ljdkj
yksd fuekZ.k foHkkx
vf/klwpuk
f”keyk&2] 30 twu] 2017
la[;k%ih-ch-MCy;w¼ch½,Q¼5½30@2016-&;r% fgekpy izns”k ds jkT;iky dks ;g izrhr gksrk gS fd
fgekpy izns”k ljdkj dks ljdkjh O;; ij lkoZtfud iz;kstu gsrq uker xkao fegkuk] rglhy tqCcy]
ftyk f”keyk] fgekpy izns”k esa fB;ksx&dksV[kkbZ&gkVdksVh lMd+ ds fuekZ.k gsrq Hkwfe vftZr djuh visf{kr
gS] vr,o ,rn~ }kjk ;g vf/klwfpr fd;k tkrk gS fd mDr ifj{ks= esa tSlk fd fuEu fooj.kh esa fufnZ’V
fd;k x;k gS] mijksDr iz;kstu ds fy, Hkwfe dk vtZu visf{kr gSA
71&jkti=@2017&07&07&2017
¼3517½
3518
jkti=] fgekpy izns'k] 7 tqykbZ] 2017@16 vk"kk<+] 1939
2- ;g vf/klwpuk ,sls lHkh O;fDr;ksa dks] tks blls lEcfU/kr gks ldrs gSa] dh tkudkjh ds fy,
Hkwfe vtZu] iquokZl vkSj iquZO;ZoLFkkiu esa mfpr izfrdj vkSj ikjnf”kZrk vf/kdkj vf/kfu;e] 2013 ¼2013
dk 30½ dh /kkjk&11 ds micU/kksa ds vUrxZr tkjh dh tkrh gSA
3- iwoksZDr /kkjk }kjk iznRr “kfDr;ksa dk iz;ksx djrs gq, jkT;iky fgekpy izns”k bl le; bl
midze esa dk;Zjr lHkh vf/kdkfj;ksa muds deZpkfj;ksa vkSj Jfedksa dks bykds dh fdlh Hkh Hkwfe esa izos”k
djus vkSj losZ{k.k djus rFkk ml /kkjk }kjk visf{kr vFkok vuqer% vU; lHkh dk;ksZ dks djus ds fy,
lg’kZ izkf/kdkj nsrs gSaA
4- dksbZ Hkh fgrc} O;fDr ftls mDr ifj{ks=+ esa dfFkr Hkwfe ds vtZu ij dksbZ vkifRr gks rks og
bl vf/klwpuk ds izdkf”kr gksus ds 60 fnukas dh vof/k ds Hkhrj Hkw&vtZu lekgrkZ] yksd fuekZ.k foHkkx
¼f”k0{ks0½] foUVj fQYM] f”keyk ds le{k fyf[kr :Ik ls vkifRr nk;j dj ldrk gSa A
fooj.kh
ftyk
Rkglhy
Xkkao
[kljk uEcj
{ks= ¼gS0½
f”keyk
tqCcy
fegkuk
40@1
00&05&04
fdrk&1
00&05&04
vkns”k }kjk]
gLrk{kfjr@&
vfr0 eq[; lfpo ¼yksd fuekZ.k½A
&&&&&&&&
yksd fuekZ.k foHkkx
vf/klwpuk
f”keyk&2] 30 twu] 2017
la[;k%ih-ch-MCy;w ¼ch½,Q ¼5½23@2017-&;r% fgekpy izns”k ds jkT;iky dks ;g izrhr gksrk gS
fd fgekpy izns”k ljdkj dks ljdkjh O;; ij lkoZtfud iz;kstu gsrq uker xkao cj;qMh] rglhy iPNkn]
ftyk fljekSj] fgekpy izns”k esa ej;ksx&dksVyk&cj;qMh lMd ds fuekZ.k gsrq Hkwfe vftZr djuh visf{kr
gS] vr,o ,rn~ }kjk ;g vf/klwfpr fd;k tkrk gS fd mDr ifj{ks= esa tSlk fd fuEu fooj.kh esa fufnZ’V
fd;k x;k gS] mijksDr iz;kstu ds fy, Hkwfe dk vtZu visf{kr gSA
2- ;g vf/klwpuk ,sls lHkh O;fDr;ksa dks] tks blls lEcfU/kr gks ldrs gSa] dh tkudkjh ds fy,
Hkwfe vtZu] iquokZl vkSj iquZO;ZoLFkkiu esa mfpr izfrdj vkSj ikjnf”kZrk vf/kdkj vf/kfu;e] 2013 ¼2013
dk 30½ dh /kkjk 11 ds micU/kksa ds vUrxZr tkjh dh tkrh gSA
3- iwoksZDr /kkjk }kjk iznRr “kfDr;ksa dk iz;ksx djrs gq, jkT;iky fgekpy izns”k bl le; bl
midze esa dk;Zjr lHkh vf/kdkfj;ksa muds deZpkfj;ksa vkSj Jfedksa dks bykds dh fdlh Hkh Hkwfe esa izos”k
djus vkSj losZ{k.k djus rFkk ml /kkjk }kjk visf{kr vFkok vuqer% vU; lHkh dk;ksZ dks djus ds fy,
lg’kZ izkf/kdkj nsrs gaSA
4- dksbZ Hkh fgrc} O;fDr ftls mDr ifj{ks+= esa dfFkr Hkwfe ds vtZu ij dksbZ vkifRr gks rks og
bl vf/klwpuk ds izdkf”kr gksus ds 60 fnukas dh vof/k ds Hkhrj Hkw&vtZu lekgrkZ] yksd fuekZ.k foHkkx
¼f”k0{ks0½] foUVj fQYM] f”keyk ds le{k fyf[kr :Ik ls vkifRr nk;j dj ldrk gSa A
3520
jkti=] fgekpy izns'k] 7 tqykbZ] 2017@16 vk"kk<+] 1939
FOREWORD
Theog town is situated along NH-22 (on Hindustan Tibet Road), 32 km. away from Shimla
and surrounded by apple orchards, agriculture land and thick deodar forests. This town is known
for five Ghats, RahiGhat, DeoriGhat, PremGhat, JanogGhat and BagaGhat.
Theog Planning Area has expanded right from Fagu to Theog along the Kotkhai road and
Narkanda road in the absence of service land and basic infrastructure. In order to ensure planned
development of Theog Town, Govt. of H.P. vide Notification No. PBW(B&R)(B)26(45)/86, dated
26.6.1986 extended the H.P. Town & Country Planning Act, 1977 to Theog and constituted Theog
Planning Area covering 9 revenue villages including M.C. area and revised its limits vide
Notification No.TCP-F(S)-6/2004 dated Shimla, 4.11.2003 which includes 22 revenue villages.
Subsequently, existing landuse of this Planning Area was prepared and frozen/adopted vide
Notification No.HIM/TP/PJT/DP-Theog/99-Vol.I-2791-2920, dated 19.6.2008.
The Draft Development Plan of Theog Planning Area contemplates increase of population
from 6219 persons in 2001 to 10222 by 2027. Keeping in view the requirement for residential,
commercial, industrial, public/semi-public, parks/open spaces, traffic/transportation & tourism etc.
additional land shall be required increasing present 67.17 Hect. to 134.44 Hect. by the year 2027.
The contribution made by all officers and officials of Divisional Town Planning Office
Shimla, in formulation and drafting of this Development Plan is hereby acknowledged.
The plan is based upon the projection of the development activities by the year 2027. After
its approval by the State Govt., it is expected that this Development Plan will be an important tool
for ensuring planned development of Theog Planning Area.
Place :
Shimla Director
Dated :
Town & Country Planning Deptt.
Shimla-9
__________
CONTENTS
CHAPTER-1 ............................................................................................................... 3524
CONTEXT .................................................................................................................. 3524
CHAPTER-2 ............................................................................................................... 3525
TOWN OVER TIME ................................................................................................... 3525
2.1 NOMENCLATURE ............................................................................................... 3525
2.2 LOCATION ........................................................................................................... 3525
2.3 MUNICIPAL COUNCIL ........................................................................................ 3525
2.4 STATUS OF TOWN ............................................................................................... 3525
CHAPTER-3 ............................................................................................................... 3526
PLANNING AREA ...................................................................................................... 3526
CHAPTER-4 ............................................................................................................... 3527
REGIONAL SCENARIO ............................................................................................. 3527
4.1 REGIONAL SETTING .......................................................................................... 3527
4.2 REGIONAL LINKAGES ....................................................................................... 3528
4.3 REGIONAL ATTRACTIONS ............................................................................... 3528
3521
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4.4 REGIONAL RESOURCES .................................................................................... 3528
CHAPTER-5 ............................................................................................................... 3528
PHYSICAL AND ENVIRONMENT ............................................................................ 3528
5.1 CLIMATE ............................................................................................................. 3528
5.2 VEGETATION ...................................................................................................... 3529
5.3 NATURAL HAZARDS .......................................................................................... 3529
5.4 ENVIRONMENT POLLUTION ............................................................................. 3529
5.5 CONFIGURATION OF THE GROUND ................................................................ 3529
5.6 FAUNA .................................................................................................................. 3529
5.7 LAND USE AND ZONING ..................................................................................... 3529
5.8 IMPERATIVES ..................................................................................................... 3530
CHAPTER-6 ............................................................................................................... 3530
DEMOGRAPHIC CHARACTER ................................................................................ 3530
6.1 POPULATION ....................................................................................................... 3530
6.2 HOUSEHOLD SIZE .............................................................................................. 3531
6.3 RURAL AND URBAN POPULATION OF THEOG PLANNING AREA ................ 3532
6.4 LITERACY ............................................................................................................ 3533
6.5 OCCUPATIONAL STRUCTURE .......................................................................... 3535
6.6 POPULATION ANTICIPATION ........................................................................... 3535
6.7 IMPERATIVES ..................................................................................................... 3536
CHAPTER-7 ............................................................................................................... 3536
SHELTER-THE EXISTING SITUATION ................................................................... 3536
7.1 HOUSING .............................................................................................................. 3536
7.2 SPATIAL EXPANSION OF BUILT UP AREAS ..................................................... 3537
7.3 HOUSING CHARACTERISTICS .......................................................................... 3537
7.4 USE OF BUILDINGS ............................................................................................. 3538
7.5 BUILDING HEIGHTS ........................................................................................... 3538
7.6 BUILDINGS CONDITION ..................................................................................... 3538
7.7 WATER SUPPLY .................................................................................................. 3539
7.8 SEWERAGE SCHEME.......................................................................................... 3539
7.9 SOLID WASTE DISPOSAL ................................................................................... 3539
7.10
IMPERATIVES .............................................................................................. 3539
CHAPTER-8 ............................................................................................................... 3539
TRADE AND COMMERCE ........................................................................................ 3539
8.1 SPATIAL DISPERSION OF SHOPS ...................................................................... 3540
8.2 WHOLESALE TRADING CENTERS .................................................................... 3540
8.3 SHOPPING AREAS AND MARKET CENTRES.................................................... 3541
8.4 AGE OF ESTABLISHMENT ................................................................................. 3541
8.5 ATTACHED FACILITIES AND UTILITIES ......................................................... 3542
8.6 VEHICLE OWNERSHIP ....................................................................................... 3542
8.7 SOLID WASTE ...................................................................................................... 3542
8.8 STREET VENDORS .............................................................................................. 3543
CHAPTER-9 ............................................................................................................... 3543
TOURISM ................................................................................................................... 3543
9.1 TOURISM SCENARIO .......................................................................................... 3543
9.2 GLIMPSE OF TOURISM INFRASTRUCTURE .................................................... 3544
9.3 LOCAL TOURIST ATTRACTIONS ...................................................................... 3544
9.4 REGIONAL TOURIST ATTRACTIONS ............................................................... 3544
9.5 TOURIST ACCOMMODATION ........................................................................... 3544
CHAPTER-10 .............................................................................................................. 3545
FACILITY AND SERVICES ....................................................................................... 3545
3522
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10.1
EDUCATION FACILITIES ............................................................................ 3545
10.2
MODERN FACILITIES IN EDUCATIONAL INSTITUTIONS ...................... 3546
10.3
MEDICAL FACILITIES ................................................................................. 3546
10.4
PUBLIC SERVICES ....................................................................................... 3546
10.5
IMPERATIVES .............................................................................................. 3547
CHAPTER-11 .............................................................................................................. 3547
GOVT. /SEMI GOVT. OFFICES ................................................................................. 3547
11.1
SPATIAL DISTRIBUTION OF GOVT./SEMI GOVT. OFFICE ...................... 3547
11.2
NO.OF GOVT. EMPLOYEES ......................................................................... 3547
11.3
NO. OF STOREY IN GOVT. BUILDINGS ...................................................... 3547
11.4
AVAILABILITY OF PARKING ..................................................................... 3548
11.5
IMPERATIVES .............................................................................................. 3548
CHAPTER-12 .............................................................................................................. 3548
BASIC SERVICE INFRASTRUCTURE ...................................................................... 3548
12.1
WATER SUPPLY ........................................................................................... 3548
12.2
WATER SOURCES ........................................................................................ 3548
12.3
SEWERAGE ................................................................................................... 3548
12.4
SOLID WASTE .............................................................................................. 3548
12.5
ELECTRICITY .............................................................................................. 3549
12.6
TELECOMMUNICATIONS ........................................................................... 3549
CHAPTER-13 .............................................................................................................. 3549
TRAFFIC AND TRANPORTATION ........................................................................... 3549
13.1
EXISTING ROAD NETWORK ....................................................................... 3549
13.2
TRAFFIC VOLUME ....................................................................................... 3550
13.3
GROWTH OF VEHICLES ............................................................................. 3551
13.4
TERMINALS .................................................................................................. 3552
13.5
MAJOR CONCERNS ..................................................................................... 3552
13.6
IMPERATIVES .............................................................................................. 3552
CHAPTER-14 .............................................................................................................. 3553
EXISTING LANDUSE ................................................................................................ 3553
14.1
RESIDENTIAL USE ....................................................................................... 3553
14.2
COMMERCIAL USE ..................................................................................... 3553
14.3
INDUSTRIAL USE ......................................................................................... 3553
14.4
PUBLIC AND SEMI-PUBLIC USE ................................................................. 3553
14.5
PARKS AND OPEN SPACES USE ................................................................. 3554
14.6
TRAFFIC AND TRANSPORTATION USE .................................................... 3554
14.7
TOURISM USE .............................................................................................. 3554
14.8
FOREST LAND USE ...................................................................................... 3554
14.9
AGRICULTURE USE ..................................................................................... 3554
14.10
WATER BODIES USE .................................................................................... 3554
CHAPTER-15 .............................................................................................................. 3555
REQUIREMENTS & PROJECTIONS ........................................................................ 3555
15.1
RESIDENTIAL USE ....................................................................................... 3555
15.2
COMMERCIAL USE ..................................................................................... 3555
15.3
INDUSTRIAL USE ......................................................................................... 3556
15.4
PUBLIC AND SEMI-PUBLIC USE ................................................................. 3556
15.5
PARKS AND OPEN SPACES ......................................................................... 3557
15.6
TRAFFIC AND TRANSPORTATION USE .................................................... 3558
15.7
TOURISM USE .............................................................................................. 3558
15.8
FOREST USE ................................................................................................. 3558
15.9
AGRICULTURE USE ..................................................................................... 3558
3523
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15.10
WATER BODIES USE .................................................................................... 3558
CHAPTER-16 .............................................................................................................. 3559
DEVELOPMENT PROPOSALS ................................................................................ 3561
16.1
PERCEPTION ................................................................................................ 3561
16.2
IMPERATIVES .............................................................................................. 3561
16.3
PROPOSED LANDUSE STRUCTURE ........................................................... 3562
16.3.1 RESIDENTIAL USE ....................................................................................... 3562
16.3.2 COMMERCIAL USE ...................................................................................... 3562
16.3.3 INDUSTRIAL USE ......................................................................................... 3562
16.3.4 PUBLIC AND SEMI-PUBLIC USE ................................................................. 3562
16.3.5 PARKS AND OPEN SPACES USE ................................................................. 3563
16.3.6 TRAFFIC AND TRANSPORTATION USE .................................................... 3563
16.3.7 TOURISM USE .............................................................................................. 3563
16.3.8 FOREST USE ................................................................................................. 3563
16.3.9 AGRICULTURE USE ..................................................................................... 3563
16.3.10 WATER BODIES USE .................................................................................... 3564
CHAPTER-17 .............................................................................................................. 3565
PHASING COSTING AND IMPLEMENTATION ....................................................... 3565
17.1
PHASING ....................................................................................................... 3565
17.2
COSTING AND IMPLEMENTATION ........................................................... 3565
17.3
FINANCING AND RESOURCE GENERATION ............................................ 3566
17.4
FINANCING AND RESOURCE GENERATION ............................................ 3566
17.5
IMPLEMENTATION ..................................................................................... 3567
CHAPTER-18 ........................................................................................................ 3567
PLANNING AND DEVELOPMENT REGULATIONS .................................... 3567
18.1
PROCEDURE AND REQUIREMENTS .......................................................... 3567
18.2
DEFINITIONS: ............................................................................................... 3574
18.3
LAND POOLING AND RECOSTITUTION OF PLOTS REGULATIONS ...... 3575
18.4
RESTORATION AND CONSERVATION REGULATIONS ........................... 3575
18.5
LAND SUB-DIVISION REGULATIONS ........................................................ 3575
18.6
ZONING REGULATIONS .............................................................................. 3576
18.7
SIMPLIFICATION OF THE MAP APPROVAL PROCESS ........................... 3579
18.8
REGULATIONS FOR INDUSTRIAL USE ..................................................... 3580
18.9
REGULATIONS FOR DEVELOPMENT OF INFORMATION TECHNOLOGY
PARK ............................................................................................................. 3582
18.10
REGULATIONS FOR SOLAR PASSIVE BUILDING DESIGN ...................... 3585
18.11
REGULATIONS FOR DEVELOPMENT OF BARRIER FREE ENVIRONMENT
FOR THE PERSONS WITH DISABILITIES IN PUBLIC AND SEMI-PUBLIC
BUILDINGS AND RE-CREATIONAL AREAS WITHIN THE LIMITS OF
ECONOMIC CAPACITY ............................................................................... 3587
18.12
REGULATIONS FOR COLLECTION OF RAIN WATER ............................. 3589
18.13
REGULATIONS FOR DEVELOPMENT OF APARTMENTS AND COLONIES
3589
18.14
REGULATIONS OF PRESCRIBED LIMITS FOR DEVELOPMENT ACTIVITIES
EXEMPTED UNDER SECTION 30-A OF THE HIMACHAL PRADESH TOWN
AND COUNTRY PLANNING ACT, 1977 (ACT NO. 12 OF 1977) ................... 3596
18.15
REGULATIONS FOR INSTALLATION OFCOMMUNICATION TOWERS . 3598
18.16
REGISTERATION
OF
PRIVATE
PROFESSIONALS
NAMELY
TOWN
PLANNERS /ARCHITECTS /ENGINEERS /DRAUGHTSMEN/ SURVEYORS,
THEIR QUALIFICATIONS AND COMPETENCY ........................................ 3600
18.17
ABADI DEH ................................................................................................... 3601
3524
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CHAPTER-1
CONTEXT
1.1
The Theog Town is a fast growing urban centre of Shimla District. It is situated on the
National Highway-22 (on Hindustan-Tibet road), a 32 KM. away from Shimla and is a town
of five ghats; RaiGhat, DeoriGhat, PremGhat, JanogGhat and BagaGhat. Another road leads
to Kotkhai / Rohroo from the Theog town. It is expanding rapidly with a panoramic view of
mountains all around .Theog town is a base station for interior/upper areas of Shimla
District namely; Narkanda, Rampur, Kinnaur, Rohru, Kotkhai, Jubbal, Chirgaon and
Dodrakwar. A lot of ribbon development is taking place along the National Highway-22
right from Fagu to Theog and along the Kotkhai and Narkanda road. In order to regulate the
development in accordance with potentials of the town, a perspective Development Plan for
the year 2027 is required to be prepared.
1.2
In order to prepare a technically viable document, acceptable to the masses, deliberations
with the public, grass root functionaries of the planning area, public representatives and
NGOs have been organized at Theog to obtain the opinions on problems being faced by
them and solutions to the same as well as potentials.
1.3
To examine the quantitative and qualitative aspects of various landuses, development
activities, problem and potentialities of the Theog Planning Area both, primary and
secondary sources of data have been tapped which form the basis for working out future
requirements of space for various activities and proportionate infrastructure both physical
and socio-economic.
1.4
The Development Plan envisaged implementation of Plan through the Development
Authority and Local Bodies. The provisions of Development Plan have been envisaged to
be implemented through limited acquisition of land for roads and public /semi-public uses
through the land Pooling and Re-constitution mechanism. In order to ensure social
acceptability development proposals have been worked out in accordance with changing
requirements and aspirations of local stakeholders. The plan has been prepared on the
Revenue base map of 2007-08 and on the basis of findings of socio-economic surveys and
studies.
1.5
The Development Plan aims for planned and regulated Development with the objectives of
Zoning of land use, provision of infrastructure, preservation of the character of the
landscape, areas of natural beauty, renewal of areas in need of re-generation, improvement
and extension of recreational facilities, location and future development pattern.
1.6
This Development Plan is a strategic policy document setting out an overall strategy for the
proper planning and sustainable development of Theog town for the plan period of 2015-
2027.
1.7
As the Development Plan is a document of people, community, Government and all
democratic institutions including Local Bodies, the same are, therefore, required to come
forward for its implementation. Execution of this Development Plan has to be ensured by
Land Pooling and Re-constitution mechanism by coordinated efforts of the land owners,
Development Authority, Revenue Department, Panchayats and Infrastructural Departments.
Besides landowners, the Municipal Councils and Gram Panchayats shall be responsible for
creation of serviced land.
1.8
Theog being a potential tourist and multi-functional town, financing of Plan is required to
be geared by the Development Authority by raising resources from the betterment levies on
3525
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development pursuits. The development that has come up along the National Highway and
State Highway and public roads is required to be suitably charged.
1.9
The role of this Development Plan is to ensure orderly and progressive development of both
rural and urban areas in Theog Planning Area in order to secure a proper balance between
the competing demands for the use of land.
CHAPTER-2
TOWN OVER TIME
2.1
NOMENCLATURE
Theog is bounded by Madhan and Matiana pargana in the North and in the East by
Kumarsain and Ghund, in the South by Balson and Keonthal and on the West by Keonthal
and Madhan. Shali (now Theog) on hill and Theog
dakbanglow, on Hindustan Tibet Road were famous
places of that time. Now Theog town is famous for
exchange
of
goods,
Agriculture/
Horticulture
products. The local fair/festivals are organized in
Theog area with great enthusiasm specially 15th
August and Summer Festival.
2.2
LOCATION
Theog Planning Area is situated along the National Highway -22 surrounded by apple
orchards, agriculture land and thick forests Geographically, it is located between 31°-21”
and 31°-9” North and 77°-21” and 77°-31” East at an altitude of 2500 metre above the
mean sea level.
2.3
MUNICIPAL COUNCIL
The Municipal Council Theog was constituted in 1949 with an area of 4.00 Sq.km. There
are 7 wards accommodating population of 4,353 persons. On an average population in each
ward is 622 persons. Besides there are 1224 households, therefore, an average household
size is 3.55 persons. Theog is the fastest growing Town in the District Shimla. In order to
cater and manage critical urban issues, it is imperative that Municipal Council is required to
be strengthened with adequate technical manpower and resources for ensuring efficient
urban management and sustainable development of Theog Town.
2.4
STATUS OF TOWN
Theog town is enjoying the administrative status of a Municipal Council. Town is over
growing by leaps and bounds by dint of rapidly increasing decadal population, urbanization
pressure and massive influx of rural migration. The H.P. Town & Country Planning Act,
1977 was extended in 1986 and Planning Area was constituted. Later on, some more areas
of Theog Tehsil were included in Theog Planning Area in the year 2004. Yet development
pattern along the National Highway and State Highway and other roads are emerging in the
form of uncontrolled ribbon development. Construction and design of houses are not
ensured as per seismically resistant as prescribed in the National Building Code(NBC).
Shimla District comes under Seismic Zone-IV from deformation of tectonic activities point
of view. Provisions of town planning principles are grossly violated. There is no urban use
Zoning for ascertaining planned and regulated development. Haphazard construction in an
unplanned manner is a major concern. The Town is facing worse conditions and is losing its
3526
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carrying capacity, besides, mounting pressure over infrastructure and thus becoming prey of
consumerism forces.
Keeping this in view and to ensure planned and regulated development of Theog Town, this
Development Plan has been conceived for the plan period up to 2027. Future development
shall be regulated in purview of this strategic policy document. Schemes and programmes
have been framed for urban renewal, fringe area and urban slum development. Development
shall not be allowed without considering its environs. This is a legal document to guide
common masses, Local Bodies, Development authorities and Government agencies for
planned and regulated growth of the Planning Area.
____________
CHAPTER-3
PLANNING AREA
3.1
In order to ensure planned and regulated growth, the Government of Himachal Pradesh
extended the H.P. Town and Country Planning Act, 1977 to Theog Planning Area vide
Notification No. PBW(B&R) (B)26 (45)/86, dated 26.6.86 by including 9 No. Revenue
villages including entire Municipal Council Area and vide Notification No. TCP-F(5)-
6/2004, dated Shimla- 4.11.2004, the revised Theog Planning Area has been notified which
includes 22 Revenue villages.
Table 3.1: Theog Planning Area
Sr.
No.
Name of
settlement
Hadbast
No.
Area in
Hect.
Population
in 2001
Population
on 2011
Remarks
1.
Revog
358
36.91
87
92
2.
Bhakhalti
353
22.76
151
139
3.
KandiSer
352
29.59
64
82
4.
KainthSer
351
44.37
92
103
5.
Nalehan
280
63.05
221
301
6.
Deorighat
278
19.56
690
811
7.
Tikar
261
39.00
245
276
8.
JangalBadyana
275
49.05
-
-
9.
Rashali
274
5.61
47
53
10.
Dhanot
268
42.18
143
150
11.
JangalRohroo
270
131.53
84
72
12.
BasaTheog
131
13.99
75
104
13.
JanogAvval
291
53.20
226
208
Partly in M.C.
14.
TingerTankoti
289
29.04
139
144
Partly in M.C.
15.
JanogDeom
-
39.63
M.C.Area
16.
ShaliShiliNalli
-
24.50
3754
4353
17.
Shali
-
1.16
18.
ChhaDaala
-
4.38
19.
ShaliKhagali
-
30.49
20.
Rehighat
-
43.58
21.
Jatain
286
20.26
74
76
Partly in M.C.
22.
Jagedi
277
20.16
127
134
Total
-
764.00
6219
7098
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Figure3.1: Distribution of Population
The boundaries of Theog Planning Area are as under:-
North: Starting from the outer boundaries of revenue villages revag, Hadbast No.358,
Bekhlti Hadbast No.353, Kanddiser, Hadvast NO.352, Kaithser, Hadbast No.351,
Nalehan, Hadbast No.280, Deorighat, Hadbast No.278, Tikkar, Hadbast No.261,
Jangal Badyana, Hadbast No.75, Rashelli, Hadbast No.274, Dhanot, Hadbast
No.268, Jangal Theog, Hadbast No,.270 and upto outer boundaries of revenue
village BasaTheog, Hadbast No.131.
East:
Starting from the outer boundaries of revenue village of BasaTheogHadbast
No.131 and upto outer boundaries of revenue village of janogAvval, hadbast
No.291.
South: Starting from the outer boundaries of revenue village of janogAvval, Hadbast
No.291,Tingar Tankoti, Hadbast No.289, Jatain, Hadbast No.286, Jagedi, Hadbast
No.277, Nalchan,Hadbast No.,280, KainthSer, Hadabst No.351, KandiSer, hadbast
No.352, Bhakhalti, Hadbast No.353 and upto outer boundaries revenue village
RevagHadbast No.353 and upto outer boundaries revenue village Revaghadbast
No.358.
West: Bounded by the outer boundary of Revenue village Revog, Hadbast No.358.
____________
CHAPTER-4
REGIONAL SCENARIO
4.1
REGIONAL SETTING
No settlement can be viewed in isolation for the purpose of Development Plan as it is an
integral part of its region. In order to ensure the sustainable development of regional space,
it is imperative to consider the planning at Regional Level. The Theog region extends up to
Sandhu and Matiana in North, Chail in East, Bhekhalti, Fagu, Gallu and Cheog in South and
up to Kayartu in West. Thus, Theog caters facilities like, Educational, Health etc. to the
inhabitants of surrounding areas &Theog is attaining the character of Regional Town and
has number of activities in and around it as listed below:-
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(i)
Civil Hospital
(ii)
Government Degree College
(iii) Jawahar Navodaya Vidyalaya at Deorighat
(iv) Government Industrial Training Institute.
(v)
Sabzi Mandi at Aloo Ground Theog and at jais.
(vi) Sub-Divisional Magistrate Court
People come here to avail the health, educational, Commercial and other facilities and also
bring various services as well as vegetables, food milk etc. to meet with the growing
requirements of Theog Town. Keeping this in view, an effective integrated regional
planning is required to meet these challenges and regulate un-precedent growth of regional
centre in a planned way.
4.2
REGIONAL LINKAGES
The National Highway No.22 (Hindustan Tibet
Road) is a prominent road passing through Theog
Town. It is an important road from many point of
view. Firstly, it is a defense road connecting,
Delhi, Ambala and Chandigarh to the China
Border. It is also the life line of our State as all
raw products, building materials, passengers,
goods etc. for upper Shimla Area come through
this route only. Besides N.H.22, there is another
road connecting Theogwith Chail, Kotkhai,
Kharapather, Jubbal, Hatkoti, Rohroo etc. and
other road connecting Nerwa and Chopal in Distt.
Shimla and several parts of Distt. Sirmour and
Tuini in Uttrakhand etc.
4.3
REGIONAL ATTRACTIONS
Theog in itself may not be called a tourist station on this day. But it acts as a base point for
nearby tourist stations. Presently, it is a place where one can have a halt and then proceed
further to tourists stations like Fagu, Kufri, Kharapather, Hatkoti, Narkanda, Hatupeak,
Kotgarh, Kumarsain, Rampur, etc.
4.4
REGIONAL RESOURCES
The whole valley is rich in horticulture as well as in agriculture. It has the organized Sabji
Mandi at Aloo Ground Theog and one at jais i.e. outside Planning Area. Theog is known
for production of Cauliflower, Cabbage, Peas, Potato, Apple and Pear as well as stone
fruits. The geo-climatic features of this region are very much congenial for Agricultural and
Horticultural pursuits. The Agriculture and Horticulture has revolutionized the economic
position of the region.
__________
CHAPTER-5
PHYSICAL AND ENVIRONMENT
5.1
CLIMATE
Except for winter months from November to March, Theog valley is bestowed with an
excellent climate. The rainfall in the area varies from time to time. It largely rains during the
month of mid June to August. The summer season from mid April to June is pleasant with
temperature not rising beyond 320c . In winter season, there is snowfall during December to
February and the temperature falls down to 10c in lower areas.
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5.2
VEGETATION
Theog Planning Area contains scattered oak, kathi and other fuel trees forests on lower
elevation, Pine, Deodar and Kail forests exists at higher elevations. At some places the oak
forests also exists. Besides this natural flora and fauna, orchards of apple, plum, pear, cherry
and apricots also exists. The cultivation of cabbage, cauliflower, peas and potatoes is very
common in this area and it is also the main source of income of the people.
5.3
NATURAL HAZARDS
As per national Earthquake Seismic Map, Himachal Pradesh comes under Zone-IV and
Zone-V, therefore, susceptibility of earthquake is very high due to tectonic movement.
Development activities including housing are not coming in accordance to the provisions of
code meant for earthquake resistant structure. Therefore, buildings and public utilities
including services like water supply, hospitals, schools are the critical areas vulnerable to
earthquake and needs to be built as per seismic code in order to save life and mitigate losses
of properties in the event of any disaster. Besides, susceptibility to other related hazards like
fire and landslides is also high in Theog Town. Therefore, this Development Plan envisages
a strategy to cope up with such natural hazards by making rules in this regard.
5.4
ENVIRONMENT POLLUTION
Major Environment concern of this town is pollution. There are some major pollution i.e.
Agricultural Pollution, Environmental Pollution, Water Pollution, Noise Pollution etc. The
adjoining villages of this town are using fertilizer and chemical in their fields. The town is
located along NH-22 and noise pollution is also alarming. The waste and garbage is being
dumped in open spaces and also in adjoining forests which is causing environmental as well
as water pollution. So far as pollution level is concerned, quantum of pollution is
increasing in the town because of development activities. The air is contaminated with
different pollutants such as SO2, NO2 as well as SPM. PH level in portable water is
increasing and ground water level is going down. Level of noise pollution in main bazar
area, Janog avval, Janog Doyam etc. is very high. Sufficient care has been taken in this plan
to tackle the pollution by proposing dumping sites, STPs and adequate plantation of trees
etc.
5.5
CONFIGURATION OF THE GROUND
Narkanda, Matyana, Lafughati, Sandu, Theog, Kufri and Shimla, is the main ridge forming
partition line between the Satluj and Yamuna catchments. Thus a drop of rain falling on the
eastern part of Hatu peak ultimately goes into the Bay of Bangal whereas the drop falling on
the western part ultimately leads to the Arabian sea.
5.6
FAUNA
Owing to a variety of vegetation due to altitudinal variations, there occurs a variety of
Fauna in the track. The Himalayan black beer and panther are the carnivore whereas the
Ghoral and the barking deer are the herbivore in and around the Theog Planning Area. The
non game animals include the jackal, mongoose, the jangli billi, monkeys and langurs etc.
The game birds include jungle murga, kabutar, ghughi and dhaula teetar etc.
5.7
LAND USE AND ZONING
As per provision, envisaged in the H.P.Town & Country Planning Act, 1977, permission for
sub-division of land is mandatory to avoid unplanned and haphazard development of land.
At present, in Theog Planning Area the development is coming up in contravention to the
concept of Hill Architecture. Implementation and enforcement of such techno-legal frame
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work is violated. Even residents are denied proper circulation, ventilation and light to their
habitable rooms. There is mixed land use pattern without any zoning for different urban
uses, like residential, commercial, public and semi-public, traffic and transportation, green
area etc. Each and every use is intermixed with some other one. As such collision and
intrusion of land use is prime concern. In order to have planned and regulated development
of Theog Planning Area, this Development Plan will guide and cater for needs of each and
every use. Entire future development activities will be inconsonance with provisions of this
strategic document prepared for the plan period of 2027, where in overall strategies are set
for the proper planning and sustainable development.
5.8
IMPERATIVES
Integration of environmental concerns is major issue by dint of unplanned and improper
managements of physical as well as man-made environment. The techno-legal framework
for management of such issues is not properly enforced. Integrated environmental
development is required for sustainable development of such small hill town like Theog. It
is imperative to avoid ribbon development, population congestion, unplanned construction
and haphazard development. Entire future developmental activities shall have to be in
accordance with provisions of this Development Plan.
__________
CHAPTER-6
DEMOGRAPHIC CHARACTER
6.1
POPULATION
Theog Tehsil consists of 435 villages out of which 22 Revenue villages including M.C.area
falls within the purview of Theog Planning Area. The total area of Tehsil Theog is 471.34
km2 and the total Theog Planning Area is 764 Hect. The total population of Tehsil Theog
as per census data 2011 is 84,684 and Theog Planning Area is 7,098 which is around 9% of
total population of Tehsil population. The development of a particular town, city or a region
depends upon natural, physical and economic factors. Among these factors the population
assumes significance in determining the future pattern of progress and spatial development.
Some of the most important aspects of population structure like population size, density,
spatial distribution, age and sex composition as well as social organization are as below:-
Table 6.1: Population of Theog Planning Area 2001 and 2011
Sr.
No.
Name
of
settlement
Hadbast
No.
Area in
Hect.
Population
2001
Population
2011
Remarks
1.
Revog
358
36.91
87
92
2.
Bhakhalti
353
22.76
151
139
3.
KandiSer
352
29.59
64
82
4.
KainthSer
351
44.37
92
103
5.
Nalehan
280
63.05
221
301
6.
Deorighat
278
19.56
690
811
7.
Tikar
261
39.00
245
276
8.
JangalBadyana
275
49.05
-
-
9.
Rashali
274
5.61
47
53
10.
Dhanot
268
42.18
143
150
11.
JangalRohroo
270
131.53
84
72
12.
BasaTheog
131
13.99
75
104
13.
JanogAvval
291
53.20
226
208
Partly
in
M.C.
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14.
Tinger Tankoti
289
29.04
139
144
Partly
in
M.C.
15.
Janog Deom
-
39.63
M.C.Area
16.
ShaliShiliNalli
-
24.50
3754
4353
17.
Shali
-
1.16
18.
Chha Daala
-
4.38
19.
Shali Khagali
-
30.49
20.
Rehighat
-
43.58
21.
Jatain
286
20.26
74
76
Partly
in
M.C.
22.
Jagedi
277
20.16
127
134
Total
-
764.00
6219
7098
Source:- Census hand book 2001 & Census data 2011.
Fig 6.1: Population distribution of Theog Planning Area
Table 6.1 reveals that population of Theog Planning Area has increased from 6,219 persons
in 2001 to 7,098 persons in 2011 at the rate of 14.13% during 2001-2011.
6.2
HOUSEHOLD SIZE
Household size while related to number of available rooms gives an idea about occupancy
ratio and the degree of congestion. It has its utmost use in estimating the future housing
requirements of the town or city. As per census data 2011 it is found that there were 1,722
households accommodating population of 7,098 persons. Therefore, the household size
works out to be 5 persons. The household size is varying and higher in rural areas against
the Planning Area as given in table 6.2 below. Besides intensity of gross density is around
10 persons/hectare, where as net density of urban area is quite high due to overcrowding,
congestion and high occupancy rate, adequacy and inadequacy of open spaces. Major
concentration of population is along the N.H.22 and in different directions of the Planning
Area as per availability of developable land in and around the town as well as Planning
Area.
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Table 6.2: Household size and population in TheogPlanning Area.
Sr.
No.
Name of settlement
Household
2011
Population
2011
Household
Size
Remarks
1.
Revog
21
92
4.38
2.
Bhakhalti
28
139
4.96
3.
KandiSer
18
82
4.55
4.
KainthSer
18
103
5.72
5.
Nalehan
63
301
4.77
6.
Deorighat
99
811
8.19
7.
Tikar
65
276
4.24
8.
JangalBadyana
-
-
-
9.
Rashali
11
53
4.81
10.
Dhanot
37
150
4.05
11.
JangalRohroo
14
72
5.14
12.
BasaTheog
22
104
4.72
13.
JanogAvval
36
208
5.77
14.
TingerTankoti
24
144
6.00
15.
JanogDeom
16.
ShaliShiliNalli
1224
4353
3.55
M.C.
Wards
17.
Shali
18.
ChhaDaala
19.
ShaliKhagali
20.
Rehighat
21.
Jatain
13
76
5.84
22.
Jagedi
29
134
4.62
Total
1722
7098
4.37
Source:-Census data 2011.
6.3
RURAL AND URBAN POPULATION OF THEOG PLANNING AREA
The population of Theog Planning Area has increased from 6219 persons to 7098 persons
during 2001 to 2011, recording the decadal growth rate of 14.13%. It is anticipated that the
population of Theog Planning Area, shall experience as increase in growth rate 20.00%
during 2011-2021 and 20.00% during 2021 to 2031 and upto 2031 as influx of rural
migration is adding fuel to rapid urbanization process, which is comparatively faster in
Theog than other towns of Shimla District. The population projections for Planning Area
are given in following table.
Table 6.3.1: Growth rate of population in Planning Area
Sr.
No.
Year
Persons
Decadal variation
Decadal Growth in % age
1.
1991
4766
-
-
2.
2001
6219
1453
30.48
3.
2011
7098
879
14.13
4.
2021
8518
1420
20.00
5.
2027
10222
1704
20.00
Source:- Census hand book 1991 - 2001 & census data 2011
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Fig.6.3.1: Decadal Urban Population Growth
Table 6.3.2:-Rural-urban Sex Ratio of Theog Tehsil
Component
Persons
%age
Male
%age
Female
%age
Females
per
thousand
male
Theog Tehsil
84684
-
43219
51.03
41465
48.96
960
Theog Rural
80331
94.86
40991
51.02
39340
48.97
960
Theog Urban
4353
5.14
2228
51.18
2125
48.81
954
Source:- Census data 2011
Fig 6.3.2:Rural-urban Sex Ratio of Theog Tehsil
The above table reveals that at present total
population of Tehsil Theog is 84,684 persons, out
of which 43,219 are males and 41,465 are
females. Therefore, sex ratio is 960 female per
1000 males. The majority of population is
residing in rural area which accounts for 94.86%.
There are about 80,331 persons in rural area out of
which 51.03% are males and 48.97% are females.
The sex ratio is 960 females per 1000 males in
rural areas, whereas 954 females per 1000 males
in urban area. Reason behind lower sex ratio in
urban area is majority of males migrated to urban
area from surrounding rural areas under thrust of
availability of job opportunities.
6.4
LITERACY
As per the census 2011, 75.23% of total population of Theog Tehsil is literate as against
75.26% of Shimla District. The table 6.4.1 clearly indicates percentage of literates and
illiterates in rural and urban areas. This shows more illiterates in rural areas. Theog Planning
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Area needs to be provided with infrastructure under Govt. education scheme to improve the
situation.
Table 6.4.1: Literate and Illiterate in TheogTehsil
Component
Literacy Rate
Person
%age
Male
Female
Theog Tehsil
Literate
Illiterate
Theog Urban
Literate
Illiterate
Theog Rural
Literate
Illiterate
84684
63709
20975
4353
3636
717
80331
60073
20258
-
75.23
24.77
-
83.52
16.48
-
74.78
25.22
43219
34895
8324
2228
1899
329
40991
32996
7995
41465
28814
12651
2125
1737
388
39340
27077
12263
Source:- Census data 2011
Fig 6.4.1: Literates and Illiterates in Theog Tehsil
Table 6.4.2: Education Status
Sr.No.
Class
Percentage
1.
Matriculate
80.00%
2.
Graduate and Post Graduate
14.00%
3.
Technical qualified
6.00%
Source:Town & Country Planning Survey
Fig 6.4.2: Education Status
80
14 6
Educational Status
Matriculate
Graduate and Post Graduate
Technical Qualified
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The Town & Country Planning Survey reveals that, 80.00% literate are under metric
followed by 14.00% graduates and post graduates. Only 6.00% are technically qualified,
which is lower as compared to other towns. It is thus imperative to provide vocational
training opportunities by locating more Technical Institutions in the Planning Area.
6.5
OCCUPATIONAL STRUCTURE
As per census data 2011, the main workers in Theog Planning Area are 2,210 where as
marginal workers are 936. The main occupation of the people in Theog Planning Area is
growing vegetables which includes cabbage, cauliflower, Broccoli, Potato and capsicum
and also growing fruits which includes apples, peach, cherry and apricot. The table 6.5.1
show the occupational structure as under:-
Table 6.5.1 Occupational Structure
Sr.
No.
Occupation
Total
persons
Male
%age
Female
%age
1.
(i)
(ii)
(iii)
(iv)
Main workers
Cultivators
Agricultural Labours
Household,
industry
workers
Other workers
2210
504
41
4
1661
1692
291
25
3
1373
76.56
57.73
60.97
75.00
82.66
518
213
16
1
288
23.44
42.27
39.03
25.00
17.34
2.
(i)
(ii)
(iii)
(iv)
Marginal workers
Cultivators
Agricultural Labours
Household,
industry
workers
Other workers
936
826
28
0
82
322
264
10
0
48
34.40
31.96
35.71
0
58.53
614
562
18
0
34
65.60
68.04
64.29
0
41.47
3.
Non workers
4420
1806
40.86
2614
59.14
Total
6292
4028
513.52
2264
306.48
Source:-Census data 2011
Fig.6.5.1: Occupational Structure
29.2
12.37
58.43
Occupational Structure
Main Worker
Marginal Worker
Non Worker
6.6
POPULATION ANTICIPATION
In order to have planned and regulated growth of town, it is imperative to work out
population size of town meticulously as the same is prerequisite for regulation of spatial
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development regulation of town. The population size for the Theog Planning Area has been
worked out for the year 2027, on the basis of previous trend and potential for future growth.
The population of Theog Planning Area is likely to increase to 8,518 persons in 2021 and
10,222 persons in 2027. The decadal growth rate of 2001 to 2011 is 14.13%. The population
projections are given in the table below.
Table 6.6.1: Projected population
Year
Population
Decadal variation
%age
1991
4766
-
-
2001
6219
1453
30.48
2011
7098
879
14.13
2021
8518
1420
20.00
2027
10222
1704
20.00
Source: Census data 2011 and projections.
Fig. 6.6.1: Projected Population 2027
4766
6219
7098
8518
10222
0
1453
879
1420
1704
30.48
14.13
20
20
0
2000
4000
6000
8000
10000
12000
1991
2001
2011
2021
2027
Population
Decadal Variations
% Age
6.7
IMPERATIVES
The existing natural growth of Theog Town coupled with floating regional population is
exerting heavy pressure on the existing infrastructure. Theog town is growing at a faster
pace, being the hub of administrative and other activities of Sub-Division level. It is likely
to attract more population. Unplanned and un-authorised construction activities are taking
place. It is however, over-weight and cannot combat with increasing load of population and
activities. The interests of already settled population can only be safeguarded from further
environmental deterioration and ruin, if additional population on account of natural growth
as well as migration is allowed to settle in ambience of main Theog Town in a systematic
manner.
________
CHAPTER-7
SHELTER-THE EXISTING SITUATION
7.1
HOUSING
In order to prepare Development plan for Theog, it is essential to study in detail the
requirement of housing so that besides meeting existing backlog in housing the provisions
of sufficient housing could be made in order to meet out the demand of future population of
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Theog town by the year 2027. In any urban area quantum of residential land use is larger
than any other land uses. So far Theog Planning Area is concerned; residential land use
constitutes around 60% of the total urban area as against norm of 50-55% in UDPFI norms.
The villages which are an integrated part of Theog have traditionally constructed wooden
houses with two storeys. The new constructions are coming with new materials and are
generally 4 to 5 storeys. The man-made environment is Mushrooming over virgin land in
view of inadequate implementation of planning norms and proper sub-division of land. The
old residential houses are gradually being converted into commercial houses. In bazar area
of Theog like Nangal Devi, Bhakhalti, Theog - Narkanda Road and Theog-Kotkhai road
the houses have mixed landuse pattern i.e. Ground Floor commercial and upper storey
residential. This expansion is linear in shape. The villages in the outskirts still maintain
their traditional look except for the buildings along the road, which have gone under
considerable changes in their structure due to spontaneous trend of urbanisation.
7.2
SPATIAL EXPANSION OF BUILT UP AREAS
The bazar area is main hub for commercial and business activities in Theog Planning Area.
In addition, a few Government, Semi Government offices and facilities also exist in the
vicinity of Residential and Commercial buildings. The residential & commercial buildings
with their activity are spatially expanding along the N.H.22i.e at Nangal Devi, Bhakhalti,
Theog - Narkanda Road and Theog-Kotkhai road. This expansion is linear in shape.
7.3
HOUSING CHARACTERISTICS
Theog Town has mixture of different types of houses i.e. R.C.C., Brick masonry, stone,
wooden masonry and Dhajji wall. The Survey conducted by the Town & Country Planning
Deptt. during 2010 reveals that houses made of R.C.C. are higher in number as compared to
other type of houses. Around 58.26%of houses are R.C.C. followed by 8.03% brick
masonry. In addition shacks, wooden and stone masonry houses also exist in Theog
Planning Area. Preposition of various types of buildings are as below:-
Table 7.3: Types of buildings in Theog Planning Area
Type
No. of houses
%age
R.C.C.
638
58.26
Dhajjiwall
119
10.86
Brick masonry
88
8.03
Stone masonry
204
18.65
Wooden masonry
46
4.20
Total
1095
100
Source: Departmental Survey -2010
Fig 7.3: Types of buildings
58.26
10.86
8.03
18.65
4.2
0
20
40
60
80
R.C.C
Dhaji Wall Brick MasoneryStone Masonry
Wooden Masonry
Type of Building % In theog Planning Area
Type of Building % In theog
Planning Area
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7.4
USE OF BUILDINGS
The survey analysis reveals that 60% of total houses are used for residential activities
where as 40% building are put to use comprising of mixed commercial and residential uses.
Ground floors are used for commercial and upper floors are put to residential use. Major
issue is that residential and commercial lanes are not in planned orders. As such, congestion
and over-crowding have become prime concern. Proper zoning for urban uses have not been
followed at all. Around 30 buildings are occupied by the Government, Semi- Government
and private companies for office use.
7.5
BUILDING HEIGHTS
Local topography of Theog is better than other small towns of Shimla District. Western part
of town valley side has substantial flat agricultural land dotted with private orchards.
Therefore, majority of residential buildings are now coming on these agricultural lands in
an unplanned manner. 1095 buildings have been surveyed and the detail of houses are as
under.
Table 7.5: Buildings Heights in Planning Area
Sr.No.
Component
No of houses
%age
1.
Single storey
219
20.00
2.
Two storey
470
42.92
3.
Three storey
189
17.26
4.
Four storey and above
217
19.82
Total
1095
100
Sources:- Departmental Survey -2010
Fig.7.5: Buildings Heights in Planning Area
Physical observations and survey analysis reveals that number of multi-storey buildings is
now increasing, which is not in consonance with hill architecture design and concepts
environs. Beside, as per latest version of Indian Seismic Map, Shimla Distt. comes under
Zone-V of the earthquake prone area. Therefore, such high-rise buildings are not desirable
in this seismic zone. Even spacing between buildings are kept less against 2 to 3 Metres.
Moreover, buildings are not constructed in consonance to earthquake resistance codes.
7.6
BUILDINGS CONDITION
The condition of buildings is worked out by surveying, studying building structures and its
physical conditions. Survey analysis reveals that 56.25% of buildings are in age group of 0-
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10 years old followed by 32.87% of houses in age group 10-30 years. The structure which
are made of R.C.C. are in good condition. In addition 8.49 % houses are in age group of 30-
50 years only 2.39% houses are in age group of more than 50 years. It stated that newly
built structures are higher in number as compared to other houses. A few old buildings are
needed to be conserved in order to save the hill architecture characteristics. Buildings prone
to disaster are required to be either retrofitted or dismantled in order to mitigate the effects
of natural hazards. So far building roofing is concerned, share of slab roof is comparatively
higher than slopping roof. Flat roofs are there in around 70.00% of the total houses and only
30.00% houses are having slopping roofs. It is therefore, imperative that slopping roofs are
made mandatory in order to maintain the traditional hill character of Town.
Table 7.6: Buildings condition
Sr.No.
Age group of houses
(Years)
No of houses
%age
1.
0-10
616
56.25
2.
10-30
360
32.87
3.
30-50
93
8.49
4.
50 and above
26
2.39
Total
1095
100
Sources:- Departmental Survey -2010
7.7
WATER SUPPLY
In order to fulfil the demand of water, IPH Deptt.has augmented water sources through
‘WSS’ scheme from Chakerh to Theog and Giri Khad Theog .
7.8
SEWERAGE SCHEME
Presently, there is no sewerage scheme in Theog Town. Majority of houses have septic
tank.
7.9
SOLID WASTE DISPOSAL
There is no system available for proper garbage disposal.
7.10
IMPERATIVES
Redevelopment schemes are required to be taken up for already congested localities of
central town area. The limits of such crowded area be defined where in no more population
be allowed at all and the constructions be banned. Housing has to be developed in
accordance with location aspects of work area, environmental and ecological imperatives
accessibility and availability of basic services infrastructure and facilities. Housing for
workers is to be provided in vicinity of their work areas, so that they do not travel long
distances.
___________
CHAPTER-8
TRADE AND COMMERCE
Theog town is vibrating with trade and commerce activity. Besides serving the Planning
Area population, it is also serving the surrounding area of Sainj-Chaila-Kotkhai, Matiana
and Narkanda. The 81.20% are retail shops 9% are of whole sale, dealing in grains, cement,
coal and other 7.25% are seasonal. In addition, there are number of special type shops like
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sweets, tea stall, dhabas and medicines, which cater for the daily needs of the residents as
well as floating population of the Planning Area.
8.1
SPATIAL DISPERSION OF SHOPS
Commercial activities are vibrating in Theog in view of its status as an administrative seat
of sub-divisional centre of tourism and another institutions. Shops are expanding along the
N.H. roads right from Fagu which is 5 Km. away from the Theog town in the Northern side
of Planning Area. Similar thrust of shops is felt along Kotkhai road and SDM office road
Development is also coming along NH right from Fagu to Theog with non-conforming
activities like automobile repair workshops, hotels, restaurants and dhabas. The details of
types of shop are given in Table 8.1 below.
Table 8.1: Status of shops
Sr.No.
Type of Shops
No. of Shops
%age
1.
Retails
605
81.20
2.
Wholesale
67
9.00
3.
Seasonal
54
7.25
4.
Service
19
2.55
Total
745
100.00
Source:- Departmental Survey -2010
Fig.8.1.1: Types of Shops
605
67
54
19
0
100
200
300
400
500
600
700
Retails
Wholesale
Seasonal
Service
Type Of Shops
Type Of Shops
8.2
WHOLESALE TRADING CENTERS
Physical feature being constraint, the town doesn’t possess large size wholesale trading
centre as in the plains. A few regional level wholesale trading establishments which cater
for needs of surrounding areas are located in main bazaar. There are 67 major wholesale
shops as per the record of Food and Supply Department.
A regional level wholesale and warehousing facility is required for the anticipated
population of Planning Area for the year 2027. With coming of new small and medium
industries and headway made in the field of agriculture including horticulture, the trade,
commerce and banking activities have increased manifold in the Planning Area. The main
exports of the region include agricultural produces, especially off-season vegetables like
cabbage, potato and peas besides, fruits and dry fruits such as apples, and walnuts.
Adequate space is required for vegetable and whole sale market.
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8.3
SHOPPING AREAS AND MARKET CENTRES
The existing main shopping centre is located in the heart of town namely; Theog bazaar.
Other newly coming up commercial centre is in Rehighat area. These centres are serving for
basic needs of surrounding residential extensions. Even Theog doesn’t have large size
shopping centre, therefore, in order to cater for growing needs of Planning Area as well as
Regional population a new modern commercial centre is required with in the Planning Area,
space for which has to be allocated in the vicinity of main town.
8.4
AGE OF ESTABLISHMENT
The commercial activity is picking up the Planning Area. Un-planned commercial pursuits
have created congestion and overcrowding in bazaar area. Only 27.00% shops are more
than 21 years old. The 54.20% have come up during the last 10 years.
Table 8.4.1: Year of Establishment
Sr.No.
Age in Years
No. of Shop
%age
1.
<5
175
24.00
2.
6-10
225
30.20
3.
11.20
140
18.80
4.
<21
205
27.00
5.
745
100
Source: Departmental Survey -2010
Fig.8.4.1: Year of Establishment
175
225
140
205
24
30.2
18.8
27
0
50
100
150
200
250
<5
10-Jun
20-Nov.
>21
Nos of Shops
Percentage
In Theog Planning Area 26.17% have own shops and 73.83% shops are functioning in
rented building.
Table 8.4.2: Shop ownership
Sr.No.
Ownership
No. of Shop
%age
1.
Owner
195
26.17
2.
Rental
550
73.83
Total
745
100.00
Source: Departmental Survey -2010
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The 46.97% shops have less than 10 m2 area and 25.50% shops have area in the range of
11-20m2 . Only 27.5% shops have area in the range of 21 -50 m2 and above.
Table 8.4.3: Shop size
Sr.No.
Size
of
shops
(SQ.mtr.)
No. of Shop
%age
1.
> 10m2
350
46.97
2.
11-20m2
190
25.50
3.
21-50m2
150
20.13
4.
Above 51m2
55
7.40
Total
745
100
Source: Departmental Survey -2010
8.5
ATTACHED FACILITIES AND UTILITIES
Only 440 shopkeepers own vehicles out of which 50 have two wheelers.
Table 8.5.1: Category of vehicle
Sr.No.
Vehicle owned
No.
%age
1.
Two wheelers
50
11.37
2.
Four wheelers
295
67.05
3.
LMV
60
13.64
4.
Heavy vehicles
35
7.94
Total
440
100
Source: Departmental Survey -2010
The 90.94% vehicles are parked on road side and only 9.06% are parked in the authorized
parking areas.
Table 8.5.2: Parking facilities
Sr.No.
Parking facility
No.
%age
1.
On foot path
45
10.23
2.
On street
50
11.36
3.
On main road
305
69.32
4.
Authorized parking
40
9.09
Total
440
100
Source: Departmental Survey -2010
8.6
VEHICLE OWNERSHIP
Numbers of commercial and private vehicles are slowly increasing in Theog Planning Area.
The survey conducted with respect to shopkeepers revealed that about 11.37% shopkeepers
have two wheelers followed by 67.05% having cars. About 13.64% shopkeepers have light
commercial vehicles and 7.94% of the total shop owners have heavy vehicles. But despite
high vehicle ownership rate they don’t have proper parking lots for vehicles. Not even a
single shopkeeper has own parking arrangement therefore, their vehicles are queued along
the roadside i.e. N.H., on streets and in market which is posing threat to passersby and
causing obstruction to smooth traffic movement and even leading to bottlenecks and
frequent accidents. Even provision of community car parking is not available in the town.
As such, there is an urgent need of parking lots at spatially appropriate locations in town, to
ensure efficient and safe pedestrian as well as vehicular traffic movement.
8.7
SOLID WASTE
Commercial establishments in Urban part of the Planning Area has increased manifold,
where as provision of solid waste management is not proper . Heaps of garbage are seen in
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and around market. Shopkeepers don’t have provisions for separate solid waste collection.
Nagar Panchayat manages solid waste partially in the town. There is no appropriate
dumping site in the vicinity of Planning Area. Entire town waste is disposed off at
Nallah/forest areas thus polluting these virgin streams and forests. Toxic gases from
decomposition of organic material may cause serious health threat to residents. In order to
manage solid waste in town, the provision for proper solid waste management is required to
made.
8.8
STREET VENDORS
There is no provision for street vendors in the town. These non-conforming activities can be
seen at every nook and corner. The magnitude of this is increasing over the period of time
and occupying potential prime locations in and around the town. These activities are
creating acute congestion, insanitary conditions and spoiling the quality of living
environment. Therefore, this aspect should be taken care of and necessary provisions for
such activities with requisite facilities, to improve the living standard and quality of life,
needs to be made. The street vendors need space at proper places, as they are vital cog of
the town life and an integrated component of economic structure of the urban areas.
8.9 IMPERATIVES
The commercial activities have come up here and there in every nook and corner of the
town. Haphazard commercial pursuits, encroachments on the NH road and intrusion and
collision thereof with other activities are affecting the visual and environmental health of
town adversely. It has been observed that more than 70% commercial establishments are
located in the central areas of the town and along the Hindustan-Tibet road. All out efforts
are required to be made to decongest Theog town by shifting major activities like
wholesale, vegetable market and other uncalled non-conforming activities from the central
part to the outskirts. Also non-conforming activities including workshops, wholesale, trade
and commerce have to be shifted to the periphery of the town on strategic locations.
Planned and regulated development of commercial pursuits along with their proper location
and spatial distribution including requisite provision for parking and walkways is urgently
required to be assigned top priority. Planned commercial bye pass road centers, each
covering two to three sectors are needed to be developed at peripheral locations.
___________
CHAPTER-9
TOURISM
9.1
TOURISM SCENARIO
The fame and peculiarity of any town depends upon its natural as well as man-made
heritage, tourist attractions and popular entertainment sources including cultural
manifestations and landscape. Theog Planning Area don’t have varied artifacts including
well-known landmarks, interesting architecture masterpieces and noted historical features as
compared to Rampur Bushahr and Theog Town. Only snow clad high mountains and its
natural picturesque gorges are famous. Gradient of Valleys is quite ameliorating with slopes
ranging between 150 to 450. The influx of tourists is lower than other towns. In order to
rejuvenate the economy of town, it is imperative to identify major tourist attraction points in
the Planning Area and make provisions for requisite infrastructure in potential areas.
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9.2
GLIMPSE OF TOURISM INFRASTRUCTURE
Influx of elite-overseas tourist arrival is negligible as compared to Rampur town. There are
no other complementary attractions like Museums, Swimming pool, Art Gallery, Theatre
and Library. Planning Area however, has potential to attract elite tourists on account of
apple, orchards and mountains presenting a varied and fascinating natural landscape. The
only thing required is to ensure planned spatial urban growth in consonance with its
environs and hill architecture elements including sloping roofs, facades, dormers etc.
Uncontrolled corridor development is need to be discouraged and green cover preserved to
keep the natural landscape of town intact. Therefore, sustenance of tourism industry is
directly depending upon the incoming tourist traffic and their economic status.
9.3
LOCAL TOURIST ATTRACTIONS
Theog Town is emerging as commercial town by its location on National Highway-22. Due
to its location of Ridge, it has picturesque view of surrounding snow clad mountains. Two
of the main chain of Hotels i.e. Club Mohindera and Taj is also setting up its unit in Theog
Planning Area which will provide great contributions for promoting Tourism Industry &
Economy of the area. The other attraction is adjoining village which has unique
environment. The traditional houses made of local materials i.e. stone, wood & slanting
slate roofs add advantage in attracting tourists.
9.4
REGIONAL TOURIST ATTRACTIONS
The major regional Tourist attractions are Fagu, Kufri, Chail, Matiana, Narkanda which has
unique picturesque views and unmatched beauty. The other tourist attractions are Kupad,
Jubbal Hatkoti, Rohru and Chanshal, having great tourism potential.
9.5
TOURIST ACCOMMODATION
In Theog, there are about 10 Hotels & Guest Houses which caters for tourist
accommodation. The total bedding capacity is 150 to 200 (data from Tourist Department).
In addition to this HPPWD Rest House is located in main market area along Shimla -Theog
road (NH-22).
Table 9.5: Hotels with Tariff
Tariff in Rs. per day
No. of Hotels
PERCENTAGE
< 500
6
60.00
500-1000
1
10.00
1000-1500
2
20.00
1500-2000
1
10.00
Total
251
100.00
Source: Tourist Statistics, 2011
Fig. 9.5: Hotels with Tariff details
60
10
20
10
Hotel with Tariff
<500
500-1000
1000-1500
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CHAPTER-10
FACILITY AND SERVICES
Theog Planning Area is dotted with numerous public facilities and services like education,
health, fire, communication and banking. As base station for interior parts of District Shimla
as well as civil Sub-Division, there are institutions like College, Industrial Training
Institute, Government and Private Schools to cater for needs of local /resident population of
town and that of region as well.
10.1
EDUCATION FACILITIES
Theog Planning Area has one Govt. Degree college, two
Government Senior Secondary Schools, one Private Senior
Secondary School, one centre Government School, four
private High Schools, one Government Middle School and
four private Primary Schools. These educational institutions
are also serving population of adjoining villages outside
planning area. Total intake of these institutions is 3,626
students. Majority of Government Institution have proper
buildings, space for playground and other attached facility.
The private schools do not have adequate building, space for
playground and other required facility. There is an Industrial Training Institute (I.T.I.),
presently having 54 students. There is also one private Hotel Management Institute having
42 students. The existing educational facilities in Theog Planning Area are shown in table
10.1.
Table 10.1: Student Teacher Ratio
Sr
No.
Description
Educational
Institutes
Functioning from
Govt./
Private Building
No. of
Students
No. of
Teachers
Student
Teacher
Ratio
1.
Govt. College
1
Govt . Building
726
29
25:1
2.
Govt.Sr.Sec.
School
2
-do-
1110
68
16:1
3.
Central
Govt.
School
1
-do-
425
31
14:1
4.
Pvt.Sr.Sec. School
1
Pvt. building
405
25
16:1
5.
Govt.High School
-
-
-
-
-
6.
Private
High
School
4
Pvt. building
535
83
6:1
7.
Govt.Middle
School
1
Govt. Building
85
9
9:1
8.
Private
Middle
School
-
-
-
-
-
9.
Govt.
Primary
School
4
Govt. building
244
12
20:1
10.
Pvt.
Primary
School
--
-
-
-
-
11.
Govt. I.T.I.
1
Pvt. building
54
6
9:1
12
Hotel Management 1
-do-
42
6
7:1
Source: Respective heads of the Educational Institutes.
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10.2
MODERN FACILITIES IN EDUCATIONAL INSTITUTIONS
Majority of Government Schools don’t have modern facilities like Computers, Laboratories
and Libraries. The Senior Secondary Schools have facility of Computers and Labs. In order
to equip these schools with modern facilities, it is imperative to provide Computers and
necessary Labs for lower level Schools. Modern Computer facilities are available in a few
Private Schools. Most of these private Schools are in rental building situated in residential
areas and required to have their own buildings within the Planning Area. Therefore, space
for these Schools has to be earmarked in this Development Plan as per their requirements.
Schools, which are not having space for playground, are also to be considered for providing
common open spaces for playing within or in the periphery of Planning Area.
10.3
MEDICAL FACILITIES
Theog Planning Area has Civil Hospital (50 beds). In addition to this, there is one PHC.
These Medical Institution are functioning in their own building. Four Pvt. Clinics are
located in the town. Besides above, Theog Planning Area also has one veterinary
dispensary.
Table 10.3:-Doctor Patient Ratio
Sr.
No.
Description
No of Doctor
No. of Daily
Patients.
Doctor/Patient
Ratio.
1.
Civil Hospital
6
50
8:1
2.
Primary
Health
Centre
1
25
25:1
3.
Veterinary Hospital
1
20
20:1
4.
Private clinic
4
10
2:1
Source: Respective heads of the Medical Institutions
10.4
PUBLIC SERVICES
The Thoeg Planning Area has public services like banking, police, post-office and
communication etc. Since these are mostly concentrated in the main town, as such, needs to
be provided in rest of the area. The existing public services are as under:-
10.4.1 FIRE SERVICE
A fire station with two fire tender is located at potato ground. This is functioning in M.C.
office building.
10.4.2 POSTAL SERVICES
For postal services, a sub-post office is located in ward no.3 near bus stand and is
functioning in own building. Parking for only one vehicle is available.
10.4.3 BANKING AND INSURANCE SERVICES
There are six banks in Theog Planning Area. These are functioning from Pvt. Building. No
parking is available in the campuses of these buildings.
10.4.4 POLICE STATION
A police station is located in ward no. 3 near post office. It is functioning from its own
building.
10.4.5 TELECOMMUNICATION SERVICES
BSNL office is located opposite to police station and running from private building.
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10.5
IMPERATIVES
Modernization of educational and medical institutions, in view of technological
advancement is required to be done. Requisite basic amenities are required to be provided.
Availability of water is required to be improved. Parking facilities require utmost attention.
Repair and maintenance of old buildings is needed or retrofitted in view of seismic
conditions. Environmental improvement scheme is also required to be devised and
implemented in the town by involvement of local communities, Parents Teachers
Association (P.T.A.), public representatives and Non-Government Organizations (N.G.Os.)
Medical Institutions located either in congested localities or at lop-sided locations needs
attention. Proper maintenance and widening of roads is a major concern so that ambulance
and fire fighting tenders could ply effectively. Lack of proper disposal of hospital waste and
fire services in the city is a matter of concern.
__________
CHAPTER-11
GOVT. /SEMI GOVT. OFFICES
11.1
SPATIAL DISTRIBUTION OF GOVT./SEMI GOVT. OFFICE
There are 16 State Govt. Offices, 5 Semi-Govt. offices and 2 Central Govt. offices.
Important State Govt. offices namely ; B.D.O. Office, Executive Engineer, P.W.D.,
Executive Engineer, H.P.S.E.B. Executive Engineer(IPH), Police Station, D.F.O. Office,
Post Office, Patwari Revenue, Civil Court, S.D.M. office Tehsildar Office, Settlement
Officer, Agriculture Office, Distt Hospital, Veterinary Hospital, H.R.T.C. Office. Central
Govt. offices like postal, telecommunication are functioning at Theog.
11.2
NO.OF GOVT. EMPLOYEES
Total number of employees working in these offices is about 1045 persons, out of which
115 are female staff. The offices are facing various problems related to office space crunch,
parking, inconvenient locations and lack of facilities, because of their scattered location
interaction among themselves is negligible or very poor. Visitors face difficulty due to their
scattered location. Some of the departments have provided accommodation to their
employees, however, maximum of Deptts. are yet to provide the same.
11.3
NO. OF STOREY IN GOVT. BUILDINGS
In most of the hill towns vertical growth is more than horizontal due to scarce developable
land. Survey reveals that 33 % of the total offices are housed in single storeyed, 48 % in
two storeyed, 14 % three storeyed and 5% offices in four storeyed building within Theog
Planning Area. Majority of these buildings have been constructed in R.C.C. and Brick
masonry. Buildings have been constructed without taking into account the provisions made
for earthquake resistant houses in the relevant codes. This has to be ensured in case of new
constructions.
Table 11.3: No. of Storeys in Govt. buildings
Sr. No.
Storeys
No. of Buildings
%age
1
Single
9
30.00
2
Two
14
46.67
3
Three
5
16.67
4
Four
2
6.66
Total
30
100.00
Source:-Departmental Survey 2010
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11.4
AVAILABILITY OF PARKING
Out of 16 State Govt. offices only 8 offices have Govt. vehicles namely; H.P. Public Works
Deptt., IPH Deptt., H.P.S.E.B. Distt. Hospital. Civil Court, D.F.O. Office, Police Station,
B.D.O. office out of which only 5 offices have their own parking facilities in and around the
Department office buildings. However, the parking facilities are inadequate in view of
increasing private vehicles visiting these public offices.
11.5
IMPERATIVES
Most of the Government and Semi-Government offices and institutions are presently
located here and there in isolation and without requisite, transportation and infrastructure.
To solve the problems as well as to ensure improvement in their environs, it is proposed to
construct Mini Secretariat building in place of existing SDM office building, so that all the
offices are housed in one complex to facilitate the general public.
____________
CHAPTER-12
BASIC SERVICE INFRASTRUCTURE
12.1
WATER SUPPLY
Water Baudies and natural springs were main source of potable water to Theog Area, but
with the passage of time, Baudies and natural springs are insufficient to cater to town’s
increasing population as well as urbanization process. In order to fulfill growing water
demand, Deptt.of I&PH has augmented water sources through L.W.S.S. scheme from
Chakarh to Theog and GiriKhad to Theog.
12.2
WATER SOURCES
Two major water sources i.e. Giri Khad and Chakerh contributes 1,05,000 ltr. and 3, 52,000
ltr. respectively. These sources are situated outside the Planning Area in the east direction.
After treatment through rough filtration and sedimentation water storage tanks are located,
one at Basa Theog with the capacity of 1,05,000 ltr. and two tanks at Chanuwith the
capacity of 3,52,000 ltrs. each. The future demand for 2021 is to be met by Chakerh urban
and Giri Sanj Lift uptoTalai which is located at the Jais top.
12.3
SEWERAGE
Presently no area of Theog town is served with sewerage scheme. The work on sewerage
scheme is going on, though at a very slow speed. Rs.19,60,000/- are deposited in the N.H.
office to excavate 3.0 km. line with 84 main hole chambers along NH-22. Only town centre
is to be connected with sewerage line and same for surrounding localities shall be installed
in phased manner. Majority of households have septic tanks & open drains flowing along
the residential buildings which causes health and environment hazard.
12.4
SOLID WASTE
Municipal Council, Theog has a well organized network of solid waste collection and
disposal. Average garbage generation in M.C. Area is 1.5 Tonnes per day, i.e. around 0.35
kgs/person/day, which is marginally higher as compared to 0.25kg/person/day generation as
per UDPFI norms for small towns. For garbage collection bins are placed throughout the
M.C. area at strategic locations. In total about 20 bins are placed in town as well as along
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the N.H-22 for waste collection. The collected waste is disposed off through a tipper vehicle
up to dumping site. Average waste generation in urban area as well as Planning Area is
about 4.0 ton per day. Majority of dumpers are posing inconvenience to pedestrian traffic
and vehicular traffic movement. Dumpers are placed along the roads and delayed disposal
of waste creates nuisances to residents and passersby. Land filling & Solid Waste
Management Plant are proposed along Narkanda Road.
12.5
ELECTRICITY
Presently town is equipped with various capacity transformers, located at different place as
per requirement. At present 35 No. transformers are working within M.C. area with the
capacity of 4000 KVA. There, 3112 connections are installed in residential, 988 in
commercial, 107 in Industrial and 7 No. connections are as street light.
12.6
TELECOMMUNICATIONS
Bharat Sanchar Nigam Limited (BSNL) has installed 14 no. towers at the various locations
in Theog for effective communication networking. As per their record around 15000
landline connections have been given to various consumers in Tehsil Theog and around
1,490 connections exists in local Theog Area. Two Mobile towers are installed in Theog
and about 18000 connections are issued to the surrounded people. One W.L.L. Tower exists
at Sandu and about 1525 connections are given in the Theog area. At present the BSNL
office is running from a rental building. A land measuring 5.0Bighas is earmarked for the
BSNL office near Akant Vatika, below Govt. Degree College. When the office will be
constructed thereafter the 3G and Broad Band system has also been proposed to be
introduced.
____________
CHAPTER-13
TRAFFIC AND TRANPORTATION
13.1
EXISTING ROAD NETWORK
The highways and link roads are the veins and arteries of any town. As proper blood
circulation is necessary for survival of the human beings, similarly well planned circulation
network is must for the development of any Town. A town can’t sustain without proper
assess /road network.
At present heavy vehicles plying through central hub of the town is creating traffic
congestion and constant bottlenecks. Due to increase in all type of vehicles, the Town is
witnessing unprecedented traffic problems like traffic jams particularly on major road
crossing and junctions. There is no earmarked parking in the town thus road side parking is
a common phenomenon. The drains on road sides are in deplorable conditions especially
during rainy season. The ribbon development along the major roads and highways has
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added fuel to the fire thus escalating the inherent problems of town. The traffic management
without any bye- pass has resulted in persisting and magnifying the basic town issues and
problems.
Existing road network
Following major roads are passing through Theog Planning Area:
1. Shimla-Kaurik National Highway-22
2. Theog-Rohru State Highway-10
Besides these major roads, an intricate network of internal roads exists in the Town.
13.2
TRAFFIC VOLUME
To assess the volume of Traffic and Transportation, a survey was carried out by the H.P.
Town & Country Planning Deptt. Peak hour traffic with different kind of incoming and
outgoing traffic, from 9.00A.M. to 5.00P.M., was surveyed at the following junctions.
(i)Tri –junction at Theog
(ii)Rahighat-junction
The detail of passenger car unit (PCUs) observed during the Traffic and Transportation
survey conducted at above referred point by H.P. Town & Country Planning Deptt. are
given in the following table:-
Table-13.2.1: Traffic Survey at Tri-junction
Sr.No.
Name of Vehicles
Incoming PCU
Outgoing PCU
1.
Bus/Truck
87
73
2.
LMW
314
332
3.
Two wheeler
37
47
Source: Departmental Survey
The incoming and outgoing in terms of PCU at Raighat is as under:-
Table-13.2.2: Traffic Survey at Rahighat
Sr.No.
Name of Vehicles
Incoming PCU
Outgoing PCU
1.
Bus/Truck
78
83
2.
LMW
300
316
3.
Two wheeler
43
38
Source: Departmental Survey
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Fig-13.2.2: Traffic Survey
13.3
GROWTH OF VEHICLES
Theog is facing many traffic problems, generated by the ever-increasing number of vehicles
over the years initially developed for pedestrians and animals, the overall road network
appears unable to cope up with the fast moving vehicles like four-wheelers, scooters, cars,
buses and trucks etc.
As per information received from registering and licensing authority (SDM), Theog the
various type of vehicles registered in Theog Sub-Division are as under:-
13.3.1 Number of Vehicles
Table 13.3.1: Number of Vehicles
Sr.No.
Vehicles
No. of Vehicles
%age
1.
Pvt. Carrier Buses
7
0.27
2.
H.G.V.
41
1.57
3.
M.G.V.
56
2.14
4.
L.M.V.
1724
65.85
5.
L.C.V.
266
10.16
6.
M.Cycle/ Scooter
498
19.02
7.
Tractor
11
0.42
8.
Ambulance
2
0.07
9.
J.C.B.
13
0.50
Total
2618
100.00
Source: Registering and licensing authority (SDM), Theog
Table reveals that quantum of Heavy Motor Vehicles is around 104 which accounts for 3.98
% of the total vehicles followed by 95.45% Light Motors vehicles. Heavy Motors Vehicles
(HMV) consists of trucks, buses where as Light Motor Vehicles (LMV) includes car, jeep
and taxis. Besides, 0.57% vehicles are in other category like ambulances and tractors.
Keeping in view the past trend, number of vehicles is likely to increase in future due to
increase in population as well as easy loan facilities by Banks and low price by car
manufactures.
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Sharp increase in traffic volume is causing pollution as well as many other problems to the
town and to pedestrian movement. Therefore, in order to cater smooth and sustainable
traffic movement, bye pass is required to be proposed. This will ease the problem to much
extent. The traffic using at present National Highway passes through the main town.
Numerous developments such as buildings encroachment on right of way and non-
conforming activities are causing obstructions in smooth ply of vehicles. Therefore, this
road is becoming highly prone to accidents and area of intense congestion. The proposed
bye-pass will cater to heavy traffic and will certainly reduce accidents and pollution and
will reduce the traffic load particularly in apple and potato season.
13.4
TERMINALS
13.4.1 BUS TERMINAL
Existing Bus-Stand for Theog is located along the National Highway-22 in the main Town.
The Bus Terminal is not suitable and creating nuisance to the residents as well as to the
nearby Government Offices and Bazaar Area. New Bus Terminal of regional level is needed
to be proposed at some appropriate location with a capacity for at least 50 buses. Presently,
there is not any community car parking, and the private taxis are seen queued up either on
road sides or in front of shops/house. Therefore, a Community car parking with capacity of
100 cars is required.
13.4.2 TRUCK TERMINAL
Presently, Town does not have any Truck Terminal. The entire trucks can be seen queued
up on roads sides, causing obstruction for smooth traffic flow on the State Highways,
arterial roads and other local roads. A Transport Nagar / Truck Terminal has to be
developed.
13.5
MAJOR CONCERNS
Registration of irregular and zigzag ‘Khasra’ plots without directing the land owners for
proper layouts illustrating and earmarking proper road network in a hierarchical fashion,
various haphazard and congested localities have come up in the town and are now looking
eyesores and blots on the townscape of Theog. Upcoming ribbon development along the
State Highway, arterial roads and other local roads emanating from the town is reducing the
efficiency of roads, which is a matter of concern. The roadside parking all along the roads
adds fuel to the fire which needs to be tackled without further delay.
13.6
IMPERATIVES
As serious challenges are posed by traffic volume to the town, on one hand and
environmentally sensitive areas in and around it, the traffic and transportation networks
require serious thought and meticulous planning. The ribbon development problems,
endangering tourist’s potential, on one hand and causing traffic hazards, on the other have
to be tackled on war footing. To cop up with this problem, all uses including shops, hotels,
workshops practically dependent on the roads must be heavily charged and rigorous steps
under the mandatory provisions needs to be taken and an alternate road to through the
National Highway be proposed.
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CHAPTER-14
EXISTING LANDUSE
Theog Planning Area was constituted vide Govt. No. PBW (B&R) 26 (45) /86, Shimla,
dated 26.6.1986. The limits of Theog Planning Area were extended upto Fagu in the west
and up to the office of Sub-Divisional Magistrate, Theog in the East by including 5 more
revenue villages, vide Govt. Notification No.TCP-F-6/04 Shimla dated 4.11.2004. In total
about 22 revenue mohals including Municipal Council wards, Theog now falls within the
Planning Area. The Existing landuse map of Theog Planning Area was prepared and
published in official Gazettee on 11th Feb.,2008 for inviting public objections and
suggestions under Sub-section (1) of Section-15 of Himachal Pradesh, Town & Country
Planning Act, 1977 (Act No.12 of 1977). After incorporating the objections/suggestions the
Existing Landuse of Theog Planning Area was adopted vide notice No. HIM/TP/PJT/DP
Theog /99-Vol.I-2791-2920 Shimla, dated 19.6.2008. The total area under Theog Planning
Area is 764.00 Hect. The landuse wise description of various areas is as under.
14.1
RESIDENTIAL USE
The existing residential use comprises of 25.77 Hec. of land which work out to 3.37 % of
the planning Area. The residential areas are scattered throughout the planning area. In
addition to thickly populated M.C. area, the locality like Revag, Kandiser, Kainthser,
Nalahan, Deorighat, Rahighat & Janog Doyam are also witnessing fast residential
developments. In central area of the town, residential use intermixed with commercial use is
a common phenomenon, shops on the ground floor on road side and remaining upper floors
for residential use can be easily seen in the area. The residential houses are generally two to
four storeys.
14.2
COMMERCIAL USE
The commercial activities have come up here and there in every nook and corner of the
town. Presently, there are 745 commercial establishments in Planning Area, which serves
the population of the Theog as well as the population residing in surrounding villages
beyond the Theog Planning Area limit. The existing area under Commercial use is 4.60
which is 0.60% of Theog Planning Area. All along NH-22 at Theog Bazaar, Shalli bazaar,
Rahighat, BasaTheog road, commercial use has been coming up floor on the road level.
However, in many cases there are shops in the ground floor and residences, offices, go-
downs or some other activities at other levels. Thus, the commercial activities have
conspicuous tendency to come up in mixed pattern with residential and the other compatible
landuses along N.H. and other major roads which need to be discouraged by way of zoning
regulations and strict implementation thereof.
14.3
INDUSTRIAL USE
The existing area under industrial use is 0.50 Hect. which is 0.07% of the planning area.
There is no large scale industry in Theog Planning Area. A few small scale industries are
existing in industrial area at Rahighat along N.H.
14.4
PUBLIC AND SEMI-PUBLIC USE
The existing area under public and semi-public use is 9.20 Hect. which is 1.20% of the total
planning area. The public and semi-public use also includes Govt. and Semi-Govt. offices,
facilities like education, health, religious and recreational institutions, utilities and services
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as well as cremation/burial ground etc. The services and facilities have been clubbed for the
purpose of working out proposals.
14.5
PARKS AND OPEN SPACES USE
At present, there is no park existing in Theog Planning Area. Only open space i.e. Aloo
ground is existing and total area under this open space is 0.10 Hect. which is 0.01% of the
total Planning Area. More open spaces and organized parks are required to serve active and
passive recreational needs of the residents as well as visitors.
14.6
TRAFFIC AND TRANSPORTATION USE
The area existing under circulation network is 27.0 Hect. which is 3.53% of total Planning
Area. The area for local bus stand, Truck Terminal, car parking, workshop and petrol pump
is required to be proposed.
14.7
TOURISM USE
There are potentials for development of tourism activities in Planning Area, however,
specifically there is nil area over earmarked or existing under this use which needs to be
addressed properly in the Development Plan.
14.8
FOREST LAND USE
An area of 142.40 Hect.is existing under forest use, which is 18.65% of the Planning Area.
Out of 142.40 Hect. forest land, 40.27 Hect. is Demarcated Protected Forest and 102.13
Hect. is under Un-Demarcated Protected Forest.
14.9
AGRICULTURE USE
Under the existing agriculture use, there is 539.38. Hect. which is 70.60% of the Planning
Area. Agriculture is not merely an occupation but an established tradition. It is the mainstay
of economy of local people, on which a vast majority of the population depends directly or
indirectly on the various agriculture pursuits for maintaining their livelihood. However, at
the same time shelter i.e. housing is also one the basic necessities of human being after food
and clothing, therefore, to accommodate future population of the Planning Area, some of
the land under agriculture use shall have to be used for other purposes.
14.10 WATER BODIES USE
The area under water bodies and steep slopes is 15.05 Hect., which is 1.97% of total
planning area.
Table 14.10: Existing Landuse of Theog Planning Area
Sr.
No.
Landuse
Area in Hect.
% age
1.
Residential
25.77
38.37
2.
Commercial
4.60
6.84
3.
Industrial
0.50
0.74
4.
Public/semi public
9.20
13.70
5.
Parks/open spaces
0.10
0.15
6.
Traffic/
Transportation
27.00
40.20
7.
Tourism
-
-
Total
67.17
100.00
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67.17
8.79
8.
Forest Land
142.40
18.64
9.
Agriculture
539.38
70.60
10.
Water Bodies/
steep slopes
15.05
1.97
Grand Total
764.00
100.00
Fig.14.10:
Existing
Landuse
CHAPTER-15
REQUIREMENTS & PROJECTIONS
Projections and requirements for the Development Plan have been worked out in view of
analysis of surveys, studies, and public aspirations and as per the ministry of Urban Affair
and Employment, Government of India, New Delhi’s Urban Development Plan Formulation
and Implementation (UDPFI) Guides Lines. Population of Theog Planning Area is
anticipated to increase to 10,222 persons by the year 2027. The landuse wise projections
and requirements are as under:-
15.1
RESIDENTIAL USE
In order to cater for the requirement of housing for the anticipated population of 10,222
persons in the Planning Area by year 2027, about 2556 dwelling units shall be required,
taking four persons per family. In view of present trend of 250 persons per Hect, 40.89
Hect. land for residential uses is required to cater for the Planning Area population. As
25.77 Hect. land is existing, therefore 40.89-25.77 =15.12 Hect. Additional area is required
for residential use.
15.2
COMMERCIAL USE
Present commercial areas are not functionally located to meet the demands of growing
population. These areas are characterized by high congestion as most shopping streets have
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in- adequate width. Commercial areas are mixed with residential and other uses. There is no
proper separate organized commercial centre. Retail business is causing traffic congestion
due to lack of space for parking, loading and unloading facilities. Storage and godown
facilities do not exist. Sale area with the shop is in-adequate and there i.e. tendency of
encroaching upon the road. There are 745 commercial establishments existing in Planning
Area and area under these commercial establishments is 4.60 Hect. The additional area
required for providing organized commercial centre, warehousing, local vegetable market,
fruit market etc. an area of 2.30 Hect. is required , keeping in view the projected population
by the year 2027. At present main commercial trade is located in the heart of town and will
continue to cater to the needs of the town as well as dependent region.
15.3
INDUSTRIAL USE
Industrial use already exists at Rahighat area. There are 10 small industrial units housed in a
single building. The total area under existing industrial use is 0.50 Hect. However, in order
to encourage the local art & craft, to accommodate workshops, steel fabrication, shoe
industry and printing press etc., an additional land of 0.70 Hect. is required. Therefore, total
1.20 Hect. land has been proposed for the same.
15.4
PUBLIC AND SEMI-PUBLIC USE
An area of 9.20 Hect. exists under facilities, utilities services which also includes Govt. and
Semi- Govt. offices. The various requirements covering 14.80Hect.ofland area have been
worked out in the following table.
Table 15.4: Requirement of area for facilities and services
Sr.
No.
Description
Standard of
Level/
Population/
Unit
Existing
Facility
Future
requirement
Unit (in
Hect.)
Total
area (in
Hect.)
1.
Degree
College
Regional
Level
1
-
4.00
-
2.
Bachelor
of
Education
(B.Ed.)
Regional
Level
-
1
1.00
1.00
3.
Industrial
Training
Institute
Regional
Level
1(Pvt.)
1(Govt.)
1.00
1.00
4.
Senior
Secondary
School
10,000-
15,000
3
-
1.50
-
5.
High Schools
5,000-6,000
4(Pvt.)
1
1.00
1.00
6.
Middle
Schools
2,500-6,000
1
2
0.80
1.60
7.
Primary
School
2,000-5,000
4
-
0.40
-
8.
Nursery
School
Two in each
sector
-
4
0.10
0.40
9.
Allopathic
Hospital
Regional
level
1
-
4.00
-
10.
Ayurvedic
Hospital
Regional
Level
-
1
0.50
0.50
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Sr.
No.
Description
Standard of
Level/
Population/
Unit
Existing
Facility
Future
requirement
Unit (in
Hect.)
Total
area (in
Hect.)
11.
Primary
Health Center
Sector Level
1
1
0.40
0.40
12.
Veterinary
Hospital
Regional
Level
1
-
1.00
-
13.
Veterinary
Dispensary
Town Level
1
1
0.40
0.40
14.
Leprosy
Hospital
Regional
Level
-
1
0.40
0.40
15.
Community
Hall
Sector Level
-
2
0.10
0.20
16.
Old
Age
Home
Regional
Level
-
1
0.60
0.60
17.
Stadium
Town Level
-
1
1.50
1.50
18.
Swimming
Pool
Town Level
-
1
0.40
0.40
19.
Post Office
Town level
-
1
0.10
0.10
20.
Sub-Post-
Office
Sector Level
1
-
0.01
0.01
21.
Telephone
Exchange
Town Level
1
1
0.10
0.10
22.
Electric
Sub
Station
One for Two
sector
2
-
0.10
-
23.
Police Station
Town Level
1
-
0.40
-
24.
Jail
Town Level
-
1
1.00
1.00
25.
Police Post
Sector Level
-
3
0.20
0.60
26.
Fire Station
Town Level
1
-
0.40
-
27.
Petrol/Diesel
Filling Station
One for two
Sector
1
1
0.40
0.40
28.
Cremation
Ground
One for two
Sector
1
1
0.40
0.40
29.
Cemetery
Town Level
-
1
0.20
0.20
30.
Sewerage
treatment
Plant
Town Level
-
2
0.80
1.60
31.
Cinema
Town Level
-
1
0.20
0.20
32.
Library
Town Level
-
1
0.20
0.20
33.
Club
Town Level
-
1
0.40
0.40
34.
Electric Sub-
Station
Town Level
-
1
0.10
0.10
Total
-
-
-
-
14.71
15.5
PARKS AND OPEN SPACES
A ground popularly known as “Aaloo Ground” exists in the town and same is used for
celebrating local fair and festivals and other cultural activities. The area under this ground
exists 0.10 Hect. However, it is anticipated that 10.31 Hect. land shall be required for
providing parks and open spaces by 2027 in Planning Area.
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15.6
TRAFFIC AND TRANSPORTATION USE
An area of 27.00 Hect. exists under Traffic and Transportation use where as an area of
18.84Hect. is additionally required to meet the future requirement by the year 2027. Detail
of the area requirements is worked out as under:-
Circulation =14.84 Hect. (9.0 Hect. for the new bye pass
and rest of the area for other circulation i.e Road,
Pathways Etc)
Terminal facility =2.00 Hect.
Parking facility =1.00 Hect.
Workshop
=1.00 Hect.
15.7
TOURISM USE
There are potentials for development of tourism activities in Planning Area, however,
specifically there is nil area over earmarked or existing under this use which needs to be
addressed properly in the Development Plan. Therefore, 5.20 Hect.land has been proposed
at Basa Theog for hotels and other Tourism related activities.
15.8
FOREST USE
The existing area under forest use is 142.40 Hect. which comprises of 40.27 Hect. under
demarcated forest (D.P.F.) and 102.13 Hect. area under un-demarcated (U.P.F.). The area
under forest use has been kept intact in view of its ecological importance and essence of
Forest Conservation Act-1980, except a piece of 7.0 Hect., which is proposed to be
developed as a Botanical and Zoological garden through the forest wild life authorities
itself.
15.9
AGRICULTURE USE
Total area existing under agriculture use is 539.38 Hect. an area of 71.75 Hect.as shown in
table 15.10 is additional area requirement under different landuses. Out of agriculture use
71.75 Hect. area is proposed to be taken to meet with the additional requirement. Rest of the
area i.e. 467.63 Hect. shall remain as such under this use.
15.10 WATER BODIES USE
The existing land under the water bodies/ steep slopes is 15.05 Hect. which will not be
disturbed and shall remain as such under this use. The additional area requirement of
67.27Hect.has been allocated for various land uses as under.
Table 15.10:Additional Area requirement
Sr.No.
Landuse
Existing Area
(in Hect.)
Addl.
requirement
%
1.
Residential
25.77
15.12
22.47
2.
Commercial
4.60
2.30
3.41
3.
Industrial
0.50
0.70
1.04
4.
Public/semi public
9.20
14.80
22.00
5.
Parks/open spaces
0.10
10.31
15.32
6.
Traffic/Transportation
27.00
18.84
28.00
7.
Tourism
-
5.20
7.76
Total
67.17
67.27
100.00
8.
Forest Land
142.40
-
9.
Agriculture
539.38
-
10.
Water Bodies/Steep slopes
15.05
-
Total
764.00
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CHAPTER-16
DEVELOPMENT PROPOSALS
16.1
PERCEPTION
The Development Plan caters for entire Theog Planning Area, which consists of Municipal
Council area and adjoining rural area. It envisages for the requirements of population of
Planning Area, dependent regional population and tourists population to this region. Hence
proposals have been finalized in view of community aspirations, potentials of land and
recommendations come from, series of deliberations held with professional experts
stakeholders and the community. Theog Planning Area including fringes are highly eco-
sensitive and fragile for development. Need based construction for original local inhabitants
shall therefore be allowable in these areas. Those who have already purchased lands in
these areas may be allowed need based two-three storeyed constructions with sloping roofs.
The Development Plan is a documents of common man, a document of the
public/community and that of the local bodies, Development Authority and the
Government.
16.2
IMPERATIVES
This Development Plan contemplates allocation of developable land for different uses to
meet needs up to year 2027.Various land uses have been proposed keeping in view the
availability of developable land, holding capacity in terms of population and other activities,
existing landuse of area, development potentials, conformity of landuse of its surrounding
area, threshold population for facilities, location attributes of facilities and services, site
characteristics, convenient distance of work area from residential area and values etc. The
Development Plan for Theog Planning Area is based on findings of surveys conducted by
the Department and data collected from the secondary sources.
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16.3
PROPOSED LANDUSE STRUCTURE
16.3.1 RESIDENTIAL USE
Residential requirements have been worked out for total population of 10,222 persons. It is
anticipated that residential area shall grow in a normal trend as extensions to the existing
area due to easy accessibility and availability of infrastructural facilities. An area of
15.12Hect.has been earmarked for Residential use in Planning Area depending upon the
availability of developable land. As area of nursery schools, sub-post offices, dispensaries,
convenient shopping, and other lower order amenities are not detailed out in Development
Plans, their landuse requirements have been included in residential area.
In order to cater for the requirements of housing for the anticipated population of 10,222
persons in Theog Planning Area, 2,556 dwelling units shall be required. At the rate of 4
persons per family, presently there are 1,622 dwelling units in Planning Area. Thus there
will be additional requirement of 934 dwelling units by the year 2027.
At the nodal locations, which has a reasonable potential for residential development are
proposed to be designated for residential purposes, where only need based development
shall be allowed, provided it satisfies the provisions of zoning regulations envisaged in this
plan. As the residential development is to come primarily on the private land and
acquisition being not liked by the landowners, the norms of residential area will rest upon
them and the entire mechanism of sub-divisions, of land, provisions of basic services
infrastructure including water supply, sewerage, drainage, electric supply requisite facilities
and services shall be the responsibility of the owners. Strict enforcement of sub-division
regulations on one hand and land pooling and reconstruction of schemes by collaborated
effects will be essential in order to ensure proper network of roads, requisite services
infrastructure etc. for healthy living off the community likely to reside in area.
16.3.2 COMMERCIAL USE
The commercial activities have come up there in every nook and corner of the town.
Presently there are 745 commercial establishments in Planning Area, which serves the
population of the Theog as well as the population residing in surrounding villages beyond
the Theog Planning Area limit. The existing area under Commercial use is 4.6 Hect. In
Theog Planning Area. The commercial activities have conspicuous tendency to come up in
mixed pattern with residential and the other compatible landuses. For commercial
development, 2.30 Hect. of additional land has been proposed as per UDPFI guidelines.
Haphazard commercial pursuits, encroachments along the roads and intrusion as well as
collision with other activities is presently playing havoc in Theog planning area. All out
efforts are required to be made to decongest central Theog by shifting wholesale,
commercial activities, warehousing, fruit and vegetable markets to convenient sites.
16.3.3 INDUSTRIAL USE
In order to encourage local arts and crafts, to accommodate workshops, steel fabrications,
shoes industry, printing Press etc. are for this use is allocated on the Shalli bazaar road only
eco friendly or home based instructions shall be allowed in this area in order to safe
environment and reduction of increasing pollution. At present 0.50 Hect. area exists under
Industrial use and 0.70 Hect. additional land has been proposed for the same.
16.3.4 PUBLIC AND SEMI-PUBLIC USE
The public and semi-public use includes Govt. and Semi govt. offices, facilities like
education, health, religious and recreational institutions, utilities and services as well as
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cremation burial ground etc. The services and facilities have been clubbed for the purpose
of working out proposals. The existing area under this use is 9.20 Hect. whereas the
additional area under public and semi-public use needed will be 13.11Hect. as per UDPFI
guidelines. The proposed area under different activities like education, medical/health,
socio-cultural, religious, utilities and services, cremation and burial grounds, solid waste
disposed site etc. comes to 22.31 Hect. Mostly Govt. land is being earmarked under this use.
16.3.5 PARKS AND OPEN SPACES USE
A ground popularly known as “Aaloo Ground” exists in the town and same is used for
celebrating local fair and festivals and other cultural activities. Aloo ground covers an area
of 0.10 Hect. However, it is anticipated that about 0.90 Hect. of additional land shall be
required for providing parks and open spaces by 2027 in planning area.
16.3.6 TRAFFIC AND TRANSPORTATION USE
Traffic and Transportation is the next most important aspect to be taken care of after water
supply and sanitation. Two roads connect the Theog with the surrounding area i.e. N.H.22
and one State Highway. The existing Bus Stand is centrally located on the N.H.22 at bazaar
area with a capacity of 6 buses where situation is worsening day by day. The traffic system
may just collapse if organized parking lots away from the roads are not developed without
any further loss of time. There cannot be any realistic assessment of parking requirement.
As on this day parking provisions are not matching with the actual parking demand. Then
growing number of vehicles is adding overall requirement. Parking is to be provided in each
and every locality ultimately every building house and institution must have its own parking
provision.
16.3.7 TOURISM USE
There are potentials for development of tourism activities in Planning Area, however,
specifically there is nil area over earmarked or existing under this use which needs to be
addressed properly in the development plan. Therefore, 5.20 Hect. land has been proposed
at Basa Theog for hotels and other Tourism related activities.
16.3.8 FOREST USE
The existing area under forest use is 142.40 Hect. which comprises of 40.27 Hect. under
demarcated forest (D.P.F.) and 102.13 Hect. area under un-demarcated Forest (U.P.F.).
The area under forest use has been kept intact in view of its ecological importance and
essence of Forest Conservation Act, 1980 except a piece of 10.00 Hect. which is proposed
to be developed as a Botanical and Zoological garden through the forest wild life authorities
itself. To increase the forest cover it is proposed that the Forest Department shall plant pine
trees in the vacant Govt. land patches & steep slopes under ambitious tree planting
programmes combined with natural expansion of forests.
16.3.9 AGRICULTURE USE
There are rich agriculture land and orchards in and around the town which are proposed to
be preserved. Urban activity shall be permitted on barran/banjar and ghasni lands only. In
the green belt outside the urbanisable limits following activities shall be permissible.
Self residential house or farm houses up to three storeys with plinth area not exceeding 200
M2 with a setback of 2.00 M. on all sides. A simple application may be submitted by the
owner to the competent authority before raising the construction.
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16.3.10
WATER BODIES USE
The existing land under the water bodies/ steep slopes is 15.05 Hect. which will not be
disturbed and shall remain as such under this use .
Table 16.3.10: Proposed Landuse For Theog Planning Area.
Sr.No. Landuse
Existing
Proposed
Total
%age
1.
Residential
25.77
15.12
40.89
30.41
2.
Commercial
4.60
2.30
6.90
5.13
3.
Industrial
0.50
0.70
1.20
0.89
4.
Public/semi public
9.20
14.80
24.00
17.85
5.
Parks/open spaces
0.10
10.31
10.41
7.74
6.
Traffic/
Transportation
27.00
18.84
45.84
34.09
7.
Tourism
-
5.20
5.20
3.86
Total
67.17
67.27
134.44
100.00
8.
Forest Land
142.40
-
-
9.
Agriculture
472.11
-
-
10.
Water
Bodies/Steep
slopes
15.05
-
-
Total
696.93
Fig.16.3.10: Proposed Landuse for Theog Planning Area
30.41
5.13
0.89
17.85
7.74
34.09
3.86
Proposed Landuse For THEOG Planning Area
Residential
Commercial
Industrial
Public/Semi Public
Parks/Open Spaces
Traffic/Transportation
Tourism
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CHAPTER-17
PHASING COSTING AND IMPLEMENTATION
17.1
PHASING
Development Plan is a statutory tool to guide physical development of town during 2015 to
2027 A.D. and subsequent Five years plan periods, but simultaneously there must be review
of each phase to incorporate all alterations in priority. Implementation of Development Plan
is divided in to three phases of 2015-2017, 2017-2022, 2022-2027. Therefore the first phase
of Development Plan, aligning with the current 12th Five Year Plan (FYP), is very important
as it gives lead to the development pattern that is to be followed in subsequent phases.
Phase-1: 2015 to 2017 (Two Year)
The following proposals are to be implemented in this phase.
i) Regulated Sabzi Mandi market at Aloo ground with facilities like informal market,
Sulabh Shanchalya, idle truck parking etc.
ii) Development of Parking sites within Theog Town at various locations.
iii) Developing parks with in town area.
iv) Construction of bye pass.
v) Construction of work shop at proposed site in Janog Ghat.
Phase-II: 2017 to 2022 (Five Years)
i) To shift the main bus stand from the main bazaar area to proposed location at Janog
Ghat.
ii) Construction of sabzi mandi at proposed site along Narkanda road.
iii) To implement tree plantation program through Forest Deptt.
Phase-III: 2022 to 2027(Five Years)
i) Development of Parking sites within Theog Town at various locations.
ii) Constructions of Community Centre / Public/ semi-public facilities buildings.
iii) To implement tree plantations program through Forest Deptt.
17.2
COSTING AND IMPLEMENTATION
The Development Plan does not envisage any acquisitions for residential, commercial and
infrastructure development. Most of the proposals are being made on Govt. land. However
some acquisition is imperative for development of parking sites and traffic improvement as
well as other aspects.
To start with, it is proposed to have a revolving fund with a seed capital of Rs. 60 Crore
approximately for giving effect to various proposals under this plan. The state level urban
development authority or Local Bodies/ Panchayati Raj Institution shall be responsible for
overall implementation of the plan document. However majority of the proposals are
required to be implemented by concerned state Government Departments as a part of their
routine functions. Therefore actual costing of the plan proposals shall be worked out by the
respective agencies as and when these are taken up in hand. Majority of the residential and
commercial development may come up in private sector only in accordance with the zoning
regulations.
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So far as arterial roads and major proposals including Government and Semi-Government
offices, bus terminals, ware housing and whole sale market, Truck Terminal, parking lots,
infrastructural net works are concerned, the land has to be arranged, acquired and same be
implemented by the Development Authority and respective agencies. Therefore, entire
funding is to be done through the inbuilt mechanism as envisaged in the Development Plan.
17.3
FINANCING AND RESOURCE GENERATION
17.3.1 Development for Theog is going to be a self-financing proposition by making the optimum
utilization of spatial planning know how. Development Authority, Local Bodies/ Panchayati
Raj Institutions shall be responsible for the creation of serviced land and its optimum
utilization, on one hand and implementation of vital provisions like bye passes, Truck
Terminals, bus terminals, parking at strategic locations, on the other. The finances can also
be geared up by BOT mode. In case of poor allocation of funds for development of
proposed infrastructure, private entrepreneurs have to be invited.
17.4
FINANCING AND RESOURCE GENERATION
17.3.2 Development for Theog is going to be a self-financing proposition by making the optimum
utilization of spatial planning know how. Development Authority, Local Bodies/ Panchayati
Raj Institutions shall be responsible for the creation of serviced land and its optimum
utilization, on one hand and implementation of vital provisions like bye passes, Truck
Terminals, bus terminals, parking at strategic locations, on the other. The finances can also
be geared up by BOT mode. In case of poor allocation of funds for development of
proposed infrastructure, private entrepreneurs have to be invited.
17.3.3 The cost of residential development including road network, sewerage, drainage, electricity,
parks, open spaces, parking and other amenities to be borne by the landowners, through the
mechanism of land pooling and reconstitution and thereby enhancement of land values. The
benefits likely to occur by the sale of plots would be sufficient to meet with the cost of
development.
17.3.4 The wholesale and ware housing is to be developed by the State Agricultural marketing
Board. The Department of Industries /H.P.State Industrial Development Corporation will be
responsible for the development of industrial areas and shifting of workshops. The Bus
terminal is to be developed by Himachal Pradesh Bus Stand Development Authority.
Similarly the respective agencies and Govt. undertakings by raising resources from the
beneficiaries will be responsible for development of utilities, facilities and services
including water supply, sewerage, drainage electrification, telephone etc. at the town level.
17.3.5 Theog being a potential tourist and multifunctional town, financing of plan is required to be
geared by the Development Authority by raising resources from the betterment levies on
development pursuits. Conversion of land use may be charged suitably in view of
enhancement of land values. The development that has come up along the National
Highways and public roads is required to be suitably charged.
17.3.6 The various resource generation measures in accordance with statuary provisions and
regulatory control are as under.
a. Building regularization fee.
b. Development charges and betterment levies.
c. Sub-Division and Building permission fee.
d. Vacant land tax.
Town development fund shall be maintained by the concerned Development Authority for
the Development of infrastructure infrastructural, landscaping and beautification of the
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town. Economically Weaker Sections of the society shall not be charged for basic
amenities.
17.5
IMPLEMENTATION
Besides landowners, Nagar Panchayat, Gram Panchayats and Development Authority shall
be responsible for creation of serviced land. However overall control on implementation of
proposals of Development Plan in terms of landuse, zoning and sub-division regulations
shall vest with the Director, Town & Country Planning Department, Himachal Pradesh. To
assess achievements of each phase as to cater for unforeseen factors, it is envisaged to
review this plan after completion of the period of each phase.
CHAPTER-18
PLANNING AND DEVELOPMENT REGULATIONS
18.1
PROCEDURE AND REQUIREMENTS
18.1.1 APPLICATION FOR PERMISSION
18.1.1.1
Intention of development undertaken on behalf of Union Government or State
Government or local authority or any authority constituted under the Act.—The
intimation by Union Government, State Government, a local authority or any
Authority constituted under the Act regarding the intention to carry out any
development on any land as envisaged under sub-section (1) of section 28 or
section 29 of the Act, shall be on simple paper accompanied by following
documents and particulars:-
i)
A copy of title/ownership documents i.e. latest jamabandi in original; a copy of latest
original tatima showing Khasra number(s), description and area of land in question,
abutting path with its width as well as adjoining Khasra number(s) falling on all the
outer limits/ boundaries of the land in question. The land applied for shall be shown in
red, in the tatima;
ii) Three sets of Location Plan in the scale of 1:1000 showing North direction, indicating
the land in question, showing main approach road(s), name of road(s) on which the
property and boundaries abuts, important public buildings like hospital, school, cinema,
petrol pump, existing land uses / building uses surrounding the land;
iii) Three sets of Site Plan in the scale of 1:200 showing North direction and all the
boundaries of land in question, abutting path with its width, natural features like
nullahs, ponds, trees, slopes, contours at an interval of 5.00 Metres if the land is
undulated, high tension lines passing through or adjoining the land, existing roads,
highways showing the right of way, railway lines, airports with their specification(s)
and boundaries, showing details of utilities and services like water supply, drainage,
sullage, sewage, sewerage alongwith disposal of drainage, sullage, sewage, position of
septic tank, soak pit, rain harvesting tank, electric and telephone poles, showing manner
and site for muck disposal, and all such other matters which need to be coordinated
with the adjoining area;
iv) For sub-division of land into plots, three sets of Drawings in the scale of 1:100 showing
North direction, dimensions and area of plots, internal roads, set backs, parks and open
spaces, community buildings such as schools, dispensary, post office, bank etc. and all
development proposals including a general report and mode so as to make scheme self
explanatory;
v) For construction of building, apartment, colony etc., three sets of Drawings in the scale
of 1:100 showing North direction, dimensions and area of building, apartment, colony
etc. and other architectural details and Specifications of proposed building, apartment,
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colony etc. alongwith Schedule of Area including built up and open area, set backs,
structural stability certificate and soil investigation report as specified in rule 21 of
these rules and any other information or document or plan or design, as may be required
by the Director;
vi) A note indicating the type of development proposed i.e. land use or building use,
namely residential or commercial or industrial or public and semi-public etc; and
vii) The name and address of the registered Town Planner/ Architect/ Engineer/
Draughtsman/ Surveyor.
Note:- The Location Plan, Site Plan and Drawings can be drawn on single sheet or in
multiple sheets depending upon the size and area of the land or building or apartment or
colony, as the case may be.
18.1.1.2 (1) Form of application for permission for development.—(1) Any person not being the
Union Government or the Government, a local authority or any Authority constituted
under the Act, shall apply for development under sub-section (2) of section 15-A or
clause (a) of section 16 or of sub-section (1) of section 30 or section 30-A (beyond the
limits as specified under section 30- A ) of the Act, as the case may be, in form-11 for
sub-division of land and form-12 for construction of building alongwith the
Specifications and Schedule of Area attached with the application form. (2) Every
application submitted under sub-section (2) of section15-A or clause (a) of section 16 or
sub-section (1) of section 30 or section 30-A (beyond the limits as specified under
section 30-A of the Act shall be accompanied by fee as specified in HPTCP Rules
2014.
18.1.1.3
Application for permission:
After the boundaries of the land in question are marked, the applicant shall make an
application on Form 11 or Form 12, as the case may be, addressed to the Director and
such application shall be accompanied by such documents as prescribed in Form 11 or
Form 12 and accompanied by such fee as specified under sub-rule (2) of Rule 16 of the
Himachal Pradesh Town and Country Planning Rules, 2014.
18.1.1.4
REGULATIONS
1. The minimum Plot Area, minimum Set Backs and maximum Floor Area Ratio (FAR)
shall be as under:-
Sr.
No
Description of Area
Minimum
Plot Area
(in M2 )
Minimum Set Backs (in Metre)
Maximum
Floor Area
Ratio
Max
Height in
Metres
Front
Left
Right
Rear
1
2
3
4
5
6
7
8
9
Residential use
1
Detached House
150
2.00
1.50
1.50
1.50
1.75
21.00
2.
Semi-detached
House
with
common wall on
one side
200
2.00
2.00
2.00
2.00
1.75
21.00
3.
Row Housing with
common wall on
two sides
200
2.00
Nil
Nil
1.50
1.75
21.00
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Commercial
1.
Booth
8.75
1.00
Nil
Nil
Nil
-
5.00
2.
Shop
19.50
2.00
Nil
Nil
Nil
-
5.00
3.
Hotel from 500 M2
and upto 1500 M2
-
5.00
4.00
4.00
3.00
1.75
21.00
4.
Hotel 1500 M2
-
7.50
5.00
5.00
4.00
1.40
21.00
5.
Guest Houses
250
3.00
2.00
2.00
2.00
2.00
21.00
Public and Semi Public Use
1.
Educational
Building
(i)250 to 500M2
(ii)Above 500 to
1000 M2
(iii)Above 1000 to
5000 M2
(iv)Above 5000 M2
As
column
No. 2
3.00
5.00
10.0
0
15.0
0
2.00
2.00
5.00
7.50
2.00
2.00
5.00
7.50
2.00
3.00
5.00
7.50
2.00
1.75
1.50
1.50
21.00
2.
Police/Fire Station
-do-
-do-
-do-
-do-
-do-
-do-
-do-
3.
Medical -
-do-
-do-
-do-
-do-
-do-
-do-
-do-
4.
Community Hall
-do-
-do-
-do-
-do-
-do-
-do-
-do-
5.
Library/Religious
Building
-do-
-do-
-do-
-do-
-do-
-do-
-do-
6.
Govt. and Semi-
Govt. Buildings
-do-
-do-
-do-
-do-
-do-
-do-
-do-
Industrial Use
Small
Scale
Industries
250 to
500
3.00
2.00
2.00
2.00
1.75
15.00
12.00
Services/L
ight scale
Industries
Above
500
to1000
5.00
2.00
2.00
3.00
1.50
15.00
12.00
Medium
Scale
Industries
Above
1000
to
5000
10.00
5.00
5.00
5.00
1.25
20.00
15.00
Large and
Heavy
Scale
Industries
Above
5000
15.00
7.50
7.50
7.50
1.00
20.00
15.00
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18.1.1.5
General Regulations
The following Regulation shall be applicable in all areas where no specific mention is
made, namely:-
1.
Maximum acceptable slope for development shall be 45°.
2.
Maximum height of plinth level shall be 2.00 M.
3.
One parking floor shall be mandatory wherever feasible. Maximum height of parking
floor shall be 3.00 M including depth of beam below the ceiling of the slab and it shall
be over and above the permissible Floor Area Ratio limit. However, the fee as specified
under sub-rule(2) of Rule 16 of the Himachal Pradesh Town and Country Planning
Rules, 2014 shall have to be paid for parking floor. The shear walls shall be constructed
on all the three sides of parking floor so that it is not a soft storey.
4.
In case, space as per requirement for parking is available in open, over and above the
setbacks, condition of parking floor shall not be insisted. The closed floors in a building
at any level, if proposed and feasible for parking, shall be allowed over and above the
permissible Floor Area Ratio (FAR), irrespective of height restriction, subject to
structural stability. The fee as specified under sub-rule (2) of Rule 16 of the Himachal
Pradesh Town and Country Planning Rules, 2014 shall have to be paid for parking
floor. In case any person intends to construct parking floor, if feasible for parking, in
addition to the number of storeys approved, will be allowed over and above the
permissible Floor Area Ratio (FAR) subject to structural stability. The fee as specified
under sub-rule (2) of Rule 16 of the Himachal Pradesh Town and Country Planning
Rules, 2014 shall have to be paid for parking floor. The said parking floors shall be
used exclusively for parking only.
5.
Multilevel parking floors shall be allowed in Government & public undertaking
buildings and in Commercial Uses wherever feasible. The Regulations of Public &
Semi-Public Use shall be applicable for Government & public undertakings where
multilevel parking floors are proposed. The Regulations of Commercial Uses shall be
applicable for multilevel parking floors proposed in Commercial Uses. Though, one
parking floor is mandatory yet, second parking floor can be constructed which will be
optional.
6.
Minimum and maximum height of floor shall be 2.70 M and 3.50 M respectively (for
all uses) and variations in floor heights, if required for specific functional/operational
requirement of an activity shall be permissible with restriction of overall height of the
structure. The chimneys, elevators, poles, tanks and other projections not used for
human occupancy may extend above the prescribed height limits. The cornices and
window sills may also project into any required set backs.
7.
Sloping roof shall be mandatory in hill areas. The CGI sheets on roof top and MS sheet
0.24 M wide Facia shall be painted in post office red or grey green colour or any other
colour confirming to the natural roofing material. Height of sloping roof zero at eaves
and maximum 2.70 M at centre shall be permissible. The continuous Dormer on any
side of sloping roof shall not be allowed. Maximum 2 Dormers on the either side of
sloping roof at a reasonable distance between eves and ridge shall be allowed. The
1/3rd area of the top floor shall be allowed as open terrace wherever sloping roof is
provided.
8.
Set backs:-
Minimum front set back from the line of controlled width of Highways and other
Himachal Pradesh Public Works Department’s scheduled roads falling within the
Planning Area or Special Area limits (excluding the land, included in the inhabited sites
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of an village as entered and demarcated in the Revenue record or on sites in notified
Municipal area that are already built up) shall be 3.00 M. Minimum front set back for
non-scheduled roads and Municipal roads shall be 3.00 M.
9.
For the plots abutting Highways, Bye-pass and other Himachal Pradesh Public Works
Department’s scheduled roads, No Objection Certificate (NOC) from the Himachal
Pradesh Public Works Department shall be mandatory, in the cases where plot is
directly abutting to these roads and there is direct access through connecting bridge and
by constructing ramps to such roads, as per the format appended below:
NO OBJECTION CERTIFICATE FROM HIMACHAL PRADESH PUBLIC
WORKS DEPARTMENT
The Himachal Pradesh Public Works Department has no objection on carrying out any
development
on
land
bearing
Khasra
Number___________
of
revenue
Village/Mohal/Patti__________ abutting National Highway/ State Highway/ Scheduled
Road_________
by
the
owner
Sh./Smt.____________________
resident
of
_________with respect to the provisions of the HP Road Side Land Control Act, 1968
in this behalf, as shown in site plan.
Seal of the Competent Authority
10.
Maximum hill cut of 3.50 M height shall be permissible.
11.
Submission of Structural Stability Certificate on completion of building shall be
mandatory.
12.
Competency for preparation of structural design and its certification:-
Registered Civil Engineer having experience in Engineering Structure practice with
design and field work.
13.
Issuance of No Objection Certificate (NOC) for water supply and electricity
connection:-
(i) Temporary At plinth level
(ii) Permanent On completion of dwelling unit / floor /whole building.
14.
Any subsequent deviations made in the building constructed after getting the plan
approved and after grant of No Objection Certificate (NOC) issued by the Department
shall entail the entire building unauthorized and NOC so issued shall be withdrawn and
the services shall be disconnected.
15.
Adequate distance from the electric lines as per the requirement of Himachal Pradesh
State Electricity Board Limited (HPSEB Ltd.) Rules shall have to be maintained. The
No Objection Certificate (NOC) of the Competent Authority shall also be required, if
HT/LT line is crossing through the site, as per the format appended below:
NO OBJECTION CERTIFICATE FROM HIMACHAL PRADESH STATE
ELECTREICITY BOARD.
The Himachal Pradesh State Electricity Board has no objection on carrying out any
development on land bearing Khasra Number________ of revenue Village/Mohal/
Phatti
_____________under
the
____________________line
by
the
owner
Sh./Smt._____________ resident of _________________with respect to the provisions
of the Indian Electricity Rules, 1956, in force in this behalf as shown in the site plan.
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Seal of the Competent Authority
16.
Minimum permissible distance between two blocks constructed on a plot shall be 5.00
M.
17.
Distance from the Highest Flood Level (HFL) along Rivers, Khuds and Nullahs shall be
as delineated in the Interim Development Plans / Development Plans. In other areas, no
construction shall be allowed in parcel of land prone to floods.
18.
No development shall be permissible on land having buildable width less than 5.00 M
after leaving set backs.
19.
No construction shall be allowed within a radius of 2.00 M from the existing tree and
5.00 M from the forest boundary measured from the circumference of an existing tree.
20.
Construction on sandwitch plots shall be permissible as per existing building lines, only
in existing built up areas.
21.
In new sub-division of land:-
(i)
Minimum width of vehicular access, if number of
plots is above 5.
5.00 M (with cul-desac)
at the end.
(ii)
Minimum width of pedestrian links to smaller
cluster of plots, not exceeding 5 in number.
3.00 M.
(iii)
Minimum area for open/green space for the
scheme having more than 5 plots.
10%
(iv)
Minimum area for soak pit etc. (irrespective of
number of plots).
5% of the scheme area
(v)
Orientation of the plots shall be provided in such
a manner so as to be in conformity with the
integration of existing plots/infrastructure, wind
direction, natural flow of surface drainage to
allow un-obstructed rain water discharge.
-
(vi)
Layout of plots shall be governed by easy access
having acceptable grades minimum 1in 15 and
which may not obstruct view or vista.
-
(vii) In exceptional circumstances, for the benefit of
Economically Weaker Sections and where the site
conditions permit to do so, the Director may fix
60 M2, the minimum area of plots with two
common walls.
-
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22.
Permissible Area Standard/Norms for different parts of a Building shall be as under:-
Habitable
room
Minimum floor area
Minimum width
9.50 M2
2.40 M
Kitchen
Minimum floor area
Minimum width
4.50 M2
1.80 M
Bath room
Minimum floor area
Minimum width
1.80 M2
1.20 M
Water Closet
(WC)
Minimum floor area Minimum
width
1.10 M2
0.90 M
Toilet
(WC+ Bath)
Minimum floor area
Minimum width
2.30 M2
1.20 M
Minimum
width
of
corridor
For Residential use
For Other uses
1.00 M
1.20 M
Minimum
width of stairs
For Residential use
For Other uses
1.00 M
1.50 M
Maximum
width of treads
without nosing
For Residential use
For Other uses
25
centimeter
wide
for
internal stairs
30
centimeter
wide
for
internal stairs case
Maximum
height of riser
For Residential use
For Other uses
19 centimeter
15 centimeter
Provision of
spiral stair case
For Other uses expect
Residential use
Provision of spiral stair case
not less than 1.50 M dia with
adequate head height for fire
escape in addition to regular
stair case.
Openings
For sufficient air and light, windows and ventilators should have
minimum area equivalent to 1/6th of Floor area.
Projections
over
doors,
windows
and
ventilators.
0.60 M
-
Balcony
Projections
1.20 M wide Balcony complete open on two sides with restriction
of 50% of Building frontage where minimum front Set-Back is 3.00
M shall be permissible .Balcony of 1.00 M width shall be allowed
over set back of 2.50 M.
23.
The habitable basement and attic shall be counted as independent storey.
24.
No plot size restriction shall be applicable for the plots existing prior to enforcement of
the Himachal Pradesh Town and Country Planning Act, 1977 (Act No 12 of 1977) and
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to the plots carved out after inheritance and to such plots carved out for social housing
schemes of Government.
25.
Drainage:-
The road side drain shall be on hill side. However, in plain areas where there are
buildings on either side of road, drain may be provided on both sides.
26.
Re-construction of existing buildings:-
Regulations regarding re-construction of houses/ buildings in the existence shall be on
predominantly existing building lines, provided minimum width of road as per Rules
and Regulations is available and roof projections, sun shades upto 0.60 M shall be
permitted over streets or paths, as the case may be.
18.1.1.6 Change of Land Use:-
Change of existing land use for Residential, Commercial, Public and semi-public and
Industrial uses, shall be on existing pattern of development and site conditions subject to
the conditions that where basic services like paved roads, drainage, water supply,
sewerage disposal, electrical supply line, street lighting etc. do not exist, change of land
use or development of land shall not be permitted unless the applicant undertakes that
these services shall be provided at his own cost.
18.1.1.7 Relaxation:-
In case of any constraints as per the site conditions in maintaining set backs or any other
regulations the powers of relaxation shall be vested with the Director, Town & Country
Planning Deptt.
18.2
DEFINITIONS:
i) Definitions of various types of housing.
(a)
Row housing means where two side walls are common and plots created specifically
for houses in the row.
(b)
Semi-detached housing means where one side wall is common and plots created as
such for this purpose.
(c)
Detached houses mean where there are no common walls and plots created as such
for independent houses.
ii) Floor Area Ratio (F.A.R.): Means the ratio between the total built up area of all the floors
of the building to the area of plot.
F.A.R. =
Total area of all floors
Plot Area
iii) Builder: Will refer to the one who is involved in constructing flats or houses or other
establishments for commercial purposes and by way of sale thereof he will be involved in
acquiring profits.
iv) Colonizer: Will refer to the one who is involved in development of plots for various
purposes including residential and will be transacting the developed land for earning profits
thereof.
v) Light Weight Material:- Shall refer to stone or brick walls in foundations, brick dhajji
walls/Aero brick walls in Superstructure, Siporex light weight concrete block for partions,
Aerotile for flooring, Fiber/PVC sheets for roofing, wooden joinery with proper seismic
bonds and pitched roof with wooden truss at the top.
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18.3
LAND POOLING AND RECOSTITUTION OF PLOTS REGULATIONS
18.3.1
On commencement of these regulations, no person shall be allowed to carve out plots of
zig-zag ‘Khasra’ Numbers in his ownership and the same have to be organized
alongwith other such adjoining chunks of land to ensure proper dimensioned plots to the
purchasers, on one hand and in the interest of urban design, safety, economy,
functionality, aesthetics and optimum use of land, on the other.
18.3.2
Maximum upto 60% plotted area shall be made available to the land owners,
proportionate to their land ownerships, in accordance with prescribed regulatory
provisions of this Development Plan. The remaining 40% area shall have to be
surrendered and the same be utilized for circulation, infrastructural networks, parking,
parks, open spaces, playgrounds and recreational pursuits.
18.3.3
In case of any person whose plot comes within the roads or community amenities, he
shall be suitably compensated by the parties who are going to be benefited in lieu of his
land in such scheme.
18.4
RESTORATION AND CONSERVATION REGULATIONS
18.4.1
In order to ensure healthy environment in areas, which have deteriorated considerably,
schemes are to be framed by the local bodies and same implemented by participatory
process.
18.4.2
As far as possible, open spaces shall be created by shifting non-conforming uses from
congested and unhealthy localities by the concerned local bodies.
18.5
LAND SUB-DIVISION REGULATIONS
18.5.1
The Sub-Division of land into plots amounts to “Development” under the Himachal
Pradesh Town & Country Planning Act, 1977. No person shall subdivide his land unless
permitted to do so in accordance with Rules and Regulations in force.
18.5.2
Similarly no ‘Registrar or the Sub-Registrar shall register any sale deed or documents of
any sub-division of land on share basis unless the sub-division of land is duly approved
by the Director in accordance with provisions of Section 16 C of the Himachal Pradesh
Town & Country Planning Act, 1977 and sub- division of land regulations as contained
in this Development Plan.’
18.5.3
The application for sub-division of land shall be submitted as per the procedure laid
down under regulation 19.1.1.1 to 19.1.1.3.
18.5.4
The sub-division of land shall be permitted in accordance with natural profile of
topography as shown on a contour map, drainage of the land, accessibility, road
alignment, wind direction, local environmental imperatives and in accordance with
prescribed landuse of the Development Plan. Natural flora and fauna shall have to be
preserved.
18.5.5
Natural nallahs which pass through land involving sub-division shall be developed and
maintained according to discharge of water during the peak rainy season.
18.5.6
The sub-division of land shall not be permitted in area where basic services like paved
roads, drainage, water supply, sewerage disposal, electricity, street lighting etc. do not
exist or unless the applicant undertakes that these services shall be provided at his own
cost.
18.5.7
The minimum width of road/path shall be 3.0m. for upto 5 plots, 5.00 m. for 6 plots to
10 plots, 7.00 m. for 11 to 20 plots and 9.00 m. for more than 20 plots in number
respectively.
18.5.8
In case of plots or land abutting the existing or proposed roads or paths, width of the
same shall have to be increased to meet requirements of width for requisite plots as
prescribed in regulation 19.5.7.
18.5.9
Average slope gradient for regional roads shall have to be 1:20. However, local roads in
town may be allowed with slope gradient upto 1:8 as per Indian Road Congress
Standard as per H.P. P.W.D. and additional width of carriage way shall be provided on
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curves for ensuring smooth flow of vehicular traffic, which shall not obstruct view or
vista.
18.5.10
For schemes approved by the Government, relaxation can be given by the Government.
18.5.11
Minimum area of a plot for residential development in Group Housing Scheme shall be
1000 Sqm. in accordance with provision of Apartment Act.
18.5.12
The minimum area for open/green space for the scheme having more than 5 plots (1000
m²) shall be 10% of the scheme area. Where a sub-division of land involving plots
exceeding 10 in number (2000m²) by individual colonizer or any Society is proposed,
the provisions of parks/tot-lots and open spaces shall be made on a central suitable
location in the scheme. Such parks cannot be built upon and sold in any manner in
future. Provision shall also have to be made for education, medical, fire fighting,
religious, socio-cultural and other community facilities based on actual requirements in
the cases of sub - division of land in accordance with prescribed norms and standards in
the Urban Development Plan Formulation Implementation Guidelines. The ownership
of such land shall be transferred/ surrendered to the Development Authority/Local body
for its development and future maintenance.
18.5.13
While carving out plots, the orientation of the plots shall be made in such a manner, so
as to be in conformity with the existing plots/infrastructure, wind direction, availability
of Sun and Natural flow of surface drainage to allow unobstructed rain water discharge.
18.5.14
Minimum area for septic tank and soak pit etc. irrespective of number of plots shall be
5% of the scheme area.
18.6
ZONING REGULATIONS
18.6.1
Common regulations for all areas under Theog Planning Area:-
The following common regulations shall be applicable in Theog Planning Area,
namely:-
(i) Mixed landuse shall be permissible. However, obnoxious hazardous activities
including Chemical industries, inflammable goods, Printing Press, Auto repair
workshop, Slaughter House, Sewerage Treatment Plant, Shooting Range, Solid
Waste Dumping Yards, Forensic Lab, Poultry Farm, Hospital / Research
Laboratories, Warehousing and Arms and ammunition shall not be allowed.
(ii) Sub-division of land shall be permissible as provided in 19.5;
(iii) Minimum width of path in new sub-division of land shall be as under:-
(iv) Maximum height of plinth level shall be 2.00 metre;
(a)
Minimum width of path/road for sub-division of land
having upto 5 plots
3.0meters
(b)
Minimum width of path/road for sub-division of land
having cluster of plots from 6 to 15
5.00meters
(c)
Minimum width of path/road for sub-division of land
having group of plots between 16 to 25
7.00meters
(d)
Minimum width of path/road for sub-division of land in
case plots exceeding 25 in number.
9.00meters
(e)
Minimum area for open/green spaces for the scheme
having
10% of scheme area
(f)
Minimum area for soakage pit / septic tank etc. (irrespective
of number of plots)
5% of the scheme area.
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(v)
Maximum hill cut of 3.50mtr. height shall be permissible.
(vi)
Minimum and maximum Floor height shall be 2.70 metre and 3.50 metre
respectively, however, in an attic floor ceiling height upto 2.40 metre shall be
permissible;
(vii)
Sloping roof shall be mandatory with 2/3rd coverage of roof area. The height of
sloping roof, zero at eaves and maximum 2.50 M at center shall be maintained.
(viii)
The continuous dormers on any side of slopping roof shall not be allowed.
However, maximum 2 No. Dormers on either side of the slopping roof shall be
provided to maintain the aesthetic of the roof. The dormers shall be provided
inside the roof slope with reasonable distance from eves and ridge.
(ix)
Basements and attic floor shall be considered as storeys and included in FAR;
(x)
Plot holders shall have choice to go for detached, semi-detached and row
housing subject to written consent of adjacent plot holders with the condition
that on a sandwiched plot conformity to authorized abutting building shall be
essential, provided that the word authorised shall not include any relaxation as a
result of composition of offences and relaxation;
(xi)
Re-construction on old lines shall be permissible with same plinth area and no.
of storeys.
(xii)
Minimum buildable width shall not be less than 5.00 metre. However, relaxation
in buildable width shall be considered subject to topography/site condition and
structural stability.
(xiii)
(i) Parking floor shall be allowed with approach wherever feasible subject to the
condition that the maximum height of parking floor shall be 3.0 m. including the
beam depth. This parking floor shall be over and above the permissible FAR.
(xiv)
(ii) Provision for parking shall be made at the rate of one Equivalent Car space
(ECS) per dwelling unit in residential buildings and at the rate of one Equivalent
Car Space per 50sqm. of built up area in other non-residential buildings, on plots
having access to a motor road. Any additional built up area of 20 Sqm. over and
above a multiple of 50 Sqm. built up area shall require an additional Equivalent
Car Space for parking. However, extra provision of parking other than the
parking floor shall be included in F.A.R. These guidelines shall be subject to any
relaxation/ addition in bye-laws of the Municipal Council for proximity to types
of roads i.e. National Highway, State Highway and others;
(xv)
Minimum distance of 5.00m. from Forest boundary shall be maintained and
minimum distance from existing tree shall be 2.00m.;
(xvi)
Minimum distance from existing khad 5.00 metre and existing nallah 2.00 metre
shall be maintained.
(xvii)
In case of Educational, Health, Tourism Institutions, Indian Oil Corporation,
Transport Infrastructure, Power Projects and Industries, the building norms of
respective competent authorities under their respective laws shall be applicable
in addition to the building regulations prescribed for various areas as per
regulations detailed in Regulation No.18.1.1.4;
(xviii) In case of Industrial use, the same shall be permissible only outside the
Municipal Council limits of Theog Planning Area;
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(xix)
In case of plots abutting NHAI/ National highways, bye-passes and other
scheduled roads owned by the Public works Department/ National Highway
Authority of India, No Objection Certificate from Himachal Pradesh Public
Works Department shall be mandatory;
(xx)
A plinth level certificate as well as completion certificate on the specified format
from empanelled private graduate civil engineers having degree in architecture
or civil engineering shall be sufficient for grant of NOC/completion certificate
by Municipal Council/TCP Department.
(xxi)
Submission of structural stability certificate on completion of building shall be
mandatory;
(xxii)
Any No Objection Certificate issued by the department shall be liable for
withdrawal on breach of terms and conditions of references of such No
Objection Certificate and undertaking to this effect shall be given by the
applicant;
(xxiii) No Objection Certificate from the Himachal Pradesh State Electricity Board
Limited shall be obtained and attached with the application seeking planning
permission;
(xxiv) No construction, including the top of roof ridge, shall be permissible above the
road level along National Highway, State Highway and other major PWD roads,
Municipal Council roads, on valley sides;
(xxv)
Minimum width of path abutting at least one side of the plot shall be 3.0 metre;
(xxvi) Sub-division of land into plots amounts to development under the Himachal
Pradesh Town and Country Planning Act, 1977 and as such, no person shall sub-
divide the land unless permitted to do so as per rules framed under the said Act.
The development proposal for a part of land or khasra number shall not be
considered and proposal for complete land holding shall be submitted;
(xxvii) Any structural component of building including slab/chajja projection shall be
permitted to penetrate horizontally in the interest of aesthetics into space over
setbacks to the extent of 0.45m.
(xxviii) The floor height limitations of these Regulations shall not apply to all kind of
religious places e.g. Temples, Mosques, Gurudwaras, Churches, etc. provided it
is so designed and approved by the competent authority which can put overall
height restrictions. The chimneys, elevators, poles, tanks and other projections
not used for human occupancy may extend above the prescribed height limits.
The cornices and window sills may also project into any required yards.
(xxix) Natural Nallahs which passes through land involving division shall be developed
and maintained according to discharge of water or realigned with the approval of
Competent Authority after taking views of adjacent plot holders and consent of
local authority.
(xxx)
Drainage shall be regulated strictly according to natural profile of land with a
view to prevent landslides, soil erosion and to maintain sanitation.
(xxxi) In case of petrol filling station, the layout plan/norms of the Indian Oil
Corporation (IOC) shall be adopted. However, on National Highways and State
Highways the front set back shall be kept as 8.00 M from acquired width of the
Highway. If the rear and side set backs are not mentioned in the layout plan of
IOC, the sides and rear set backs shall be 2.00 M minimum in addition to above.
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(xxxii) All buildings, which are 15m in height or above, and all buildings used as
educational, assembly, institutional, industrial, storage, and hazardous
occupancies and mixed occupancies with any of the aforesaid occupancies,
having area more than 500m2 on each floor shall have a minimum of two
staircases. They shall be of enclosed type; at least one of them shall be on
external walls of buildings and shall open directly to the exterior, interior open
space or to an open place of safety. Further, the provision or otherwise of
alternative staircases shall be subject to the requirements of travel distance being
complied with.
(xxxiii) Every development proposal shall have explicit mention of muck disposal.
(xxxiv) Septic Tanks/ Soak Pit should be pucca in all sides and bottom. Its effluent
should be discharged in soak pit. The soak pit shall be lined with brick bats on
its sides. These structures shall be at least 1.00 m. inside from the property line.
(xxxv) Composition of offence under section-39(C) will be permissible, keeping in
view topographical constraints. Where column position will be shifted no
composition shall be permissible in con/ balcony projection.
(xxxvi) Permissible area standard/norms for different parts of a building shall be as
under:-
18.7
SIMPLIFICATION OF THE MAP APPROVAL PROCESS
18.7.1 The whole map approval process in Municipal Council Area and Planning Area shall be as
under:-
(i)
the Registered Private Professional (s) shall be one who is registered/ empanelled by
the Town and Country Planning Department, under Rule 17 of Himachal Pradesh
Town & Planning Rules, 2014;
(ii)
the Registered Private Professional (s) shall be competent to certify building maps in
the Theog Planning Area and will submit complete set of certified buildings map on
prescribed format (Annexure-II) alongwith necessary documents to the Competent
Authorities i.e. Executive Officer, Municipal Council, Theog for the area falling in
Municipal Council Theog or to the Town and Country Planner, Divisional Town
Planning Office Shimla for rest of the Theog Planning Area.
(iii)
the Competent Authorities shall examine the certified building maps as early as
possible as but not later than one month of submission of certified building maps.
(iv)
if certified building maps is order, sanction will be conveyed by the Competent
Authorities to Registered Private Professional (s) in next 15 days.
(v)
in case of any discrepancies are found to the Regulations, the Competent Authorities
shall convey the observations in next 15 days to the Registered Private Professional
(s).
(vi)
in case Competent Authorities are not convinced with the reasoning or defence of
the Registered Private Professional (s) and discrepancies are stated to be in violation
to the Regulations, the approval shall not be granted and concerned Registered
Private Professional (s) shall be informed by speaking order and certification granted
by him to applicant/ owner shall be treated as null and void.
(vii)
No Objection Certificate (NOC) for release of service connections under Section 83-
A of the Himachal Pradesh Town and Country Planning Act, 1977 (Act No. 12 of
1977) at plinth level shall be given by Competent Authorities, after obtaining
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certificate from the Registered Private Professional (s) and only when the project is
physically checked by the Competent Authorities or his representative and
adherence to the Regulations are confirmed.
(viii) in no case, the construction will be done by the Owner without engaging Registered
Private Professional (s).
(ix)
the Registered Private Professional (s) shall ensure that the construction of building
is completed strictly as per the sanctioned building map. In case, any dispute arises
between the Owner and the Registered Private Professional (s), the present
Registered Private Professional (s) shall hand over the sanctioned map and the work
done at site to the new Registered Private Professional (s) engaged by the Owner
duly signed by all the three parties under intimation to the Competent Authorities.
(x)
in case any deviation is found, Notice under relevant Section(s) of the Himachal
Pradesh Town and Country Planning Act, 1977 (Act No. 12 of 1977) shall be issued
by the Competent Authorities and simultaneously action shall be taken against the
Registered Private Professional (s) including a warning for cancellation of
Registration as per Appendix-10 of Rule 17 of the Himachal Pradesh Town and
Country Planning Rules, 2014.
(xi)
in case Registered Private Professional (s) notices certain violations being made by
the owner, he shall immediately intimate the owner and ask him to stop further
work. He shall also intimate the same to the Competent Authorities regarding such
violations.
(xii)
A completion certificate (CC) will be issued by the Competent Authorities on a
prescribed format (Annexure-III) after certifying that said construction is as per
sanction accorded by the Competent Authorities.
(xiii) the Competent Authorities shall have the right to reject any completion certificate, if
the same is in violation to the sanctioned plan by passing speaking order.
Simultaneously a penal action shall be taken against Registered Private Professional
(s) as per prevailing law (s) .
(xiv)
composition of Offences under Rule 35 of the Himachal Pradesh Town and Country
Planning Rule, 2014 shall be done by the Competent Authorities i.e. Executive
Officer, Municipal Council Theog for the area falling in Municipal Council Theog or
to the Town and Country Planner, Divisional Town Planning Office Shimla for rest
of the Theog Planning Area
18.8
REGULATIONS FOR INDUSTRIAL USE
For Industrial use/activities, following Regulations shall be applicable:-
18.8.1 Minimum area of plot:-
a) For small scale industry shall be 250 M². to 500 M².
b) For services/light scale industry shall be above 500 M2 to 1000 M².
c) For medium scale industry shall be above 1000 M2 to 5000 M².
d) For large and heavy scale industry shall be above 5000 M².
e) The plot area as mentioned in clauses (a) to (d) above would not be applicable in the
cases where the sub-division of land has taken effect before the commencement of the
Himachal Pradesh Town and Country Planning Rules, 2014.
f)
The plot area as mentioned under clauses (a) to (d) above would not be applicable for
the individual plots, if any, created/allotted by the Himachal Pradesh Industries
Department or the Himachal Pradesh State Industrial Development Corporation
(HPSIDC) or the Himachal Pradesh Housing and Urban Development Authority
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(HIMUDA) or any Local Authority or any Authority constituted under the Himachal
Pradesh Town and Country Planning Act,1977 (Act No. 12 of 1977) or any other
Authority prior to coming into force of the Himachal Pradesh Town and Country
Planning Rules, 2014.
g) The layout and design of industrial area, if any, shall be as per requirement of the
Industry and shall be got approved from the Director.
18.8.2
Height of floor/storey:-
The minimum floor/storey height of industrial building shall be 3.00M and sloping roof
height shall be in accordance with volume of the structure. In case of roof trusses, height
of building should be adjusted /relaxed accordingly.
18.8.3
Type of Industry, minimum Plot Area, minimum Set Backs, maximum Floor Area
Ratio (FAR) and maximum height of building:-
The minimum plot area, minimum set backs, maximum Floor Area Ratio (FAR) and
maximum height of building for different type of Industry shall be governed by the
following Table:-
Sr.
No.
Type of
Industry
Plot
area in
M2
Minimum Set Back in Metres
Max.
FAR
Max. Height in
Metres rofm
Mean Sea Level
upto 1000 M
Max. Height in
Metres from Mean
Sea Level above
1000 M
Front
Left
Right
Rear
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
1.
Small
Scale
Industries
250 to
500
3.00
2.00
2.00
2.00
1.75
15.00
12.00
2.
Services/
Light
Scale
Industries
Above
500 to
1000
5.00
2.00
2.00
3.00
1.50
15.00
12.00
3.
Medium
Scale
Industries
Above
1000
to
5000
10.00 5.00
5.00
5.00
1.25
20.00
15.00
4.
Large and
Heavy
Scale
Industries
Above
5000
15.00 7.50
7.50
7.50
1.00
20.00
15.00
Note:-
(i) Minimum width of path/road abutting one side of plot shall be 5.00 M.
(ii) Service area required for pharmaceutical units or such type of Industries under
requirement of Goods Manufacturing Practice (G.M.P) shall not be included for
calculation of FAR, provided it is only used for utilities and services but not in any case
for production.
(iii) For ancillary uses like security post/room shall be allowed in set back area i.e. one wall
shared with the boundary wall and shall be counted in the FAR.
18.8.4 Construction of Cellar:-
a) Construction of cellar shall not be counted as a storey and should be constructed within
the prescribed set backs and prescribed building lines and subject to maximum coverage
on floor i.e. entrance floor and may be put for following uses:-
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(i)
storage of household or other goods of ordinarily combustible material;
(ii)
strong rooms, bank cellars etc;
(iii) air conditioning equipment and other machines used for services and utilities of the
building; and parking spaces.
b) The cellar shall have following requirements:-
(i)
All the walls shall be kept dead and below the natural ground level except the
portion kept for ventilation purpose;
(ii)
Every cellar shall be, in every part, at least 2.40 M in height from the floor to the
underside of the roof slab or ceiling;
(iii)
Adequate ventilation shall be provided for the cellar and any deficiency in
ventilation requirements may be met by providing mechanical ventilation in the form
of blowers, exhaust fans and air conditioning system etc;
(iv)
The minimum height of the ceiling of any cellar shall be 0.90 M and the maximum
1.20 M above the average surrounding ground level;
(v)
Adequate arrangements shall be made such that surface drainage does not enter the
cellar;
(vi)
The walls and floors of the cellar shall be watertight and be so designed that the
effects of the surrounding soil and moisture if any, are taken into account in design
and adequate damp proofing treatment is given;
(vii)
The access to the cellar shall be separate from the main and alternative staircase
providing access and exit from higher floor. Where the staircase is continuous in the
case of buildings served by more than one staircase, the same shall be enclosed type,
serving as a fire separation from the cellar floor and higher floors. Open ramps shall
be permitted, if they are constructed within the building line subject to the provision
of clause (v) above;
(viii)
In case partition in the cellars is allowed by the Authority, no compartment shall be
less than 50.00 M2 in area and each compartment shall have proper ventilation
provision and the cellar partition shall however, conform to the norms laid down by
the Fire Services; and
(ix)
In no circumstances, construction of Toilet, Bath, Kitchen etc. shall be allowed in
the cellar.
18.9
REGULATIONS FOR DEVELOPMENT OF INFORMATION TECHNOLOGY
PARK
18.9.1
Slope
Buildings of Information Technology (IT) Park shall be allowed upto 30° slope. The
infrastructural services including roads shall be developed in accordance with the slope
of the area.
18.9.2
Land Use structure of complex
Sr. No. Land Use Structure
Maximum limit
1.
Total Covered Area
(i) IT related activities
(ii) Commercial
(iii) Recreational (Indoor)
(iv) Residential
50%
22% to 44%
1% to 5%
1% to 3%
9% to 15 %
2.
Parks and Tot Lots
8% to 12%
3.
Area under Traffic and Transportation
16% to 20%
4.
Area under Set Backs and other Open Spaces
20% to 24%
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18.9.3 Means of Access
(i)
The access to the site of IT Park area shall not be less than 5.00 M wide.
(ii)
Provisions of internal roads shall be as under:-
Sr. No.
Width
Length
1.
9.00 M
Up to 1000.00 M
2.
12.00 M
Above 1000.00 M
18.9.4 Parking Provision
1. Residential
= @ 1.00 car space per 75 M2 floor area
2. Commercial
= @ 1.50 car space per 75 M2 floor area
3. Office Use
= @ 1.25 car space per 75 M2 floor area
4. Hardware Manufacturing Unit
= @ 1.00 car space per 60 M2 floor area
5. Software development/ITES
= @ 1.00 car space per 40 M2 floor area
Maximum height of parking floor shall be 3.00 M including depth of beam below the
ceiling of the slab.
18.9.5 Maximum Floor Area Ratio (FAR)
Maximum Floor Area Ratio (FAR) shall be 1.75.
18.9.6 Maximum height of buildings
Maximum height of buildings for IT and related activities shall be 21.00 M.
18.9.7 Set Backs
(i) Block to Block distance shall be 2/3rd of average height of the Blocks.
(ii) Distance of structures from the adjoining properties and side Set Backs shall not be less
than 1/3rd of the height of the Blocks.
(iii) Minimum 3.00 M distance from internal roads shall have to be maintained.
18.9.8 Expansion Joints
The structures exceeding 45.00 M in length shall be divided by one or more expansion
joints as per the Structural Design calculations.
18.9.9 Structural Stability
The Structural Stability provisions including Soil Investigation Report have to be strictly
adhered, as enshrined in section 31-A of the Himachal Pradesh Town and Country Planning
Act, 1977 (Act No. 12 of 1977) and under Rule 21 of the Himachal Pradesh Town and
Country Planning Rules, 2014.
18.9.10
Environment and Health
(i) Proper air, light and ventilation to each dwelling unit shall have to be ensured. At least
three hours sun may be available for each building during winters. In case of residential
structures, kitchen and services shall have to be provided along the external walls.
However, if the water closets and bath rooms are not opening to the front, sides, rear and
interior open spaces, these shall open to the ventilation shaft. The maximum size of
ventilation shaft shall be 4.00 M2 with minimum one dimension of 1.50 M.
(ii) The Developer shall ensure prior environmental clearance under the provisions of the
Environment Protection Act, 1986 from the Competent Authority, besides consent of the
Himachal Pradesh State Environment Protection and Pollution Control Board under the
Water (Prevention and Control of Pollution) Act, 1974 and the Air (Prevention and
Control of Pollution) Act, 1981.
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18.9.11 Safety Measures
(i) In case of buildings above 15.00 M height, No Objection Certificate from the Director
of Fire Services or Chief Fire Officer, as the case may be, shall be required.
(ii) The provision of stair cases shall be as per clause 8.6.2 of Part-IV of the National
Building Code of India i.e. minimum two stair cases for floor area of more than 500
M2. At least one of the stair case shall be on external wall of the buildings and shall
open directly to the exterior. Width of stair case shall not be less than 3.00 M i.e. 1.50
M in each flight.
(iii) Provision for lift shall be optional upto 3 storeys and 1 parking floor. However, for
more than 3 storeys and one parking floor, it shall be mandatory requirement. The
Developer shall make provision of power back up for the lift and general lighting
within and outside the building at his own cost.
(iv) Provision for proper Fire Hydrants shall have to be made in the Complex and the
layout, showing position and location of the same. It shall be made available to the
nearest Fire Office.
18.9.12 Potable Water Supply and Rain Water Harvesting
(i) No Objection Certificate (NOC) from the Himachal Pradesh Irrigation and Public
Health Department (HPI&PH) regarding availability of adequate water supply and
viability of design of rain water harvesting structure shall have to be furnished.
(ii) Adequate provision for rain water harvesting structure, @ 20 Liters per M2 of the roof
top area, shall have to be made underground in the parks and open spaces and the same
shall be used for the purposes other than drinking and cooking.
18.9.13
Parks and Tot Lots
Area under parks and tot lots shall have to be properly developed in regular shape by
providing retaining walls, railings, plantation etc. and amidst the Blocks, proper
landscaping of the IT Park area in accordance with the design shall be ensured by the
Developer.
18.9.14
Existing trees and plantation
(i) No construction shall be allowed within a radius of 2.00 M from the existing tree and
5.00 M from the forest boundary measured from the circumference of an existing tree.
(ii) Plantation shall be ensured @ 125 trees per Hectare.
18.9.15
Distance from Natural drainage
Distance from the Highest Flood Level (HFL) along Rivers, Khuds and Nallahs shall be
as delineated in the Interim Development Plans/ Development Plans. In other areas, no
construction shall be allowed in parcel of land prone to floods.
18.9.16
Distance from Roads
Minimum distance of structures from National Highways, State Highways, Himachal
Pradesh Public Works Department (HPPWD)’s Scheduled roads, Bye-Passes and other
District roads shall be 15.00 M.
18.9.17
Distance from Electric Lines
Adequate distance from the electric lines as per the requirement of Himachal Pradesh
State Electricity Board Limited (HPSEB Ltd.) Rules shall have to be maintained. The
No Objection Certificate (NOC) of the Competent Authority shall also be required, if
HT/LT line is crossing through the Complex.
18.9.18
Assessment of Power requirement
In case power requirement assessment exceeds 50 KW, proper space for installation of
electric Transformer and Transmission Lines of 11 KV shall be provided in the layout
plan. The proposed space is to be got verified from the concerned Officer of the HPSEB
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Ltd. And accordingly No Objection Certificate (NOC) alongwith verification at site
shall have to be furnished.
18.9.19 Development of Infrastructure and its maintenance
(i) The Developer shall construct roads and drains, lay electric and sewerage lines and
shall make provision for disposal of solid waste etc. Suitable site has to be reserved
for placement of dumpers. The provision of services infrastructure shall be made
through a duct to be constructed on the sides of the internal roads.
(ii) The Developer shall provide street light poles each at a distance of 30.00M on either
side of the roads.
(iii) The provision of community water reservoir has to be made in the Complex.
(iv) All the infrastructural services shall be maintained by the Developer, till such time
when a Society is formed and got registered by the stakeholders and residents of the
Complex or a Municipality or Gram Panchayat takes over the maintenance pursuits
of the area.
18.9.20
Supervision
The registered Architect from the Council of Architecture and Structural Engineer,
Graduate in Civil Engineering with 3 years experience in Structural Engineering and
the Town Planner shall be competent for supervision of development of land as per
provisions of Annexure-A of Part II of the National Building Code of India, 2005.
18.9.21
Integration
Proper integration of the IT park area shall have to be ensured with the surrounding
uses and infrastructural provisions like roads, drainage, sewerage etc.
18.9.22
Preservation of local Heritage and Hill Architecture
As far as possible local Heritage and Hill Architecture imperatives shall have to be
ensured and incorporated in the designs in terms of facades, sloping roof, windows,
doors etc. in hilly areas.
18.9.23
Other Regulations and instructions as issued by the Government from time to
time shall be adhered strictly.
18.10 REGULATIONS FOR SOLAR PASSIVE BUILDING DESIGN
18.10.1
Scope
The Solar Passive Building Design shall be required in the following type of buildings:-
(i)
All the Government and Semi-Government buildings.
(ii)
Public and Semi-Public Institutions including Educational, Health, Community
Centres, Banquet Halls, Inns and buildings of Autonomous Bodies.
(iii) Urban Local Bodies and Panchayati Raj Institutions.
(iv) Residential buildings in Urban and Urbanisable Areas.
(v)
Residential Colonies and Apartments.
(vi) Commercial complexes and buildings related thereto including Hotels, Resorts,
Lodges and Guest Houses.
(vii) Industrial buildings and complexes thereof.
(viii) Transport buildings such as Airport Terminals, Bus Terminals, Railway Stations
etc.
(ix) New Townships.
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18.10.2
Building Map
The map for the proposed building should accompany a statement giving detail of
specifications of solar passive heating and cooling system, day lighting features, solar
photovoltaic panels, energy efficient and other renewal energy devices as shown in the
drawing and proposed to be installed where required. Expected energy saving in the
building should also be mentioned.
18.10.3
Site Selection
The site should preferably be selected on southern slopes or sunny side. Availability of
sun shine duration during the winter months of December to March should also be
mentioned.
18.10.4
Orientation
The longer axis of the building should preferably lie along east-west directions to trap
maximum solar energy during winters.
18.10.5
Planning of Spaces
The main habitable spaces of a building may be planned and designed in such a manner,
so that natural day light is available. The stair cases, garages, toilets and stores may be
planned preferably on northern side. Minimum door and window openings on north side
be proposed to avoid heat losses. In order to capture maximum heat in winters, maximum
glazing be proposed on southern side. Glazing in proportion to total surface area of outer
wall should not exceed more than 50% in mid-altitude regions i.e. 1500 M to 2200 M
and not more than 70% in high altitude regions i.e. 2200 M and higher.
18.10.6
Integrating Solar Heating Systems in Building Designs
1. Passive solar heating systems like solar air heating, water heating, sun space, solar walls,
space heating, green houses and solar trombe wall etc. shall be integrated in the building
design, wherever possible on southern side, so as to allow maximum direct solar access
to these systems.
2. The suitability of space heating systems to be installed or incorporated in the design of a
solar passive building is to be decided by the registered Town Planner /Architect/
Engineer /Designer/ Solar Expert in accordance with building site, climate and space
heating requirements.
18.10.7
Solar Photovoltaic Panel (SPV) for Lighting
Wherever possible and required, the solar photovoltaic panels may be integrated
preferably in the building design for providing light in the building, emergency lighting
and street lighting, so that use of electricity is minimized.
18.10.8
Solar Passive Cooling Design Features
The ventilation and Solar Passive cooling features may be incorporated wherever
required as follows:
1. Cross Ventilation: Windows on opposite sides of rooms may be provided for proper
circulation and ventilation of fresh and cool air in summers. Windows on southern side
may be fixed with overhangs of adequate height and width to provide shade during the
summers.
2. Colour and Shading: The external surface of the wall may be painted with white or
light colours to reflect instant solar radiation.
3. Ground Embankments: Ground floor may be provided with earth bermingupto a height
of around 1.00 M for taking the advantage of constant temperature of the earth
throughout the year.
4. Outside Temperature: Outside temperature may be modified by landscaping.
18.10.9
Reducing Thermal Losses
The local building materials including stone, slate and mud may be utilized to meet the
heating and cooling requirements by storing warmth and keeping the building cool.
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18.10.10 Outer Wall Thickness
Outer walls of the building should be made atleast 0.23 M thick or with cavity with air or
with insulation for thermal comfort and to avoid the transfer of heat from outer
environment to inner environment and vice-versa.
18.10.11 Installation of Solar assisted Water Heating System in Buildings
1. The capacity of the Solar hot water system is to be determined as per the requirement of
particular building. The following building plans shall be submitted alongwith provision
of solar water heating system.-
a)
Hospitals and Nursing Homes.
b) Hotels, Lodges, Guest Houses, Group Housing or Apartments on an area of more
than 1000 M².
c)
Hostels of Schools, Colleges, Training Centres and other Institutions.
d) Barracks of Police.
e)
Functional Buildings of public institutions like Airports, Bus Stands and Railway
Stations.
f)
Community Centres, Banquet Halls and buildings for similar use.
2. (a) New buildings should have open space on the roof top which receives direct sun light.
The load bearing capacity of the roof should at least be 50 Kgs./M². All new buildings of
above categories must complete installation of solar water heating system before putting
the same in use.
(b) Installation of solar assisted water heating systems in the existing building as given in
Regulation 18.12.11(1) shall be required at the time of change of building use to above
said categories, provided there is a system or installation, for supplying hot water.
3. Installation of solar assisted water heating systems shall conform to the Bureau of Indian
Standards (BIS) specifications. The solar collectors used in the system shall have the
Bureau of Indian Standards (BIS) certification mark.
4. All solar water heating systems may have an automatic electric backup system, so that
the same is functional during cloudy or low / non-sunshine days.
5. Provision in the building design itself may be kept for an insulated pipeline from the roof
top in the building to various distribution points where hot water or hot air is required.
6. The solar water heating system has to be integrated preferably in roof of the building,
wherever possible, so that the panels become integral part of the roof. The solar air
/water collectors/ green houses / sunspaces on the roof for receiving maximum solar
radiation will be allowed.
18.11 REGULATIONS FOR DEVELOPMENT OF BARRIER FREE ENVIRONMENT
FOR THE PERSONS WITH DISABILITIES IN PUBLIC AND SEMI-PUBLIC
BUILDINGS AND RE-CREATIONAL AREAS WITHIN THE LIMITS OF
ECONOMIC CAPACITY
18.11.1
Site Planning:
Every public and semi-public building shall have at least one access to main
entrance/exist to the disabled, which shall be indicated by proper signage. This entrance
shall have approach through a ramp together with stepped entry. The ramp should have a
landing after 9 M run and in front of the doorway. Minimum size of landing shall be
1000 mm x 2000 mm.
18.11.2
Access Path/Walkway:
Access path from plot entry and surface parking to building entrance shall be minimum
of 1800 mm wide having even surface without any step. The slope, if any shall not be
greater than 5%. Selection of floor material shall be made suitably to attract or to guide
visually impaired persons (limited to floor material whose colour texture is
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conspicuously different from that of the surrounding floor material or the material that
emit different sound to guide visually impaired persons). Finishes shall have a non-slip
surface with texture traversable by a wheel chair. Curbs wherever provided should blend
to common level.
18.11.3 Parking Provision:
a) Surface parking for two equivalent car spaces shall have to be provided near entrance
with maximum travel distance of 30 M from building entrance. Width of parking bay
shall be minimum 3.60 M.
b) Guiding floor materials shall be provided or a device which guides visually impaired
persons with audible signals or other devices which serves the same purpose shall be
provided.
18.11.4
Approach to Plinth Level:
a) Ramp shall be provided with non-slip material to enter the building. Minimum clear
width of ramp shall be 1800 mm with maximum gradient of 1:12 between top and
bottom of the ramp. Length of ramps shall not exceed 9.00 M having 800 mm high
handrail on both sides extending 300 mm beyond the ramp. Minimum gap from the
adjacent wall to the handrail shall be 50 mm.
b) For stepped approach, size of tread shall not be less than 300 mm and maximum riser
shall be 150 mm. Provision of 800 mm high handrails on both sides of the stepped
approach similar to the ramped approach shall be provided.
18.11.5
Entrance Door:
Minimum clear opening for the entrance door shall be 1000 mm.
18.11.6
Corridor connecting the Entrance/Exit:
The corridor connecting the entrance/exit for handicapped, leading directly outdoors to a
place where information concerning the overall views of the specific building can be
provided to visually impaired persons either by a person or signs shall be provided as
follows:-
a) Guiding floor materials shall be provided or devices that emit sound to guide visually
impaired persons.
b) The minimum width shall be 1500 mm.
c) In case there is a difference of level, slope ways shall be provided with a gradient of
1:12.
d) Handrails shall be provided for ramps/slope ways.
18.11.7
Lift:
For the buildings with more than 15.00 M in height, one lift shall be provided for the
wheel chair user with the following clear dimensions:-
a) Clear internal depth 1100 mm
b) Clear internal width 2000 mm
c) Entrance door width 910 mm
A handrail not less than 600 mm long at 900 mm above floor level shall be fixed adjacent
to the control panel. The lift lobby shall be of an inside measurement of 1800 mm x 2000
mm or more. Operational details of lift shall conform to the National Building Code of
India.
18.11.8
Toilets:
One special toilet in a set of toilets shall be provided for use of handicapped with
following specifications:-
a) Provision of wash basin near the entrance.
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b) The minimum size shall be 1500 mm x 750 mm.
c) Minimum clear opening of the door shall be 900 mm and the door shall be
swinging/sliding type.
d) Suitable arrangements for vertical/horizontal handrails with 50 mm clearance from
wall shall be made in the toilet.
e) The Water Closet (WC) seat shall be 500 mm from the floor.
18.11.9
Refuge Area:
Refuge area shall have to be provided at the fire protected stair landing on each floor
having doorways with clear opening width of 900 mm that can safely hold one or two
wheelchairs. The alarm switch should be installed between 900mm and 1200 mm from
the floor level.
18.12 REGULATIONS FOR COLLECTION OF RAIN WATER
18.12.1
The collection of rain water from the roof tops of the buildings shall be compulsory
where the Himachal Pradesh Town and Country Planning Act, 1977 (Act No. 12 of
1977) is in operation in the State as under :-
(a) For all the buildings existing or proposed for construction in future; and
(b) The Guidelines for capturing, storage, integration and distribution of rain water shall
be as under:-
(i)
The Rain Water Harvesting Structures are allowed to be constructed in set
backs below ground level. If the storage is desired at any level above ground
level, it has be away from set backs within the permitted covered area.
(ii)
The community Rain Water Harvesting Structure shall also be permissible.
(iii) Proper system for rain water capturing, storage as well as integration and
distribution shall be ensured.
(iv) The stored rain water shall be utilized regularly for non-drinking usages
including fire fighting, landscaping, gardening apart from domestic usages.
(v)
No water supply connection shall be given to any building till Rain Water
Harvesting System is put in place and subsequently operationalised.
(vi) The minimum capacity of Rain Water Harvesting Structure shall be worked
out @ 20 Litres per square Metre of the roof top area.
(vii) Violator shall be liable for disconnection of Public Water Supply connection.
(viii) The owners of existing buildings without Rain Water Harvesting System shall
have to install Rain Water Harvesting System within eighteen months after
coming into the operation of these Regulations.
18.13 REGULATIONS FOR DEVELOPMENT OF APARTMENTS AND COLONIES
18.13.1
Site selection
The site may be selected in such area which is going to be proposed for Residential Use
and the same is not having non-conforming uses like obnoxious uses, industrial and
dumping ground etc. in its vicinity.
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18.13.2
Check List
A Check List showing Regulatory provisions and fulfilment thereof shall have to be
submitted alongwith the proposal for Apartments as under:-
Sr. No.
Description
As per Regulations
As proposed
1.
Scheme Area
2.
Slope of Area.
3.
Means of Access.
4.
Land Use Structure.
5.
Coverage
(i) Under Flats (Block wise).
(ii) Under other uses (Block wise).
6.
Total Built up Area.
7.
Floor Area Ratio (FAR).
8.
No. of storeys in each Block.
9.
Height of each floor.
10.
Total Height of Block.
11.
No. of Flats/Dwelling Units in
each Block.
12.
Total Population.
13.
Density per Hectare.
14.
Detail of facilities like school,
health services etc. with respect to
population.
15.
Parking provision.
16.
Structural Stability Certification.
17.
Distance of structures from natural
drainage.
18.
Distance
of
structures
from
Highways
and
other
District
Roads.
19.
Distance of structures from HT/LT
lines.
20.
No
Objection
Certificate
of
competent
authority
of
the
Himachal Pradesh State Electricity
Board Limited in case HT/LT line
is crossing over/ nearby proposed
site.
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21.
No Objection Certificate of the
competent authority of National
Highway / Himachal Pradesh
Public Works Department or Local
Bodies
for
approach
to
the
proposed project as the case may
be.
22.
No Objection Certificate of the
competent authority of Himachal
Pradesh Forest Department.
23.
No Objection Certificate of the
competent authority of Himachal
Pradesh Irrigation and
Public
Health Department or consent of
Central Ground Water Authority
regarding use of ground water.
24.
No Objection Certificate of the
competent authority of Himachal
Pradesh Fire Services Department.
25.
No Objection Certificate of the
competent authority of Urban
Local Bodies/Panchayats
26.
Provision
of
Rain
Water
Harvesting Structure.
27.
Arrangement for disposal and
treatment of solid waste, sullage,
sewage,
sewerage
and
storm
water.
28.
Provision for street lighting
29.
Name of the registered Town
Planner /Architect/Engineer with
full
correspondence
address,
appointed for the job.
30.
Name of the registered Structural
Engineer with full correspondence
address, appointed for the job.
18.13.3
Size and shape of Scheme Area
The cases for permission of Apartments shall be considered in the form of complexes
and not on ribbon development pattern along Highways/Major Roads.
18.13.4
Slope
Apartments shall be allowed upto 30° slope.
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18.13.5
Land Use structure of Apartments in a Colony:-
Sr.
No.
Land Use
Percentage to Total
Area
1.
Area under Apartments
30 – 35 %
2.
Commercial
02 – 05 %
3.
Public and Semi- Public
05 – 10 %
4.
Traffic and Transportation
20 – 30 %
5.
Parks and Open Spaces
10 – 15 %
6.
Area under Set Backs, pavement, plantation and
landscaping etc.
12 – 25 %
Note :-
Under Commercial Use, convenient shops @ of one shop per 150 persons shall have to
be provided. These will include service shops like vegetable, shoe repair, dry cleaning,
tailor, barber, general merchandise etc. The purpose of these shops should clearly be
mentioned in the Plan and should be accordingly allotted after completion. In case Public
and semi-Public amenities like schools, health centres etc. are available in the vicinity
and the same are adequate to cater for the requirements of inhabitants, detail thereof shall
have to be given in the Check List at Regulation 18.5.2. However, provision of toilets
and urinals @ two toilets, one for ladies and one for gents, per 1000 persons and
provision for Kindergarten/ tot lots etc. shall have to be made in every Scheme.
18.13.6
Means of Access
(i) The minimum access/approach from main road to the project site for construction of
colony or apartments with a population of 1000 persons shall not be less the 5.00 M and
for population above 1000 persons shall not be less than 6.00 M.
(ii) Width and length of means of internal access for Colonies of more than 1000 persons
shall be as under:-
a) For plain areas:-
b)
Sr. No.
Width (in Metre)
Length upto (in Metre)
1.
5.00
250.00
2.
7.50
400.00
3.
9.00
1000.00
4.
12.00
Above 1000.00
c) For hilly areas:-
d)
Sr. No.
Width (in Metre)
Length upto (in Metre)
1.
5.00
400.00
2.
7.50
1000.00
3.
9.50
Above 1000.00
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18.13.7
Parking Provision
Parking provision shall have to be provided @ one vehicle i.e.18.00 M² area per 100 M²
floor area. Maximum height of parking floor shall be 3.00 Metre including the depth of
beam below the ceiling of the slab.
18.13.8
Maximum Floor Area Ratio (FAR)
(i) Maximum permissible FAR shall be 1.75. However, the maximum FAR with respect to
Apartments shall be 1.50. The rest 0.25 FAR shall, however be meant for Public and
Semi-Public and Commercial purposes in view of the requirements of locality as well as
surrounding areas.
(ii) In case of a Colony where independent Plots, Apartments and Cottages are proposed to
be developed and constructed, the calculation of FAR shall be as under:-
(a)
For independent Plots-
The FAR shall be calculated for whole of the Plot area.
(b)
For Apartments -
The FAR shall be calculated for the built up area available after leaving
prescribed Set Backs.
(c)
For Cottages –
(d)
The FAR shall be calculated for whole of the land over which cottages are
proposed to be constructed.
18.13.9
Floor Height and Maximum Height of Building
The minimum floor height of Apartments may vary from 3.00 Metres to 3.50 M.
However, the overall height of the building shall not exceed 30.00 Metres in plains
areas and 25.00M including sloping roof in hilly areas of the State. Maximum height of
sloping roof shall be in accordance with the volume of structure and the same shall not
be less than 30° slope of the roof. The height of the Block shall be measured from
plinth of the Block to the ridge of the roof including parking and roof. The minimum
slope of the roof/ dormer shall not be less than 30°. The colour of the roof shall be in
post office red or grey green or any other colour conforming to the colour of the natural
roofing material.
18.13.10
Set Backs
The Block to Block distance shall be 1/3rd of average height of Blocks subject to
minimum of 6.00 M. Distance of Apartments from the adjoining properties and side Set
Backs for plain area shall not be less than 1/3rd and for hilly area 1/4th of the height of
the respective adjacent Block subject to minimum of 3.00 M.
18.13.11
Structural Stability
The Structural Stability provisions including Soil Investigation Report have to be
strictly adhered as enshrined under section 31-A of the Himachal Pradesh Town and
Country Planning Act, 1977(Act No. 12 of 1977) and under Rule 21 of the Himachal
Pradesh Town and Country Planning Rules,2014. Monitoring of the same shall have to
be ensured at each floor level and Completion Certificate in this regard shall be
furnished to the Director, Town and Country Planning Department, Himachal Pradesh,
Shimla.
18.13.12
Environment and Health
(i)
Proper air, light and ventilation to each dwelling unit shall have to be ensured. At least
3 hours sun may be available for each flat during winters. Kitchen and services shall
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have to be provided along the external walls. However, if the Water Closets (WCs) and
bath rooms are not opening on to front, side, rear and interior open spaces, these shall
open on to the ventilation shaft. The minimum size of which shall be as under:-
(ii)
Sr.
No.
Height of Buildings
(in Metre)
Size of Ventilation
Shaft (in square
Metre)
Minimum one dimension of
the Ventilation Shaft
(in Metre)
1.
Upto 10.00
1.20
0.90
2.
Upto12.00
2.80
1.20
3.
Upto18.00
4.00
1.50
4.
24.00 & above
5.40
1.80
(iii) In view of Notification No. S.O. 801 (E) dated 7.7.2004 of the Ministry of Environment
and Forests, Government of India, New Delhi and accordingly further directions of the
State Government circulated vide letter No. STE-A (3)-11/2003 dated 28.3.2005, in
case of population more than 1000 persons or discharging sewage more than 50 Kilo
Liter per Day (KLD) or above or with an investment of Rs.50 Crores or above, the
Promoter has to ensure the Environmental Clearance from the Government of India,
besides consent of the Himachal Pradesh State Environment Protection and Pollution
Control Board under the Water (Prevention and Control of Pollution) Act, 1974 and the
Air (Prevention and Control of Pollution) Act, 1981.
18.13.13
Safety Measures
(i)
In case of buildings above 15.00 M of height, No Objection Certificate (NOC) from the
Director, Fire Services or Chief Fire Officer, as the case may be, shall be required.
(ii)
The provision of stair cases shall be as per clause 8.6.2 of Part-IV of National Building
Code of India i.e. minimum of 2 stair cases for floor area of more than 500 M². Atleast
one of the stair case shall be on external wall of the buildings and shall open directly to
the exterior. Width of stair case shall not be less than 3.00 M i.e. 1.50 M in one flight.
(iii) Upto 4 storeys and 1 parking floor, provision for a lift shall be optional. However, for
more than 4 storeys and one parking floor, it shall be mandatory requirement. The
Promoter has to make provision of power back up for the lift and general lighting
within and outside the building at his own cost.
18.13.14
Potable Water Supply and Rain Water Harvesting
(i)
No Objection Certificate (NOC) from the Himachal Pradesh Irrigation and Public
Health Department (HPI& PH), regarding availability of adequate water supply and
viability of design of rain water harvesting structure shall have to be furnished.
(ii)
Adequate provision for rain water harvesting structure @ 20 Liters per M² of the roof
top area shall have to be made underground in the parks and open spaces and the same
shall be used for the purposes other than drinking and cooking.
18.13.15
Parks and Open Spaces
Area under parks and tot lots shall have to be properly developed in regular shape by
providing retaining walls, railings, plantation etc. and amidst the Blocks, proper
landscaping of the Apartment area in accordance with the design shall be ensured by
the Promoter.
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18.13.16
Existing Trees and Plantation
(i)
No construction shall be allowed within a radius of 2.00 M from the existing tree and
5.00 M from the forest boundary measured from the circumference of an existing tree.
(ii)
The Promoter shall ensure plantation of trees at least equivalent to the anticipated
population of the area and the same shall have to be monitored by the Director, Town
and Country Planning Department, Himachal Pradesh, Shimla. Local varieties of trees
with exotic impact and attraction shall have to be planted.
18.13.17
Distance from Natural Drainage
Distance from the Highest Flood Level (HFL) along Rivers, Khuds and Nullahs shall be
as delineated in the Interim Development Plans/ Development Plans. In other areas, no
construction shall be allowed in parcel of land prone to floods.
18.13.18
Distance from Roads
Distance of structures from roads shall have to be adhered as under:-
(i)
National/ State Highways/ Himachal
Pradesh Public Works Department’s
Scheduled Roads and Bye-passes
= 15.00 M
(ii)
Other District Roads.
= 10.00 M
(iii) Other Roads
= 5.00 M
18.13.19
Distance from Electric Lines
Adequate distance from the electric lines as per the requirement of Himachal Pradesh
State Electricity Board Limited (HPSEB Ltd) Rules shall have to be maintained. The
No Objection Certificate (NOC) of the competent authority shall also be required, if
HT/LT line is crossing through the Scheme.
18.13.20
Assessment of Power Requirement
In case, power assessment exceeds 50 KW, proper space for installation of electricity
Transformer is required to be provided in the layout plan and provision has to be made
for coming 11 KV line. The proposed space is to be got verified from the concerned
Officer of the Himachal Pradesh State Electricity Board Limited (HPSEB Ltd) and
accordingly No Objection Certificate (NOC) alongwith verification at site shall have to
be furnished.
18.13.21
Reservation for Economically Weaker Sections, Low Income Groups of Society
and Bonafide Himachalis
The promoter shall have to ensure the reservation for Economical Weaker Section
(EWS), Low Income Group (LIG) of the society and Bonafide Himachalis as
prescribed in the Rule 56 of the Himachal Pradesh Town and Country Planning Rules,
2014.
18.13.22
Development of Infrastructure and its Maintenance
The Promoter shall construct roads, drains, lay electricity lines, sewerage and make
provision for disposal of solid waste etc. Suitable site has to be reserved for placement
of dumpers. The provision of services infrastructure shall be made through a duct to be
constructed on sides of the road and the same have to be ascertained by the Director,
Town and Country Planning Department, Himachal Pradesh, Shimla during the course
of development at site. The Promoter has to provide street light poles, each at a distance
of 30.00 M on either side of the roads. The provision of community water reservoir has
to be made in the Scheme. All the infrastructural services shall be maintained till such
time that a Society is formed and got registered by the residents of the Scheme or
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Municipal Corporation or Municipal Council or Nagar Panchayat or Special Area
Development Authority (SADA) or Panchayat, undertakes the maintenance pursuits of
the area.
18.13.23
Control on Registration of Apartments and release of service connections
The Sub-Registrar shall not register sale deed of a Flat/ Apartment which has been
constructed in violation of an approved plan. Similarly, the Himachal Pradesh State
Electricity Board Limited as well as Himachal Pradesh Irrigation and Public Health
Department shall not release any service connection without obtaining No Objection
Certificate (NOC) of the Director, Town and Country Planning Department, Himachal
Pradesh, Shimla under provision of section 83-A of the Himachal Pradesh Town and
Country Planning Act, 1977(Act No. 12 of 1977).
18.13.24
Supervision
The registered Architect from the Council of Architecture and Structural Engineer,
Graduate in Civil Engineering with 3 years experience in Structural Engineering and
the Town Planner shall be competent for supervision of development of land as per
provisions of Annexure-A of Part II of the National Building Code of India, 2005.
18.13.25
Integration
Proper integration of the Apartment area shall have to be ensured with the surrounding
uses and infrastructural provisions like roads, drainage, sewerage etc.
18.13.26
Preservation of local Heritage and Hill Architecture
As far as possible local Heritage and Hill Architecture imperatives shall have to be
ensured and incorporated in the designs in terms of facades, sloping roof, windows,
doors etc. in hilly areas.
18.13.27
Urban Development Plan Formulation and Implementation(UDPFI) Guidelines.
In case of any clarification with reference to any proviso or if there is no any specific
provision, the provisions as envisaged in the Urban Development Plan Formulation and
Implementation (UDPFI) Guidelines of the Government of India or the National
Building Code of India shall have to be adhered to.
18.14 REGULATIONS OF PRESCRIBED LIMITS FOR DEVELOPMENT ACTIVITIES
EXEMPTED UNDER SECTION 30-A OF THE HIMACHAL PRADESH TOWN
AND COUNTRY PLANNING ACT, 1977 (ACT NO. 12 OF 1977)
18.14.1
Residential Buildings and Farm Houses
(i) Maximum floor area
= 600.00 M2
(ii) Maximum number of storeys
=3Nos+1 Parking floor wherever feasible
Note:-The applicant may have a maximum floor area of 600.00 M2 distributed over not
more than three storeys.
18.14.2 Commercial Use
(i) Maximum floor area = 100.00 M2
(ii) Maximum number of storeys = 2 Nos.
(iii) Minimum access = 3.00 M
(iv) Parking
= For loading, un-loading and parking purpose
suitable community parking space has to be
arranged by the Shop owners.
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Note:-The applicant may have a maximum floor area of 100.00 M2 distributed over not
more than two storeys.
18.14.3 Service Industries
(i) Maximum floor area
= 100.00 M2
(ii) Number of storeys
= 1 No.
(iii) Minimum access
= 3.00 M
(iv) Parking
= For loading, un-loading and parking purpose suitable
community parking space shall have to be ensured by
the Industrialists.
18.14.4 Public Amenities
(i) Maximum floor area
= As per requirement of the particular amenity
(ii) Maximum Number of storeys = 3 Nos.
(iii) Minimum access = 3.00 M
(iv) Parking
= @ 0.50 to 1.50 equivalent car
space per 100 M2 of floor area.
(v) Play fields in case of
= 0.20 Hectare to 1.60 Hectare is
Educational buildings. desirable, however,
as per availability of land.
18.14.5 Other Imperatives
(i)
Structural safety and seismic proofing including soil investigation should be ensured.
(ii)
Attic and basement shall be counted as a storey.
(iii) Sloping roof shall have to be ensured in hilly areas.
(iv) No construction shall be raised within a distance of 5.00 M from the centre of the roads
in respect of all other village roads.
(v)
No construction shall be raised within the controlled width of major District roads.
(vi) Minimum front Set Back of 3.00 M from the controlled width of National Highways,
State Highways and Scheduled Roads under the Himachal Pradesh Road Side Land
Control Act, 1968 shall be kept.
(vii) Minimum Set Back of 2.00 M in front and 1.50 M in sides and rear side and from the
adjoining property, Government land and 5.00 M from Forest land shall have to be
maintained.
(viii) Adequate distance from the electric lines as per the requirement of Himachal Pradesh
State Electricity Board Limited (HPSEB Ltd) Rules shall have to be maintained. The
No Objection Certificate (NOC) of the competent authority shall also be required, if
HT/LT line is crossing through the Scheme.
(ix) Hill side cutting may be done upto 3.50 M height.
(x)
Provision of Rain Water Harvesting structure @ 20 Liters per M² of roof area should be
made.
(xi) Septic Tank and Soak Pit should be constructed.
(xii) Preference shall be given for Solar Passive Building Design.
(xiii) Locational attributes, aesthetics, local building material, heritage and environmental
aspects should also be taken into account.
18.14.6 Remarks:
(i) The benefit of above exemptions shall only be available to the residents and original
inhabitants of the areas, who owned the property at the time of commencement of the
Act and their natural heirs only and not to the persons who purchased land in rural
areas.
(ii) Any person intending to carry out development activities exempted under section 30-A
of the Himachal Pradesh Town and Country Planning Act, 1977 (Act No. 12 of 1977)
shall give information on simple paper alongwith a copy of original Jamabandi and
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original Tatima to the concerned Panchayat before carrying out development activities.
The concerned Panchayat after verifying the documents, shall grant No Objection
Certificate (NOC) to the applicant under section 83-A of the Himachal Pradesh Town
and Country Planning Act, 1977 (Act No. 12 of 1977) for obtaining service
connections.
(iii) In case of any constraints as per the site conditions in maintaining set backs or any
other Regulations, the concerned Officer vested with the powers of the Director may
relax the same.
18.15 REGULATIONS FOR INSTALLATION OF COMMUNICATION TOWERS
18.15.1
DEFINITION
Communication Tower- shall include Antenna, fabricated Antenna, Antenna fixtures,
tower erected on ground to install the telephone lines including transmission lines. This
will not include the Antennas installed for domestic purpose, namely Television
Antennas or Dish Antennas or Cable Antennas.
18.15.2
APPLICATION FOR PERMISSION
Any person or stakeholder who intends to erect any communication tower shall make
an application to the competent authority alongwith the following documents and
requisite fee as prescribed:
(i)
Latest copy of Revenue documents namely tatima and jamabandi in original.
(ii)
Two copies of Location Plan in the scale of 1:1000 and Site Plan in the scale of
1:200. Location Plan should show the adjoining buildings and open spaces.
(iii) Two copies of drawing of tower with complete details including the specifications
of foundations and design parameters showing clearly the height of the tower
along with its elevation.
(iv) Affidavit from owner of the land containing his consent along with proof of
ownership.
(v)
Structural Safety Certification of tower including its base by registered Civil
Engineer, who should be Graduate in Civil Engineering from a recognized Indian
or Foreign University or Corporate Member of Civil Engineering Division of the
Institute of Engineers (India) with 3 years experience in Structural Engineering
practice in designing and field work. The Soil Investigation Report from a
registered Geologist.
(vi) In case the tower is in the vicinity or adjoining to high or low voltage lines, then
its horizontal and vertical distance from the same shall be clearly indicated in the
drawings, which shall conform to the distances as prescribed in the National
Building Code of India, 2005.
(vii) Indemnity Bond to take care of any loss or injury due to accident caused by the
tower to a person or property (including a declaration to the effect that the
applicant shall take special precaution for fire safety and lightning and shall be
solely responsible for paying all kinds of compensation and damages and would
be responsible for any civil or criminal case arising there from) shall be
submitted.
(viii) Mobile Companies (duly registered) shall indicate the capacity of tower or
Antennas in Mega Watt.
(ix) In case the tower is proposed to be installed in the residential area or in vicinity
thereof or near school or hospital or public or semi-public buildings, No
Objection Certificate (NOC) from owners of adjoining buildings or the concerned
Institution or requisite stakeholders, as the case may be, shall be submitted.
(x)
No Objection Certificate for noise pollution from the Himachal Pradesh State
Environment Protection and Pollution Control Board shall be submitted.
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(xi) In case the Mobile tower is proposed to be installed in the vicinity of any Airport,
No Objection Certificate from the Airport Authority of India shall be submitted.
(xii) In the case of errection of towers in the border areas of the State, No Objection
Certificate from the Defense or the Police Authorities as the case may be, shall be
submitted.
18.15.3
FEE
Installation and renewal fee shall be deposited at the following rates:-
(i)
Municipal Corporation, Areas:-One time installation Fee @ Rs. 20,000/- per
tower and Annual Renewal Fee @ Rs. 10,000/- per annum per tower.
(ii)
Urban Areas:-One time installation Fee @ Rs. 15,000/- per tower and Annual
Renewal Fee @ Rs. 8,000/- per annum per tower.
(iii)
Rural areas of Planning Areas and Special Areas:- One time installation Fee
@ Rs. 10,000/- per tower and Annual Renewal Fee @ Rs. 5,000/- per annum per
tower.
(iv)
Areas located in Tribal or Difficult Areas:-One time installation Fee @ Rs.
4,000/- per tower and Annual Renewal Fee @ Rs. 2,000/- per annum per tower.
(v)
There shall be an option for lump sum payment of renewal fee given in a block
of 5 years (with 40% discount for upfront payment of the entire amount
including renewal fees for 5 years).
(vi)
An additional amount @ 60% shall be levied for every additional Antenna which
shares the same tower.
Note:
The renewal fee shall be increased by 25% after every five years. The period of five
years shall be counted from the date of commencement of The Himachal Pradesh Town
and Country Planning Rules, 2014.
18.15.4
LOCATION
Location of communication towers is governed by the Radio frequency system. The
Cellular Operators shall avoid residential areas for erection of the same. The location
for erection of towers shall be decided as follows:-
(i)
First preference shall be given to the location of tower in the open or public areas away
from the residential locations.
(ii)
Where it is not possible to avoid the location in residential area, the same shall be
erected in open space or park, with prior consent of owners of adjoining residential
houses.
(iii) Erection of tower shall not be allowed within a radius of 100 M from residential
buildings, schools and hospitals.
18.15.5
INSTALLATIONS
(i)
In order to avoid any eventuality due to thunder storm, lightning conductors have
to be installed with proper earthing.
(ii)
Generator set installed at the tower site to cater to the power requirements of the
Antenna shall conform to the noise and emission norms prescribed by the
Himachal Pradesh State Environment Protection and Pollution Control Board.
18.15.6
SET BACKS
(i) The distance equivalent to the height of tower shall be left as set backs around the
tower.
(ii) The distance of communication tower from electric lines or poles or electric
transmission towers thereof shall not be less than the height of tower plus
requisite distance from respective high or low voltage lines. The horizontal and
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vertical distance from high or low voltage lines shall conform to the distances as
prescribed in the National Building Code of India, 2005.
18.15.7
SHARING OF TOWERS
The Telecom Operators may share the towers for fixing their respective Antennas
subject to structural safety to be certified by the registered Civil Engineer. The Telecom
operators shall adhere to the prescribed technical requirements, so as to curtail
multiplicity of towers as well as to optimize the use of the existing ones.
18.15.8
DEEMED APPROVAL
A final decision for allowing permission or rejection for errection of a communication
tower shall be taken within 30 days from the date of submission of all the documents by
the applicant. In case the documents submitted for permission are complete in all
respects and decision is not conveyed within 30 days, deemed permission shall be
assumed, provided that the same is in accordance with these Rules and Regulations.
18.16
REGISTERATION OF PRIVATE PROFESSIONALS NAMELY TOWN
PLANNERS /ARCHITECTS /ENGINEERS /DRAUGHTSMEN/ SURVEYORS,
THEIR QUALIFICATIONS AND COMPETENCY
18.16.1
ESSENTIAL REQUIREMENTS-
Every Plan / Design within the limits of Planning Area/ Special Area shall be prepared/
designed/ signed by the Town Planner/ Architect / Engineer/Draughtsman /Surveyor
belonging to an appropriate class of Town Planner/Architect / Engineer/
Draughtsman/Surveyor duly registered by the Director.
18.16.2
CATEGORIZATION-
The registered Town Planner/Architect/Engineer/ Draughtsman/ Surveyor for the
purpose of preparation of Plans/Design/sign shall be classified into following 3 classes
namely A, B and C. The classification being based on the plot area for which they will
be eligible to prepare Plans/ Design and sign the same within Planning Area/Special
Area. The limit of the plot area for the preparation of Plans /Design/sign by such class
of the registered Town Planner/ Architect / Engineer/Draughtsman/ Surveyor shall be
as under:-
Class
Plot Area
For Building
Plan
Area for Sub
Division of
land
Class of Town where entitled to function
A-Class
No limit
No limit
Municipal Corporation, Municipal Councils,
Nagar Panchayats and Rural Areas
B-Class
500 M2
5000 M2.
Municipal Councils, Nagar Panchayats and
Rural Areas
C-Class
250 M2
Nil
Nagar Panchayats and Rural Areas
18.16.3
CLASS WISE QUALIFICATION-
The minimum qualification necessary for the registration of Town Planner/ Architect /
Engineer/ Draughtsman/ Surveyor of an appropriate class shall be as under:-
(i) CLASS-A
(a) A Degree or equivalent qualification in Town Planning or Regional Planning
from a recognized University or Institute making the holder eligible for the
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Associateship or Fellowship of the Institute of Town Planners (India) or Royal
Institute of Town Planners(London).
(b) A Degree or equivalent qualification in Architecture from a recognized University
or Institute, making the holder eligible for Associateship or Fellowship of the
Royal Institute of British Architects or Institute of Architects (India) and
registered with the Council of Architecture.
(c) A Degree or equivalent qualification in Civil Engineering from a recognized
University or Institute, making the holder eligible for the Associate Membership
of the Institute of Engineers (India).
(ii) CLASS-B
Three years Diploma in Civil Engineering or equivalent or three years Diploma in
Architectural Assistantship awarded by the State Board of Technical Education or
Intermediate in Architecture or equivalent.
(iii) CLASS-C
Two years Diploma in Civil Draughtsmanship /Surveyor or equivalent from a
recognized Polytechnic/ Industrial Training Institute and recognized for recruitment as
a Civil Draughtsman/ Surveyor.
18.16.4
REGISTRATION AND RENEWAL FEE-
The non-refundable Registration Fee and Renewal Fee after a period of five years of
initial Registration shall be as given in the following Table.
Sr.
No.
Category of Registered Private
Professionals
Registration Fee
(Rupee)
Renewal Fee
(Rupee)
1.
Class-A :
(a) Town Planner /Architect/ Engineer.
(b)
Group
or
Company
of
Town
Planners/Architects/ Engineers.
2000.00
6000.00
2500.00
7500.00
2.
Class-B
1000.00
1250.00
3.
Class-C
600.00
750.00
The Renewal Fee shall be payable every five years after the initial Registration.
Provided that the Architects registered with the Council of Architecture, New Delhi
under the Architects Act, 1972 shall not require Registration under these Rules.
However, such Architects shall require to be empanelled with the Director without
paying any Fees. Such Architect once empanelled, shall not required any renewal of
empanelment.
18.16.5
CANCELLATION OF REGISTRATION
The Director may suspend or cancel the Registration of any Town Planner/ Architect /
Engineer/ Draughtsman/ Surveyor, who in the opinion of the Director is not carrying
out the requirements of the Zoning Regulations framed under Interim Development
Plan, Development Plan and the Guidelines issued under the Himachal Pradesh Town
and Country Planning Act, 1977 and the Himachal Pradesh Town and Country
Planning Rules, 2014. Provided that before the Registration is cancelled, an
opportunity of being heard shall be afforded to the concerned Town Planner/ Architect/
Engineer/Draughtsman/Surveyor. Provided further that three opportunities shall be
given to a professional before finally cancelling the Registration.
18.17 ABADI DEH
(i)
Construction of a residential house, shops, nursery, primary & middle schools,
buildings of public utility and service industry shall be permissible. No obnoxious
activity as may pose any danger to the living environment shall be permissible in such
areas, provided such constructions are acceptable to adjoining owners and shall be
uncontroversial.
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SPECIFIC NOTIFICATION
GOVERNMENT OF HIMACHAL PRADESH
FINANCE DEPARTMENT
NOTIFICATION
Shimla-2, the 07th July, 2017
No.Fin-2-C-(12)-3/2017.—Government of Himachal Pradesh hereby notifies the sale of
Himachal Pradesh Government Stock (securities) of 10-year tenure for an aggregate amount of
` 500.00 crore (Nominal). The sale will be subject to the terms and conditions spelt out in this
notification (called Specific Notification) as also the terms and conditions specified in the General
Notification No.Fin-2-C(12)-11/2003 dated July 20, 2007 of Government of Himachal Pradesh.
Object of the loan
1. (i) The proceeds of the State Government Securities will be utilized for the
development programme of the Government of Himachal Pradesh.
(ii) Consent of Central Government has been obtained to the floatation of this loan as
required by Article 293 (3) of the Constitution of India.
Method of Issue
2.
Government Stock will be sold through the Reserve Bank of India, Mumbai Office
(PDO) Fort, Mumbai-400 001 by auction in the manner as prescribed in paragraph 6.1
of the General Notification No.Fin-2-C(12)-11/2003, dated July 20, 2007 at a coupon
rate to be determined by the Reserve Bank of India at the yield based auction under
multiple price formats.
Allotment to Non-Competitive Bidders
3. The Government Stock upto 10% of the notified amount of the sale will be allotted to
eligible individuals and institutions subject to a maximum limit of 1% of the notified
amount for a single bid as per the Revised Scheme for Non-Competitive Bidding
Facility in the Auctions of State Government Securities of the General Notification
(Annexure-II).
Place and Date of Auction
4.
The auction will be conducted by the Reserve Bank of India, at its Mumbai Office,
Fort, Mumbai-400 001 on July 11,2017. Bids for the auction should be submitted in
electronic format on the Reserve Bank of India Core Banking Solution (E-Kuber)
System as stated below on July 11, 2017.
(a) The competitive bids shall be submitted electronically on the Reserve Bank of India
Core Banking Solution (E-Kuber) System between 10:30AM and 12:00 PM.
(b) The non-competitive bids shall be submitted electronically on the Reserve Bank of
India Core Banking Solution (E-Kuber) System between 10:30 AM and 11:30 AM.
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Result of the Auction
5. The result of the auction shall be displayed by the Reserve Bank of India on its website
on the same day. The payment by successful bidders will be on July 12, 2017.
Method of Payment
6. Successful bidders will make payments on July 12, 2017 before close of banking hours
by means of cash, bankers’ cheque/pay order, demand draft payable at Reserve Bank of India,
Mumbai/New Delhi or a cheque drawn on their account with Reserve Bank of India,
Mumbai(Fort)/New Delhi.
Tenure
7. The Stock will be of 10-year tenure. The tenure of the Stock will commence on July
12, 2017.
Date of Repayment
8.
The loan will be repaid at par on July 12, 2027.
Rate of Interest
9. The cut-off yield determined at the auction will be the coupon rate percent per annum
on the Stock sold at the auction. The interest will be paid on January 12 and July 12.
Eligibility of Securities
10. The investment in Government Stock will be reckoned as an eligible investment in
Government Securities by banks for the purpose of Statutory Liquidity Ratio (SLR)
under Section 24 of the Banking Regulation Act, 1949. The stocks will qualify for the
ready forward facility.
By order and in the name of the Governor of Himachal Pradesh
Addl. Chief Secretary to the Government of Himachal Pradesh
Finance Department.
____________
INDUSTRIES DEPARTMENT
A-Section
NOTIFICATION
Shimla-2, the 29th June, 2017
No. Ind.-A(B)5-1/2016.—The Governor, Himachal Pradesh is pleased to order
transfer/posting of following Joint Director, Class-I/Managers DIC, Class-II (Gazetted), with
immediate effect, in public interest:—
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S.
No.
Name of Officers/
Designation
Present place of posting
New place of posting
1.
Sh. Ramesh Chand
Verma, Joint
Director of
Industries
Directorate of Industries
Single Window Clearance
Agency, Baddi, Distt. Solan
2.
Sh. Rajesh Kumar,
Manager (Member
Secretary)
Single Window Clearance
Agency, Nalagarh,
Distt. Solan
Distt. Industries Centre, Bilaspur
3.
Sh. Shailesh
Kumar, Manager
District Industries
Centre, Bilaspur
Single Window Clearance
Agency, Nalagarh, Distt. Solan
The above officers are directed to report for duty at their new place of posting, within 07
days and submit joining report to this Department as well as to the Director of Industries
immediately.
By Order,
Sd/-
Addl. Chief Secretary (Inds.).
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