1

CHAPTER -I

THE CONTEXT

1.1 The “Spatial Environmental Planning and Competence

Building Project” with Norwegian Agency for Development (NORAD)
assistance, comprised of preparation of pilot Development Plans of two
urban areas of Manali and Palampur, as a vital component. In order to
prepare the pilot Development Plan of Palampur, technical expertise from
Department of Landuse Planning of Agriculture University of Norway and
School of Planning and Architecture, Guru Nanak Dev University(GNDU),
Amritsar has been acquired. Two “On the Job Specialised Training
Courses” held in the years, 2000 and 2001 in Palampur town focused upon
preparation of the Plan. Two specialised training courses, organised in
Agriculture University of Norway equipped the key functionaries with latest
knowledge in Spatial Planning mechanism.

1.2 In order to prepare a technically viable document, acceptable

to the masses, 40 deliberations with the public, grass-root functionaries of
town, stakeholders, public representatives and Non Governmental
Organisations (NGOs) have been organised. The deliberations were
addressed by experts from Agriculture University of Norway (AUN) ,
GNDU, Punjab and Haryana as well as state administrative authorities. The
recommendations, as emanated from the deliberations, form the basis for
working out proposals of the Development Plan.

1.3 To examine the quantitative and qualitative aspects of various

landuses, development activities, problems and prospects of Palampur
Planning Area, research design was prepared by the consultant institution of
School of Planning and Architecture (SPA), GNDU and detailed surveys and
studies were conducted during the year 2001. Subsequently, an analytical
report was submitted by SPA, which form the basis for working out
projections, proposals and regulations.

1.4 The exposure visits of technical personnels to planned cities

of Norway and different parts of India, made the functionaries aware
regarding dimensions of planning and development mechanism persisting
within and outside the country and the efforts that have gone in for the
process. The experience of exposure visits has been shared during the
deliberations and the solutions of various problems that emanated have been
incorporated in the Plan.

1.5 Whereas, the earlier Development Plans prepared by the

Himachal Pradesh Town and Country Planning Department were based
upon land acquisition mechanism and development by the Development
Authority. This pilot Development Plan has been contemplated on the basis
of restricted land acquisition and land pooling/reconstitution mechanism
through massive public participation by involvement of the Local Body,
Panchayats, Revenue Department and Development Authority.
 CHAPTER-2

TOWN OVERTIME

2.1 Nomenclature :- Palampur is combination of three words

‘Pani’, ‘Alam’ and ‘Pur’. ‘Pur’, means settlement, Pani is water/rain,
‘Alam’ is environment dominated or adobe of. Hence, Palampur is a
settlement where there is plenty of rainfall. It is a settlement, the socio-
cultural and environmental factors of which are determined by rainfall.
Similarly, Bandla nearby appeared to have derived its name as a village
consisting of two words ‘Boond’ and ‘Ala’ again meaning thereby a
village of persistent rainfall. Again a village Banoori if analysed interms
of etymological means ‘Ban’ ‘Ruri’, a place where the dam had been
washed away. So all the three settlements one way or the other try to
highlight that there is heavy downpour in and around Palampur.

2.2 Setting :- Palampur is located at 32o7’ North Latitude and

76o32’ East Longitude, at a height of 1219 metres above mean seal level.
Located at bulk of point, it is a fast growing valley town. Dharamshal
district headquarters and an important regional town established by British
is located at a distance of about 35 kilometres from the town. At the
midway of Pathankot-Mandi National Highway-20 on one hand and
picturesque Pathankot-Jogindernagar Railway line on the other, it has a
very good accessibility and nodality. It acts as a base station to Tourist
attractions in its surroundings.

2.3 Evolution Pre-Independence:- During the second half of

th
18 Century, with success of tea estates in Palampur area, the original
settlement started developing. In 1888, it was made tehsil headquarter, by
shifting the same from Bhawarna. The tea estate owners impressed upon the
administration to bring infrastructure like schools, colleges and hospital. It
also became a centre of labourers engaged in plucking of tea leaves and
packing, transportation and marketing thereof. The earthquake of 1905 left a
trail of destruction. Therefore, building style, projections and building
material had to be modified. The tehsil complex, school and church towards
T-Bud Hotel were built during British Period.
Consequent upon laying of railway line for hydro-electric project at
Joginder Nagar in 1927 and thereby installation of railway station and staff
quarters, construction activity grew fast. Increase in the employment, led to
investment in the area, whereby multifarious development including roads
took place.

From historical point of view, the area around status of Subhash

Chandra Bose and Jawahar Lal Nehru appears to be one of the oldest area.
Starting from Courts coming towards Police Station, the houses and shops
are the oldest. From Banuri moving towards Baijnath there lies a settlement
known as ‘Al-Hillal’ meaning full moon. The land of this area was
purchased by Nawab of Bahawlpur who got constructed a Palace Complex
in 1931. This Palace Complex was purchased by Maharaja Hari Singh
Father of Raja Karan Singh of Jammu who converted it into a motel and
named it as Tara Palace Motel.

Post Independence:- In 1947, Sobha Singh moved from Punjab to

Andreta and developed his art gallary. He painted world famous art pieces
related to Punjabi culture and shot into prominence as an artist. After 1946,
the regional linkages of town started improving. A Military station got
established at a strategic location of the town. Agriculture University got
established, besides the establishment of Indian Council for Scientific &
Industrial Research (I.C.S.I.R.) Complex (IHBT). Many offices at the level
of sub division pertaining to Electricity, Housing Board, Public health and
PWD (B&R) were located. tourist accommodation like T-Bud Hotel by
Himachal Tourism Development Corporation and other hotels were
constructed. Recently tourist activities on Dharamshala road as well as in
the revenue area of Holta and Bandla villages are in progress.

2.4 Nagar Parishad :-The Nagar Parishad Palampur was

established in the year 1904 as Notified Area Committee. It was declared as
small Town Committee in the year 1932 and as Municipal Committee in the
year 1953. Since 1953 no new areas have been included in the Nagar
Parishad, however, a proposal has been sent to the Government by the Sub-
Divisional Magistrate, Palampur. The notification is awaited. The Nagar
Parishad has 7 wards, consisting of 260 revenue Hadbast Number. The
Nagar Parishad has 67 hectares of land and it has population of 3630
persons as per 1991 census. The institutional, tourist, residential,
cantonment and railway areas have, however, been developed outside the
Nagar Parishad area in the rural Panchayats. Due to fear of taxation and
intervention by Municipality, people of rural area don’t want to be included
in the Nagar Parishad.

2.5 Status :- Located amidst lush green tea gardens alongwith

variable vegetal cover all-around, Palampur is a fascinating Town. The
overlooking snowclad Dhauladhar in the North, the ridges emanating
thereof and the rivers and rivulets running through, allure people of various
walks of life to settle, to visit as tourists and to carry various pursuits. The
Himachal Agriculture University, the ICSIR Complex and up-coming
regional hospitals make it destination of students, researchers, academicians
and experts. Being on the Pathankot-Mandi National Highway-20
alongwith scenic railway line passing through, it has a nodal location in the
Palam Valley and is directly linked with major cities of the plains on one
hand and tourist destinations in the mountains on the other. The town is
vibrating with multifarious activities including trade, commerce, tourism,
education, offices, institutions and transport.

CHAPTER-3

PLANNING AREA

3.1 Keeping in view planning requirements and considering

growth trends, Government of Himachal Pradesh, vide Notification No.
PBW (B&R)(B)26 (2) 86 dated 1-5-1986, under Himachal Pradesh Town
and Country Planning Act, 1977 (Act No. 12 of 1977), notified 26
revenue settlements as Planning Area. The existing landuse of this
Planning Area under Section-15A of the Act was frozen vide Notification
No. TCP-F(6)-2-29/96 dated 23-11-1996. Later on the H.P. Government
decided to reduce the limits of Planning Area and accordingly revised
Planning Area was constituted vide Notification No. TCP-F(6)-2-29/96
dated 3-7-1998 which included only 14 revenue settlements. However, in
view of fast haphazard growth endangering environment of surrounding
area 14 additional revenue settlements have been included vide Govt.
Notification No. HIM/TP/PJT/DP-Palampur/2001-Volume-II dated 4-7-
2001 in the Planning Area, raising number of revenue settlements to 27.

3.2 Alongwith 27 revenue hadbasts, the Planning Area had 2570

hectares and 22701 population, as per 1991 census. The detail of revenue
settlements, as notified in the Revised Planning Area, under the said Act is
as under:-
Table-3.1 : Revenue Settlements in Palampur Planning Area

Sr.No. Name of Hadbast Area Population

Revenue No. (in hectare) 1991
Settlement
1. 2. 3. 4. 5.
1. M.C. Palampur 260 66 3630
2. Har 214 61 324
3. Bandla Tea 213 20 131
Estate
4. Sughar 86 63 922
5. Aima 212 58 1926
6. Differpat 87 65 318
7. Bindrawan 208 66 278
8. Khilru 210 47 720
9. Ghuggar 211 127 2258
10. Tanda 261 52 1323
11. Nihang 259 24 11
12. Lohna 224 83 1385
13. Kohli 223 13 21
14. Bandla 215 42 573
15. Chimbalhar 91 94 321
16. Chowki 262 162 897
17. Khalet 263 149 1002
18. Roudi 205 134 897
19. Vanghiar 264 89 1295
20. Kasauti 265 18 66
21. Bag Uprla 266 44 111
22. Maranda 258 43 427
23. Tanda Parla 257 170 1156
24. Banuri 229 392 495
25. Holta 226 365 1647
26. Chornali 225 19 -
27. Bharmat Upper 228 104 964
- Total - 2570 22701
 Table 3.2 List of Gram Panchayats and Mohals included in the
Palampur Planning Area.
Sr. No. Gram Panchayat Mohal/Revenue Villages
1. M.C. Palampur (i) Palampur-I
(ii) Palampur-II
2. Bandla (i) Bandla
3. Aima (i) Aima
(ii) Sughar
(iii) Bandla-Tea-Estate
(iv) Har
4. Bindrawan (i) Bindrawan
(ii) Chimbalhar
(iii) Differpat
(iv) Khilru
5. Ghuggar (i) Ghuggar
(ii) Tanda
6. Lohna (i) Kohli
(ii) Lohna
(iii) Nihang
(iv) Chornali(Partly)
7. Khalet (i) Chowki
(ii) Khalet
(iii) Roudi
8. Vanghiar (i) Vanghiar
9. Dehan (i) Kasauti
10. Rajpur (i) Bag Uprla
(ii) Maranda
11. Tanda Parla (i) Tanda Parla
(ii) Holta
12. Banuri (i) Banuri
13. Bharmat (i) Bharmat Upper
14. Chandpur (i) Chornali(Partly)

3.3 Similarly, population ranges from Nil persons for Chornali to

maximum of 3630 of Nagar Parishad area average being 840 persons. Area
of of hadbasts ranges from 13 hectares of Kohli to 392 hectares of Banuri,
average being 95 hectares. Population of Planning Area in 2001 is 31893,
which is likely to increase to 46224 in 2011 and 70,000 in 2021.

3.4 Palampur Planning Area can be sub-divided into two parts.

The Southern part towards the National Highway with cultivation, is
irrigated by streams coming from perennial snows. There are interspersed
homesteads of Ghuggar, Chowki, Khalet, Roudi, Banghyar, Maranda, Bag
Upper and Banouri. The upper part is enclosed by mountains, water bodies
and forests, interspersed by various kinds of rocks. The height of these
ridges and intersecting valleys increases in a progressive ratio as one moves
to North from the low lying areas along the National Highway. Palampur
Planning Area has series of valleys and ridges running almost parallel to
National Highway. Whereas, lowest point in the Planning Area is 1000
metres above mean sea level at Bag Uprla and the highest one is 1395
metres at Bandla. Thus local relief veriation is 395 metres and
average attitude is 1197.50 metres.

3.5 As one moves from South to North, altitude starts increasing

proportionally towards the North and North-East, except few local
variations in slope. This character of slope overlapped with four
streams/Khads cutting the entire site from North-East and North towards
South and South-West determines the main physiography of the area. In
fact, between two sets of streams there is a ridge like feature and along the
stream a valley is moving. Interestingly, where valley is deep and narrow,
ridge by spreading itself has invited the urban structures and activities
related with town functions, facilities and infrastructure. And where valley
is wide with gentle slopes such areas have been mostly either under tea
gardens or are under dense forests. Through a cumulative knowledge of
centuries, the local residents have evolved folk spatial planning principles,
i.e. the ridge tops have been used to organise urban functions. There appears
to be deliberate attempt at many places not to obstruct views to the lush
green valley and to the snow-clad mountains.
CHAPTER-4
REGIONAL SCENARIO

4.1 Palampur is the second important town of district Kangra

after Dharamshala. Located amidst Palampur valley, it is vibrating with
multifarious activities including trade, commerce, tourism, education
health, Govt. Offices, communication, traffic and transportation. It serves
the entire Velley and interiors of the Dhauladhar in general and radius of
about 30 kilometres, in particular.

4.2 The Development Blocks dependent to varying percentage

of Palampur Planning Area are Panchrukhi, Baijnath and Bhawarna. It has
been observed that about 50% population of Panchrukhi Block, 20% of
Baijnath Block and 40% of Bhawarna Block is dependent for higher level
facilities on Palampur Planning Area.

Table –4.1 Dependent Population

Area/Block Population Population Population Population

(1991) (2001) (2011) (2021)

_____________________________________________________________
Palampur 22781 31893 46224 70000
Planning Area
Panchrukhi Block 48030 54754 62420 71158
Baijnath Block 17485 19933 22724 25905
Bhawarna Block 26779 23528 34802 39674

_____________________________________________________________
Total 115075 137108 166170 206737

_____________________________________________________________
 4.3 Palampur is an important town of Kangra Valley. Population
of Kangra District increased from 1174072 in 1991 to 1338536 in 2001,
registering decadal increase of 14.01%. The decadal growth of the State is
17.53% in comparison to 21.34% of National average during 1991-2001.
By comparing the percentage decadal growth rate of 1981-1991 decade with
1991-2001 decade, it can be observed that the growth rate has decreased
from 18.50% to 14.01% in Kangra District. If one compares the growth rate
of 1971-81 decade which was 23.71%, it can be concluded that from 1971
onwards the growth rate of population, in terms of percentage has decreased
from 28.71% to 14.01%. It can, therefore, be attributed that the district is
experiencing out migration due to less economic opportunities. Moreover,
the family planning measures being adopted, have also attributed to decline
in the growth rate.

4.4 The tourist coming from Amritsar, Pathankot and Jammu and
Kashmir, intending to visit Kullu-Manali, pass through the town. The
pilgrims also visit Baijnath Shiva Temple. The Tibetan Lamas moving
about in the area during their Mcleodganj and Dharamshala stay also visit
the town. A few tourists do visit the Sobha Singh Art Gallery, Andretta and
Nora Richard’s House, one of the pioneer centres of Punjabi Drama taken
over by the Punjab University. Other places of tourist attraction in the
region are such as Chamunda, Bir-hang gliding, Jogindernagar and Sujanpur
Tihra.

4.5 Sandstone of various degrees of hardness is found in whole

of Kangra district. In the metamorphic strata of upper Kangra range,
Limestone is found in good quantity. In the siliceous strata of Kangra
ranges the well known slates of Dharamshala and Narwana are found.
These slates have more siliceous content and are quite hard. Therefore,
from the point of view of durability, these slates are quite superior and are
also traditionally used for roofing. They are exported to plains. In the
neighbourhood of Jwalamukhi, there are six mineral springs, spread in a
stretch of 48 kilometres and contain chloride of sodium and iodine. The
mineral quality and temperature of water of these springs around
Jwalamukhi is turning them as the attraction spots.

CHAPTER-5

PHYSICAL AND ENVIRONMENTAL CONSIDERATIONS

5.1 CLIMATE :- The climate of Palampur is very comfortable

and pleasing, especially for those tourists coming from plains and pass
through the town in Summer months. It is believed that Palampur is one of
the nearest station from plains of Punjab where one can visualise snow-clad
mountains in Summer. One can not only visualise but can touch and feel the
snow by just moving 4-5 Kilometres from Palampur. With about 92 rainy
days in a year, Palampur has 60.4 rainy days in Rainy season and 17.4 in
winter season. Palampur has been categorized in wet-temperature zone,
having average temperature of 20oC to 24oC and about 3000 mm rainfall.
Whereas highest temperature during hot summer months of May-June goes
upto over 350 C, the lowest temperature during cold months of
December-January goes even below 00 C.

Dharamshala is the second rainiest place in the country, next to Chirapunji.

With so much rainfall and moderate to gentle slopes, the land is ideal for
plantation of tea gardens. The Tea gardens require more rainfall and slope
thereof should be such that water should not stagnate and rot the roots of tea
plants. The pleasing climate coupled with extensive tea gardens, had
evolved the physical setting of the town, as one of the most calm, quiet,
green and clean town in North-West of India.

5.2 VEGETATION :- It is estimated that forest cover is 1/4th

of the cultivated area and the vegetation is planted on the Northern slopes of
hill ranges. These northern slopes contain more useful trees. Particularly
the Bamboo is scattered over the forest mixed with other trees. The
Dhauladhar produces many varieties of oak, the commonest type of
‘Bahang’ which is found in lower hills from 3000 ft to 8000ft. Besides,
there are isolated trees of ‘Tuni’ and ‘Tahli’. There is one forest of Sal at
Andretta in the Palam Valley. It is mixed with oak and common fur. Other
two esteemed species are ‘Ciris’ and ‘Khair’. Among wild fruits are Cherry,
Resberry, Black berry, Bar berry, straw berry, Almost every house in the
valley is encircled with fruit trees of various kinds. The common cultivated
fruit trees are varieties of mulberry, Mango, Peach and Orange. In the lower
areas and in upper areas wall not and apricot are available. In the gardens
developed by rich farmers, one can find Grapes, Apples, Small Plum
(Alucha), and Gava. The Boher and Pipal are also common trees but they
are mostly found below the elevation of 4000 ft. Besides the snow ranges
produce the varieties of Phododendron, the Harse chestnut, species of
Popular and Bur.

Many vegetation species are facing extinction due to increasing

commercial attitude with reduction of forest cover by cutting of trees. In
dense forest, wild life of the area is also witnessing changes in their habitat.
As a result, birds, animals and frohes are either getting reduced or getting
extinct or they are shifting from this place towards more safer higher
altitudes or dense forests. On Dharamshala road, a Van-Vihar is being
developed in which good number of wild animal species are being kept.

5.3 GEOLOGY AND SOILS :-The soil around Palampur area

has been classified as mountainous soil. The soil slightly acidic in reaction,
is light to dark brown in colour. It is loamy to sandy loam in texture and are
rich in iron and carbon. However, the soil lack salt and mineral
constituents. Because of these characteristics, the soil around Palampur is
unique for the cultivation of tea gardens. Due to youthful stage of rivers and
‘Khads’ on one hand and high rainfall on the other, soil erosion is a common
problem. The soil erosion gets intensified in case of heavy rainfall in
catchments area of Neugal and its surrounding ‘Khads’. The soil strata in
Planning Area is predominantly clay consisting of boulders and at many
sites, the water table is of shallow to moderate depth i.e. about 5 meters to
30 metres. Such type of strata during an earthquake might behave like a
slushy material due to the rising of water table occurring because of
vibrations. Moreover, during winter season the top soil particularly
closer to the snow affected area possess frozen and thaw conditions.
Therefore in such areas, the building height is not to exceed 10 metres i.e. 3
storeys. Even if the building height is to go to more than 2 storeys or
otherwise, all buildings within the Planning Area are to be planned and
designed keeping in view earthquake design consideratios as per the latest
Indian Standard Codes of Practice.

5.4 ENVIRONMENT :- The physical environment of Palampur

Planning Area is undergoing rapid changes. During last 10 years or so
urban development has started spreading on the steep slopes along ‘Khads’
and in the surroundings of tea gardens. Because of the population pressure,
areas in the surroundings are getting under cultivation and other
commercial pursuits. Initially the area had various varieties of vegetation
and wild life which have now become extinct.
In the context of physical environment, locals feel with concern that
climate is warming up in the Kangra Valley and thereby there is less
snowfall and less volume of water in the ‘Khads’ passing in and around
Palampur Area. Moreover, it is also being felt that lot of flash foods, cloud
bursts and landslides are frequently striking the valley. In the Monsoon
season of the year 2001 A.D., lot of destruction was witnessed near
Baijnath. people interested in wildlife and species of fisheries can observe
rare species only found in and around Palampur, which are facing
extinction. Three main components of physical environment namely
mountains, rivers, vegetation and wildlife are under threat. Exploitation of
natural resources is fast taking place. There is an indifferent attitude of
development agencies towards physical environment.

Linear Bazaar started developing towards the south of Municipal

office to the site where at present new Bus stand is under construction.
Another sizable development has taken place near the Maranda-railway
station, almost 3 kms south west of Palampur. Recently for the last 4-5
years, development has started moving towards Dharamshala Road and
Neugal Khads as well as across the Mol Khad where University,
Cantonment and ICSIR complexes got established.

Looking at the structure of built-up area, one can derive that one
congested node of mostly 3-4 storey buildings, with narrow zig-zag lanes,
poor sanitary conditions, unhygienic drains, polluted streets, haphazardly
cramped houses and structures got huddled together in a radius of about
500m, with its centre near Subhash Chowk. This is the most sensitive and
congested area of town. This fact is obvious from building use and
commercial intensity maps. This built up area has a lot of old buildings like
church, school and most of the shops are near local Gurudwara. These old
buildings have a typical style of architectural design which appears to be
synthesis of hill and British architecture. The area warrants
deconcentration.

5.5 SPATIAL DISTRIBUTION OF BUILTUP AREAS :-

Other important concentration is emerging toward the Bandla where
intention of Private developers/real estate developers appear to develop
various resorts along Bandla Tea estate, keeping in mind back-drop of the
Dhauladhar range. The way development is taking place, it appears
that so on the area would get cramped, since proportionate infrastructure in
terms of parks, gardens, wide roads and other facilities required for tourists
is not being planned and developed. It appears to be funny how a road
varying in width from 4m to 5m shall be able to meet the future traffic
requirements.

Other development worth to note is the site on Dharamshala road

where colony of Housing Board has been developed recently. This area has
to be planned and developed considering the closeness of mountains across
Neugal Khad and the ‘Khad’ itself. The third area is along National
Highway and railway line. This area has been developing quite recently
where Roudi, Maranda, Bagupper and Banghyar villages are developing
fast.

Across Mol Khad, University, ICSIR complex and cantonment have

emerged besides another Housing Board colony. Over there though in
terms of visual and physical structure, this development across Mol Khad
appears to be separate entity, but practically for all kinds of physical
infrastructure and the requirements, it depends upon Palampur Municipal
Area. Keeping in view this aspect, there is need to develop the area on
integrated basis by providing more infrastructure therein, in order to balance
it with proportionate development of residential areas.

Depleting Green Cover including forests and development in prime

location like old Bazar around Dharamshala State Highway-National
Highway junction, Maranda and ribbon development along the highways on
the other, are vital environmental concerns. Whether trade or commerce,
residential or community uses, all are over burdening the already existing
narrow roads and the carrying capacity of town has already exhausted. The
revival of circulation network is, therefore, a vital task. Its integration with
other uses and surrounding area call for well thought of strategy and vital
planning input.
 CHAPTER- 6

DEMOGRAPHIC CHARACTER

6.1 As per 2001 census population of Palampur Planning Area is

calculated as 31893 persons. The Socio-economic analysis has been made
on the basis of primary sample survey conducted on 1170 questionnaires, by
the School of Planning and Architecture, Guru Nanak Dev
University(GNDU), Amritsar, for entire Planning Area, except
Cantonment, University and ICSIR complex. Whereas, 100 percent survey
has been conducted for Existing land use, industry, education, health,
veterinary, recreational, institutional, Govt. Offices etc., 20% sample taken
for demographic, socio- economic, housing, commercial and tourist
accommodation aspects.

6.2 POPULATION GROWTH :-The population of Palampur

Planning Area increased from 22781 persons in 1991 to 31893 in 2001,
recording a decadal growth rate of 40 %. It is anticipated that population of
Planning Area at the rate of 45% and 50% during the decades of 2001-11,
2011-21 is likely to increase to 46245 and 69368 or say 70000 respectively.

Table 6.1 Growth of Population in Planning Area.

Year Population %age Growth rate

1991 22781 -
2001 31893 40
2011 46245 45
2021 70000 50

6.3 SEX RATIO AND AGE STRUCTURE :- In Planning

Area for every 1000 males, there are 925 females. However the district has
1027 females per 1000 males. Out of total population, 51.89 percent are
males and 48.11 percent females. It shows male selective migration to
Palampur as well as other urban areas in the district.

Whereas 5.47% population is less than 5 years old, requiring

mother care nurseries and tot lots, the 21.36% population is in the age group
of 6-18 years requiring schools, playgrounds, theme parks etc. The 63.17%
population is in the age group of 19-58 years, which requires facilities for
higher learning like higher secondary schools, colleges, industrial training
institution, professional courses like information technology, computer
applications, management, engineering and medical technology, education
besides, fine arts, commerce and social sciences. This is the age group
which requires employment after approximately 25 years of age. It being in
population reproductive age group has to be provided with family planning
and welfare schemes to control the population. The 10% population is in 58
years and above age, implying that most of these people may be leading
a retired life or may be old age farmers/workers. For this age group, old age
facilities and some hobby centres, reading rooms etc. have to be provided.

TABLE 6.2- AGEWISE CLASSIFICATION

Age(in years) No %age

0 to 5 297 5.47
6 to 18 1160 21.36
19 to 58 3430 61.17
58 & above 542 10.00
Total:- 5429 100.00

6.4 MARITAL STATUS AND LEVEL OF EDUCATION :-

Whereas, married people are 54.33%, bachelors are 42.56%.The 52.32%
population has received education upto higher secondary college level or in
Technical institutions. The 32.91% population has re education up to
middle school level. Only around 14.77% population has not received any
education. The higher education by majority of population is on account of
location of oldest school in the region and establishment of Agriculture
University, Colleges and ICSIR Complex in the Planning Area.

TABLE-6.3 EDUCATION STATUS

Education Status No. %age

Primary 923 17.00
Middle 864 15.91
Higher 1293 23.81
College 1428 26.31
Technical 119 2.20
Nil 802 14.77
Total 5429 100.00

6.5 DISTANCE AND TRAVEL MODE FOR EDUCATION

:-Whereas, 59.54% educational centres are at a distance of less than 2 kms,
40.46% centres of learning more than 2 kms. Major portion of 61.61%
students walk to their schools and colleges and 38.39% are using cycles, two
wheelers, four wheelers and buses.
.
 TABLE-6.4 MODE USED FOR WORK
Mode No. %age
Walking 552 61.61
Cycle 10 1.12
Two Wheeler 24 2.68
Four Wheeler 33 3.68
Bus 277 30.91
Total 896 100.00

6.6 DISTANCE AND TRAVEL MODE FOR WORK:-

Around 43.13% work areas are located at a distance of less than 2 kms and
56.87% work areas more than 2 km distance. The 61.61% people are going
to the work areas on foot. Out of 38.39% people using different modes of
transportation to reach different work areas, bus mode account for 30.91%.

6.7 OCCUPATIONAL STRUCTURE :-Percentage and

proportion of workers in primary, Secondary and Tertiary sectors account
for 32.61%, 7.63% and 59.76% respectively. There is dominance of
business and service. A good number of State Government Employees have
settled at Palampur after retirement. They comprise of defence and other
paramilitary personnels as well.

TABLE-6.5 OCCUPATION
Occupation No %
Agriculture 615 32.61
Industry 144 7.63
Business/Service 1127 59.76
Total 1886 100.00
6.8 ANTICIPATION OF WORK FORCE:-It is anticipated that
there will be a work force of 25200 by year 2021. Whereas percentage of
primary workers is likely to reduce, the percentage of secondary workers in
industry is likely to increase in view of potential of Palampur for Agro and
Horticulture based units on one and technology based environment friendly
units on the other.

TABLE –6.6 ANTICIPATED WORK FORCE IN ECONOMIC ACTIVITIES

Description 2001 2011 2021

Primary sector workers, Percentage to 3075 4853 7056
the total workers and number (32.61%) (30%) (28%)
Secondary sector workers, percentage 720 1618 3780
to the total workers and number (7.63%) (10%) (15%)
Tertiary sector workers, percentage to 5636 9707 14364
the total workers and number (59.76%) (60%) (57%)
Total workers 9431 16178 25200
Total population of Planning Area 31893 46245 70000
(45%) (51.37%)
Percentage of workers to total 9430 16178 25200
population (29.57%) (34.98%) (36.00%)
 6.9 FAMILY SIZE
The family size in Palampur has been classified into three
groups, families having less than 3 members, 3-5members
and above 5 members. The 9.40% families have members,
less than 3 and 63.68% families have members between 3-5.
However 26.92% families have family members more than 5.
Around 73.08% families have upto 5 members in each
family.
Table-6.7 Family Size

Family No. %age

Less Than 3 110 9.40
3–5 745 63.68
Above 5 315 26.92
Total 1170 100.00

6.10 MIGRATION AND ITS CAUSES :- The 93.93% people

are local and 6.07% are migrants. Whereas 70.43% have migrated for
employment, 23.94% have moved to avail facilities in the town. The 5.63%
have migrated because of other miscellaneous reasons, may be because of
poverty prevailing in the rural areas. About 40.85% of migrants have
moved into the town just within last 5 years and rest migrated before 5
years. The ratio of migration is very less. Service and business sector
employment is the main cause of migration. In migration is picking up
because of establishment of more institutions like Agriculture University,
ICSIR complex etc.

TABLE-6.8 LOCAL / MIGRANT

TYPE No %
LOCAL 1099 93.93
MIGRANT 71 6.07
TOTAL 1170 100.00
6.11 HOUSE OWNERSHIP STATUS :-Out of sample of 1170
houses for establishing ownership status of the families, 194have not
responded. Out of the rest 976 who responded, 881 were owning the house
reflecting 90.27% and 9.73% are the tenants.
6.12 STATUS OF FAMILIES :-In Palampur, 92.31% families
have T.V., 58.03% have fridges, 35.38% have washing machines, 56.50%
have telephones and 12.99% have heat convectors. Most of the families
surveyed are enjoying good economic status in the community. The 53.59%
families don’t have vehicle and 45.13% families have scooter or car
indicating that in the present day social set up automobiles specially 2
wheelers are emerging as basic requirement of a family. There is a very
limited role of animals in pursuits of families. Only a few families have
goats and sheep. A majority of 96.15% families don’t own animals.
TABLE-6.9 VEHICLE OWNED
TYPE No %age
NIL 627 53.59
CYCLE 13 1.11
SCOOTER 331 28.29
CAR 197 16.84
ANY OTHER 2 0.17
TOTAL 1170 100.00

CHAPTER-7

HOUSING

7.1 HOUSING STATUS:-The 24.14% families have less than

100 sqm as plot area. Families having plot area of 101-250 sqm are 28.06%.
Approximately, 47.80% families are living in plot size bigger than 250 sqm.
Table-7.1 Plot Area
Area (Insqm) No %
0-100 252 24.14
101-250 293 28.06
251-500 259 24.81
500 & above 240 22.99
The 14.46% houses
Total have less than 50%
1044 covered area and around
100.00
85.54% houses have more than 50% covered area. The higher covered area
attributes to increasing rental values due to coming up of varied institutions
and offices in town on one hand and continuance of urge for more and more
construction on the other.

Table-7.2 Covered Area

Percentage of No. %
plot area
Less than 50 151 14.46
51-75 111 10.63
75 Above 782 74.91
Total 1044 100.00

The 65.04% houses have been constructed during the last 30 years.
The 34.96% houses are however, more than 30 years old. As the area in
vicinity of old Bus Stand has old houses alongwith narrow lanes and the
same is witnessing problems of congestion etc., there is need for
undertaking redevelopment scheme.

The 81.99% houses have approved plans. A few people are not
conscious about planning and are violating the construction norms to get
their houses approved by competent authority one way or the other.

Table-7.3 Year of Construction

 Year No. %
0-5 116 11.11
5-10 146 13.99
10-30 417 39.94
30 & above 365 34.96
Total 1044 100.00
Whereas, majority of 98.45 percent houses have upto 3 storeys, only
1.55% have more than 3 storeys. The 77.04% houses have 2 or more rooms
and only 22.96% houses have single room each. The 28.06% houses are
without bathrooms. About 54.79% houses have one bathroom and 17.15%
have more than one bathroom.

Table 7.4 No. of Storeys

Storey No. %age
Basement 25 2.40
G 240 22.98
G+1 479 45.86
G+2 284 27.21
G+3 11 1.05
G+4 5 0.50
Total 1044 100.00

Table 7.5 No. of Rooms Table 7.6 No. of

Bathrooms

No. of No. %age No. of Bathrooms No. %age

Rooms Nil 293 28.06
1. 240 22.96 1 572 54.79
2. 157 15.03 2 124 11.88
3. 198 19.00 More than 2 55 5.27
4. 234 22.41 Total 1044 100.00
5. 096 11.40
More than 5 119 11.40
Total 1044 100.00

The 29.60 % houses do not have latrine at all. They are defecating in
surrounding fields. The 26.44% houses have dry latrines. Latrine water of houses at
higher altitude is over spilling or draining or lower reaches and people at lower level
are using even contaminated water.

Table-7.7 Type of Latrine

Type of Latrine No %
Nil 309 29.60
Dry 276 26.44

Flush 459 43.96

Total 1044 100.00
 7.2 Solid Waste: The 43.20% houses have dustbins for solid
waste disposal. The remaining households are throwing their rubbish either
on streets or in nearby areas. Whereas 42.82 % houses generate garbage
0.50 Kg. To 1.00 Kg. each, 53.83% houses have generation of garbage
above 1.00 Kg. each.

Table-7.9 Solid Waste Disposal Table –7.10 Quantity

Garbage

Source No % Quantity(In Kg) No %

Dustbin 451 43.20 0-0.50 35 3.35
Street 259 24.81 0.50-1.00 447 42.82
Any other 334 31.99 1.00 and Above 562 53.83
Total 1044 100.00 Total 1044 100.00

7.3 Condition of Houses : About 70% houses have poor

condition and about 30% houses have good condition. Houses with good
building condition are primarily in two colonies developed by Housing
Board recently. Some scattered individual houses of local businessmen and
owners of Tea Estates here and there have also good condition. Most of the
houses are scattered in an unplanned and haphazard manner with more
concentration in North-West of Town. More concentration of hotels in
North-West may affect the view of the mountains, pollute the drainage
systems, ‘ Kuhls’ and other water bodies which might be an onslaught of
commercialisation, compelling local tea estate owners to sell their tea
gardens for hotels, resorts and other more profit making pursuits.

7.4 Built-up area Intensity:The six girds around bazaar in

Palampur have built up intensity ranging between 32%-59% . In Sughar,
Aima, Bandla and Kohli villages, built-up intensity is ranging from 8% to
59%.

Table-7.11 Built-up Area Intensity

Percentage of Area (in sqm) Percentage
Intensity
0 15.83 60.21
0-8% 7.07 26.89
8%-16% 2.20 08.37
16%-32% 1.04 03.96
32%-59% 0.15 00.57
Total 26.29 100
 Built-up intensity more than 32% is likely to have two
implications:-(i) In such scattered and low intensity development, it is very
difficult to provide better transport network.
(ii) Because of low intensity of development, making provision of
infrastructure such as water supply, sewerage, electricity, telephone, parks
and open spaces shall be a very expensive proposition.

7.5 Residential Intensity: Assuming housing as a major

component, residential area intensity is used as synonymous to housing
intensity. The concentration of area with 5% to 50% residential intensity,
correspond well with commercial area intensity, as areas of high commercial
intensity are along the main bazaars, streets and highways. Passing through
Planning Area and Palampur Nagar Parishad area, housing intensity in three
grids is ranging in between 20% to 50% built up area.

Table 7.12 Residential Intensity

%of grid Are ( in sqm) %age
area total
0 16.44 62.53
0-5% 6.17 23.47
5%-10% 2.17 8.25
10%20% 1.39 5.29
20%- 0.12 0.46
48.3%
Total 26.29 100.00

7.6 Anticipation :At the rate of average family size of five, there
are 6379 families residing in the Planning Area, as per survey of 2001. It is
anticipated that @ 5 persons/family by 2021, there will be 14000 families.
Thus, there will be 7621 additional families, say 7600 families to be
accommodated in residential areas. As the Planning Area has 295.09
hectares residential area, there is a residential density of 108 persons per
hectare. Taking average density of 100 persons per hectare, 700 hectares
residential area is likely to be required.

CHAPTER- 8

TRADE AND COMMERCE

8.1 Status of Shops :-Palampur town is vibrating with trade and

commerce activity. Besides catering for the surrounding areas, it also caters for
the tribal area in the interiors of Dhauladhar range. Most of the shops are retail.
However, 14.84% shops are of wholesale dealing in cloth, cement, medicine,
fertilizers and pesticides.
Table-8.1 Types of Shops
TYPE NO %
RETAIL 285 74.23
WHOLE SALE 57 14.84
SEASONAL 14 3.64
SERVICE 2 0.52
ANYOTHER 26 6.77
TOTAL 384 100.00
 Table-8.2 Special Shops
TYPE OF SHOP NO %
HALWAI 8 30.77
TEA STALL 10 38.46
DHABA 4 15.39
RESTAURANT 2 7.69
OFFICE 2 7.69
TOTAL 26 100.00

Food, fruit and vegetable shops account for 16.14%, general

56.68% and cloth 18.43%.
Table 8.3 Items Sold
ITEM SOLD NO %
GENERAL 123 56.68
FOOD 20 9.22
FRUIT 8 3.69
VEGETABLES 7 3.23
CLOTHING 40 18.43
CHEMIST 5 2.30
FURNITURE 8 3.69
JEWELLERY 6 2.76
TOTAL 217 100.00

Whereas, 47.44% shops are owned 52.56% shops are rented. The
commercial activity is picking up in town and more house- holds are converting their
rooms into shops for rent purpose. The town, however, lacks in well planned commercial
activity.

Table-8.4 Year of Establishment

YEAR NO %
LESS THAN 5 84 23.66
6-10 121 34.08
11-20 36 10.14
21 AND ABOVE 114 32.12
TOTAL 355 100.00

Whereas, 84.82% shops get customers less than 25 per day in tourist
season, just 15.18% shops have more than 25 customers per day. In the off season 9%
shops have less than 25 customers per day.

The 69.90% shops have area less than 25 sqm. And 23.30 % shops are in
the range of 26-50 sqm. Only about 6.80% shops are in the range of above 51 sqm.
 Table-8.5 Customer Visited
(Tourist Season)
CUSTOMER VISITED NO %
LESS THAN 25 324 84.82
26-50 35 9.16
51-100 14 3.66
101-500 9 2.36
TOTAL 382 100.00
8.2 Physical Aspects of Shops:- The 69.90% shops have area
less than 25sqm. and 23.30% shops are in the range of 26-50 sqm. Only
about 6.80% shops are in the range of above 51sqm.

Table-8.6 Shop Size

SHOP SIZE (INSQM) NO %

LESS THAN 25 267 69.90
26-50 89 23.30
51-100 8 2.09
101-500 7 1.83
500 AND ABOVE 11 2.88
TOTAL 382 100.00

Whereas 66.23% shops have only ground floor, 27.75% have two
storeys each. Only 6.02% shops have more than 2 storeys.
Table-8.7 Shop Height

NO. OF STORIES NO %
BASEMENT NIL 0.00
GROUND 253 66.23
G+1 106 27.75
G+2 16 4.19
G+3 7 1.83
TOTAL 382 100.00
The 51.83% shops have no extension to their original plan, where
s 48.17% have projections upto 10 feet.

Table-8.8 Shop Extension

LENGTH (IN FEET) NO %
NIL 198 51.83
1 55 14.39
2 86 22.51
3 34 8.90
5 4 1.04
10 5 1.63
TOTAL 382 100.00
 8.3. Attached facilities and Utilities :- The 58.63% shopkeepers don’t have
vehicles. Most of the shopkeepers owning vehicles have two-wheelers like scooters or
motorcycles.

Table-8.9 Vehicle Owned

VEHICLE OWNED NO %
NIL 224 58.63
TWO WHEELER 117 30.63
FOUR WHEELER 37 9.68
HEAVY VEHICLE 2 0.53
LIGHT VEHICLE 2 0.53
Total 382 100.00

About 94.94% vehicles are parked on the footpaths and streets, affecting the
movement of traffic on the roads. Most of the shops are not planned. The 40.31% shops have
Table-8.10
telephone facility. Only 6.02% Parking
shops have sewerofconnections.
Vehicles

PARKING NO %
ON FOOTPATH 72 45.57
ON STREET 78 49.37
OFF STREET 8 5.06
TOTAL 158 100.00

The 54.42% shopkeepers dispose solid waste near disposal point and 23.60% in
outside drains. This solid waste disposal differing rain chokes the drains. Proper management
of solid waste is essential. This data coupled with solid waste disposal of housing sector
indicates that town needs a solid waste collection, transportation, disposal/treatment system.

Table-8.11 Waste Disposal

WASET DISPOSAL NO %
NEAR DISPOSAL POINT 208 54.42
OUTSIDE DRAIN 90 23.60
OWN COLLECTED 63 16.39
ANY OTHER 21 05.59
TOTAL 382 100.00
Just 6.02% shopkeepers feel that there is problem of parking of vehicles. In fact
most of shopkeepers feel that there is no problem. They prefer to stay at the original site for
commercial transactions.

Table-8.12 Problem Faced

PROBLEM No %
NIL 337 88.22
PARKING 23 6.02
SIZE 4 1.05
STORAGE 1 0.26
PUB. LAV 6 1.57
ANY OTHER 11 2.88
TOTAL 382 100.00
 8.4 Commercial Intensity:- The Commercial area is concentrated in the
main bazaar of Palampur, which is in a linear fashion. Commercial area intensity in
this area is as high as 21%. This concentration of commercial activity is spreading
outwardly more along road leading to Dharamshala. The area of high commercial
intensity is along the National Highway-20 in the pockets of Maranda, Vanghiar and
Tanda Parla. Low intensity commercial activity is scattered in villages of
Chimbalhar, Sughar, Aima, Tanda, Chowki, Khalet, besides Lohna and Holta
villages.
Table-8.13 Commercial Intensity
%AGE OF INTENSITY Area (sqkm) Percentage
0 22.68 86.27
0.3% 2.66 10.12
3%-6% 0.46 01.75
6%-12% 0.30 01.14
12%-21.3% 0.19 00.72
TOTAL 26.29 100.00

8.5 Anticipation: By assessing the data of commercial activity,

it has been observed that the town is efficiently serving its local population
but its service function to surrounding areas such as collection and distribution
centre for villages falling in Baijnath, Bhawarna, Panchrukhi and other
community blocks hints that the town is not serving its influence area so
efficiently. As a result, commercial activity is getting scattered and
developing along all major roads, originating from Palampur. Therefore,
there is need to develop Palampur as an efficient service centre for villages
falling in radius of 30kms. This implies that it has to develop various
specialized markets like grains, vegetables, fruits, flowers, fertilizers, cement,
steel, poultry products, pesticides, insecticides etc. The town is required to
cater for informal commercial activity being carried on footpaths and
encroachments.

CHAPTER- 9

TOURISM AND INDUSTRY

Palampur town is blessed with the beauty of nature that provides

warmth to tourists. Due to Kashmir problem, the importance of tourist towns
of Himachal Pradesh including Palampur has increased. During the peak
season about 5000 tourists visit the town in a day.
9.1 Tourism
9.1.1. Tourist Attractions :-Palampur has meerged as one of the
favourite tourist destinations during the last decade or so. A tourist is
attracted to Palampur because of pleasing climate, lush green, tall and
majestic trees, tea plantations, snow-clad mountain range of Dhauladhar
where silence of mountain speaks volumes of development in philosophical,
historical and cultural thoughts. Here snow-clad white peaks, blue sky and
changing red and yellow shades of rising and setting sun create striking
panorama of colourful natural paintings. In such a setting, existence of
certain old temples in the surroundings of Palampur display the rich and
wonderful built-in heritage of Indian society for which Indians are proud of.
Besides the specific tourist attractions in and around Palampur, the simplicity,
hospitality, colourful dresses and musical rhythm of the people of Himachal
attract both Indian and foreign tourists. The tourist attractions available in and
around Palampur can be classified into the three categories namely natural
attractions, built-in heritage attractions and institutional attractions.

(i) Natural Attractions :-Palampur provides scenic beauty of

the Dhauladhar mountain, alongwith its peaks covered with white snow.
During the day, white snow mixes the blue colour of the sky with different
shades of sun rays/light and thereby creating amazing and pleasant (to both
eyes and mind) pictures, scenery, particularly in the morning and evening, at
the time of sun-rise and sunset.

Besides this, the greenery of forests and that of tea gardens

on the pleasing undulations (rise and fall) of the ground create lot of
enjoyment and rhythm while moving in and around Palampur. The beauty of
tea gardens gets further enchanced when one finds Himachal women in their
colourful dresses, singing folk songs while plucking the tea leaves.

Bandla segment and Neugal park also fascinate the tourists

with their natural richness in terms of contours, water and vegetation.
Billing, 20 Kms from Baijnath and about 35 Kms from Palampur is an ideal
place for hand/para gliding, where these events are held. This place is
regarded as one of the best aerosports place in the world.

Neugal Glacier-considered to be paradise for trekkers, at a

height of about 1700 metres is another natural attraction in the Dhauladhar
range. Some tourists cross this glacier to reach Holi Valley of Chamba
district, situated on banks of the Ravi.

(ii) Built-in Heritage Attractions:-In this category, the area has

the following attractions.
1. Vindhya Vasu Temples at a distance of 4 Kms.
2. Baijnath (16 kms from Palampur) having : (i)
Temple of “Vaidya Nath”-Lord Shiva which is called as one of the
12 Jyotirlingas
(ii) Mahakal and Mukuteshwar Mahadev Temples near
Baijnath.
(iii) Around Baijnath-Bir and Tashijong-two famous
Tibetan refugee settlements.
3. Andhretta-house of famous artist Sobha Singh, B.C.
Sanyal and Nora Richards. House of Sobha Singh is now a gallery that
displays many of his paintings.
4. Near Andhretta-a small attractive village having a
pottery and craft centre.
5. Chamunda Devi-On the banks of Baner Khad, about
20 Kms from Palampur, a temple of Chamundaji is visited by thousands of
tourists every year from Himachal, Punjab and other northern states of India.
 6. Nandi- Keshwar Temple at the back of
Chamunda Temple.
7. Mcleodganj, Dharamsala, the abode of His Holiness
Dalai Lama and Budhist pilgrimage centre.
8. The historic fort and Bajreshwari temple, Kangra.
9. Jawalaji Temple, 60 Kms from Palampur is regarded
as one of the Hindu’s Shakti Peeths. First temple was built in 7th century
and later on a gilded dome was added and white gold parasol was installed
by Mughal Emperor Akbar.
(iii) Institutional Attractions:- These include the H.P.
Agriculture University, ICSIR, Environment Convention centre and
Ayurvedic Hospital, Paprola. Vivekanand Regional Hospital under way will
be another centre for attraction of its own kind.

9.1.2 TOURIST NODES :-The Tourist nodes around Palampur

are as under:-
1. Dharamshala : At a distance of 34 Kilometres towards
North-West in the lap of Dauladhar, Dharamshala has dominating site
alongwith War Memorial, Rock temple at Kunal Pathari, Kangra Art
Museum, St. John’s Church, Mecleodganj the abode of His Holiness Dalai
Lama, Bhagsunag temple, Dharamkot, Dal Lake, Naddi, Kareri, Guna Devi,
Triund, Aghonjar Mahadev, Chin Maya Tapovan Ashram etc. Dharamshala
and its surrounding area afford a lot to see, enjoy and cherish.
2. Chamunda Devi: At an altitude of 800 meters, Chamunda
Devi is in midway of Palampur and Dharamshala and has recently acquired
wide fame. The Goddess is said to grant boons requested to her. At the back
of temple is a cave like scoop where a stone “Lingam” under a boulder
represents Nandi Keshwar(God Shiva). It is an enchanting spot with
glorious view of the mountains, the Baner Khad, Dadh and Lahla forests.
3. Gopalpur:-At a distance of 8 Km. after Chamunda Devi is
Gopalpur where the Forest Department has set up a zoo called Dhauladhar
Nature Park.
4. Baijnath:-Located at a distance of 16 Km. from Palampur,
Baijnath is in realit, the appellation of the chief temple Shiva
Vaidyanatha(Lord of physicians). Legend has it that this is where King
Ravana (From the epic Ramayana) supplicated Shiva for a boon of
immortality. The linga enshrined in its sanctum is one of the 12 Jyotirilingas
in the country.
5. Masroor :-Masroor is 26 Km. from Gaggal on Nagrota
Surian Link road and is famous for remarkable group of rock-cut temples.
They form a group of 15 monolithic rock cut temples in the Indo-Aryan
style and are richly carved.
6. Bir/Billing :-Located at a distance of 35 Km from Palampur,
it is predominantly Budhist town of Bir known for monasteries and a
handicrafts centre. Bir has most salubrious climate and offers good view of
colourful fields and tea gardens below the valley. Bir serves as a landing
ground for hang/para gliders. Billing is 12 Km. from Bir which is one of the
best aerosport sites in the world. The mountain ranges set like an
amphitheatre, offer opportunities for high altitude cross country flying for a
range of more than 200 Km.
7. Kangra :-Kangra town is 18 Km. from Dharamshala. This
was the first seat of Raja Sansar Chand II(1775-1823). One of the ancient
capital of powerful hill State- fort of Nagarkot stands as a mute witness to
the ravages of conquerors from Mahmood of Ghazni of the Emperor
Jahangir and the disastrous earthquake of 1905.
8. Nurpur :-Located at a distance of 65 Km. from Dharamshala
on Pathankot road, Nurpur is the famous town , named after Nurjahan, the
consort to the Mughal emperor Jahangir. It has an ancient fort and a carved
God Krishna temple. Nurpur is famous today for its fine pashmina shawls
and textiles.
9. Jawalamukhi :At a distance of 56 Km. from Dharamshala,
here is the famous temple of Goddess Jawalamukhi also called the ‘Flaming
Goddess’ or ‘Sher of the flaming mouth’. It lies in the valley of Beas and is
built over some natural jets of combustible gas believed to be a
manifestation of the Goddess Devi Bhagwati Jawalamukhi. Many people,
especially women take a vow that if anything they ardently wish for, is
obtained, they will go on pilgrimage to the temple here.

9.1.3 Tourist Accommodation and Facilities:- In Palampur,

there are about 20 Government owned tourist accommodations in the form
of tourist Bungalows, guest houses and Rest houses. About 20 hotels and
five other types of tourist accommodations are also existing. Based on 20%
sample, the surveyed accommodations are four, and one respectively.
Majority of 66.66% tourists stay only for one day.

The various tourist accommodations normally do not have

other facilities i.e. indoor games, cultural facilities, shopping , laundry and
banking. These places provide for accommodation only. About 56%
accommodations do have attached restaurants and 45% postal facilities.
About 80% accommodation have heating arrangement and 99% have public
water supply with storage capacity of 10000-20000 litres. Only 22%
accommodations have the sewerage connections and 78% have their own
tanks. The 33% establishments have their arrangement of garbage disposal
through Palampur Nagar Parishad. Only two hotels have arrangement for
conducting tours. Majority of places of tourists accommodation have
telephone, cable TV connections.

About 45% places of tourist accommodation do not have

parking arrangement for vehicles of the tourists staying there.

Haphazard construction of hotels in North- West is likely to

affect Neugal Khad in years to come. Such hotels are obstructing the view
of mountains and polluting the drainage system . ‘Kuhls’ and water bodies
might be an on- slaught of commercialization compelling local tea estate
owners to sell their tea gardens for hotels, resorts and other more profit-
making pursuits.

All the surveys related to tourist accommodation reveal that

the facilities are neither adequate nor of good quality. Special attention
needs to be paid for providing tourist accommodation and facilities-adequate
in quantity and good in quality in order to satisfy the tourists.

9.1.4 Anticipation :-It is anticipated that 17500 tourists are

likely to pass through Palampur Town. The 6000 tourists are anticipated to
visit various attractions around Palampur. The 4500 tourists are likely to
stay in the town.
9.2 Industrial 9.2.1 Industrial Activity :-At present,
there is a tea factory in Palampur Town H.P. Agro sale and Service Centre
and a few other service industries to meet the day-to-day needs of people of
the town and that of surrounding villages are also existing . These service
industries are related to Mustard oil extraction, Flour milling , furniture
making , tailoring and stitching. There are only six such units . The total
employment in industries including Tea Factory and Agro- based industries
is 720. However, daily paid employees are also engaged in this activity.

The industrial activity in the town is of very low order.

However, town and the surrounding areas have otherwise high potential for
agro based industrial development because of good primary activities in the
region like Agriculture, Horticulture, Tea plantation , forestry etc. Being a
sub- divisional headquarter and having a nodal location, it has a large
influence/ service area. Accordingly, from the market point of view, there is
a good potential for service and consumer based industries.

9.2.2. Anticipation :- It is anticipated that percentage of workers in

industry is likely to increase from present 7.63% to 15% of the total work
force by year 2021. Thus, number of workers is to increase from 720 to
3780 by 2021.

CHAPTER-10

FACILITIES AND SERVICES

10.1 EDUCATIONAL FACILITIES :-Palampur Planning Area

has one Govt. Degree College, three Govt. and seven private High/ Senior
secondary schools, with majority of them located in Palampur town. Besides
meeting the requirements of local population of the town and of villages
outside in the planning Area, these educational facilities also serve
population of villages beyond planning Area limits. Three such major
schools are Saint Paul Senior Secondary School( Est. in 1923), DAV Public
School ( 1983) and Chand Public School (1987) which have students intake
of about 1000, 800 and 1100 respectively. About 25% students of these
schools are from distance beyond five kms. Majority of these schools do not
have proper buildings, space for play ground and other attached facilities.

There is also a college for girls at BA level with student

intake of about 300. Also there is an Industrial Training Institute(I.T.I.) for
women, established in 1992. At present its intake is about 100 students.

10.2 Medical Facilities :- The medical facilities available in

Palampur Planning Area are three small hospitals having beds ranging from
12 to 50, one Health Centre (multipurpose ) , one Ayurvedic Health Centre
and about ten private clinics, mainly located in the town. Patients come from
distance beyond 5 Kms. Some of the private clinics have even special type
of diagnostic facilities i.e. X-ray, Ultrasound, etc. Two regional level major
hospitals are coming and will provide all sorts of medical services and
 facilities in general as well as specialized services to the population of
Palampur Planning Area and areas beyond.
There is also one civil veterinary hospital at Palampur having an area of
about 5 kanals.It serves surrounding area of 5 kms radius. The building of
this veterinary hospital is quite old and is in poor condition.

10.3 Public Services :-There are 6 banks in the town located in

main bazar , near old bus stand and near civil hospital. A few branches are
in private buildings. Though they have good building condition, they lack
parking facilities . There are two telephone exchanges namely the main one
located in town and the other at Maranda. Whereas, the main exchange is in
the Government building, Maranda Exchange is in the private building .
They have capacity of 6024 and 1400 connections respectively. The police
station building is in poor condition and require space for parking. Fire
station building, located near Mela ground has good condition. Post office is
located in heart of the town and has good building condition. However ,
there is no provision of parking.

CHAPTER-11

BASIC SERVICES INFRASTRUCTURE

11.1 WATER SUPPLY SYSTEM :-The sources of municipal

water supply are under-ground water at Bohal and river at Bandla with
capacity of 25,000gallons and 40,000 gallons respectively. The treatment of
water is as per the source of water supply i.e. in case of underground, it is
limited to chemical, whereas, in case of river, it is both sedimentation and
chemical. The respective treatment plant capacities are of the order of
10,000 gallons at Bohal and 30,000 gallons at Bandla.

Table-11.1
Water Supply- Sources, Storage Capacity And Treatment

Location Type Capacity of source Storage Type of Capacity of

(Gallons) (Gallons) treatment
treatme plant
Min. Max. nt (Gallons)
Bohal Under-ground 25,000 Chemica 10,000
50,000 65,000 l
Bundla River 40,000 30,000
Sedimen
tation
chemica
l

Source: Executive Engineer, Irrigation and Public Health

Department,2001.
The water supply/ distribution system is through three storage reservoirs
located at Lohna, near T- Bud and near Rotary Bhawan. The respective capacities are
30,000 gallons, 25,000 gallons and 10,000 gallons. On an average, supply is for 15 hours
daily. The three reservoirs together serve population of more than 5000 of the town.
 Table-11.2: Storage Of Water Supply for Distribution

Locatio Capacit Storage Duratio Populatio Year Year

n y (Gals) through n of n served of of last
supply Const major
Av . repai
Hrs./day r
Lohna 30,000 Pumpin 15 More than 1952 1990
g and 5000
gravity population
of the town
Near T- 25,000 -do- 15 - 1952 1986
Bud
Near 10,000 Gravity 15 - 1980 2001
Rotary
Bhawan
Source: Executive Engineer, Irrigation and Public Health
Division,
Palampur.
For public in general and for those residents who do not have water
connections, there are only seven hand pumps installed in the town at
different locations but presently only three are in working order. Similarly,
four fire hydrants located at different locations are not in working order.

With increase in activities and population, the demand of safe

drinking water supply has been increasing. To augment the water supply to
meet increasing demand, Govt. has approved the water supply scheme
during the IX plan and the work is in progress by IPH department. People
are also being motivated to store rain water for general use, an integral part
of Government Policy.

11.2 Sewerage and Drainage :-Majority of the houses have

septic tanks and only 8% houses have the sewerage connections.

The sewerage scheme of Palampur town is under

implementation. This sewerage scheme was proposed in the 9th Plan (1997-
2002) of the state, along with eleven other towns of the state. Financial
provision has been made every year starting from the year 1997-98 (Rs. 15
Lac) for the purpose.

Besides laying the sewerage network in the town, Govt. has

provided subsidies for converting the dry latrines into water borne latrines
under the ‘low cost sanitation’ scheme. The subsidy amount is Rs. 1200/-
per unit to general category and Rs. 1500/- per unit for the people of reserve
category. Under the ‘Rural Sanitation’; there is also a policy to extend
financial help of Rs. 1700//- to general category and of Rs. 2000/- to the
people of reserve category to construct latrines in their houses/premises.
 The drainage of the town is through open drains. Though
there is a good slope of drains, they are being choked by rubbish. At places,
there are encroachments. Stringent measures against encroachments and
overall consciousness of the common masses towards proper sanitation are
the areas of vital concern today.

11.3 Electricity Network :The area of Palampur Division

of the State Electricity Board has been divided into three Electricity Supply
Divisions (ESD) namely:
ESD No..-I and ESD No.-II for Palampur and ESD Maranda.
There are three Power Substations in the area.. Their
capacities are as follows:
1. 132/33 KV Dehan = 2 x 16 MVA =32 MVA
2. 33/11 KV Dehan = 2 x 4 MVA =8 MVA
3. 33/11 KV Dehan = (i) 2x 4 MVA = 10.5 MVA
(ii) 1x 2.5 MVA

The total number of electric connections is 5405, 715 and

1760 connections in the ESD-1 Palampur and ESD-H Palampur and ESD
(Maranda) respectively with total supply of 5738.219 KW, 1010.741 KW
and 2389.148 KW respectively. The pending applications for electricity
connections in the respective divisions are only 117,48 and 54.

Table 11.3 : Division Wise Electricity Connections And

Demand

Type Total
Connections Pending
Residential 6854 112
Commercial 927 65
Hotels 7 -
Institutional 25 -
Industrial 60 2
Public 7 -
Total Connections 7880 219
Total Supply (kw) 9136.111 -

Source: Executive Engineer, H.P. State Electricity Board, Division,

Palampur.

11.4 Telephone Network :-Palampur Planning area is well served

by telephone network. There are two telephone exchanges namely
Palampur Main Exchange and Telephone Exchange at Maranda.

The total capacity of these exchanges is 6024 and 1400

respectively. The capacity utilization at present is 5800 (Urban-2400 and
Rural-2400) and 1100 (Urban-600 and Rural-500) respectively.

As per Telephone Department, within 3-5 years, Bhartiya

Sanchar Nigam Limited (BSNL) will introduce Mobile services.
 11.5 Solid Waste Disposal :-Average per capita solid waste
generated is about 0.5 Kg/day. Accordingly, the total solid waste generated
is about 2000 kg/day for the town’s population of 4006 (as per 2001).
Adding to this the solid waste generated by the tourists through hotels by
industries and commercial establishments say 50% of town garbage, the
total waste generated in the town is of the order of 6000 Kg/ day.

For the collection of solid waste, Palampur Nagar Parishad

has identified garbage collection points with capacity of 0.50 cum each at
different locations near public places, tourist attractions, hotels, markets etc.
and placed garbage containers of capacity of 450 cum in Nagar Parishad
area. Garbage from these points is cleared daily and carried to the disposal
point i.e. near Kale Di Hatti through wheel barrows, tractor-trolley and
dumper placer by Nagar Parishad itself.
The garbage is directly disposed on Land/Khad without any
sorting/treatment. The Nagar Parishad has adequate arrangements for the
purpose of garbage collection, carriage and disposal, the Parishad has
employed 20 persons . It has 4 vehicles for the purpose, one each truck
(Dipper Type), Tractor Trolley, Jeep (SUMO) and Dumper Placer.

The Palampur Nagar Parishad has been experiencing severe

environmental degradation over the past few years, damaging the ecology of
the area and threatening human health. The Nagar Parishad is motivating
and educating the people regarding problem of garbage in the town .

Nagar Parishad has identified a private land measuring 10-12

kanals between Palampur and Baijnath in village Padhiarkher near Sungal
which is 10 Km away from both Palampur and Baijnath. The scheme has
been approved by Nagar Parishad as well as by Nagar Panchyat of Baijnath
-Paprola. The composting unit is proposed to be setup by the Nagar Parishad
under the Solid Waste Management scheme in near future in order to solve
this problem.

A comprehensive Solid Waste Management Project has been

submitted (under NORAD Project) to the Government which is likely to be
approved and after approval of this scheme the problem of garbage will be
solved in near future.
CHAPTER-12

GOVERNMENT OFFICES AND INSTITUTIONS

12.1 Government Offices :-There are about 40 different

Govt. offices in Palampur Planning Area concentrated mainly in Palampur
town. About 70% of the offices belong to different departments of the State
Govt. Total employment in these offices is about 1200 persons.. The 33%
offices have upto 10 employees and another about 33% have employees in
the range of 21-50. About 20% offices have employment above 50 persons.
The offices have scattered locations in the town mixing with residential or
commercial buildings. Because of scattered locations, there is poor and
inadequate interaction among themselves. Majority of the offices are in
Govt. owned buildings but their area/space is limited to 100-500 sqms..
With coverage of more than 75%, they are going high up to three storeys.
Many of these offices do not have adequate attached facilities and utilities,
particularly the parking facility. It is anticipated that number of employees
is likely to double within next 20 years, as Palampur is acquiring an
effective role to be played in the regional context. The number of
employees is likely to increase to 2500 by year 2021.
12.2 Institutions :- There are two important institutions in
Palampur-H.P.. Agriculture University and Institute of Himalayan
Bioresource Technology (IHBT-ICSIR).

(i) Himachal Pradesh Agriculture University

:Himachal Pradesh Agricultural University was established on Nov. 1, 1978
by upgrading the undergraduate college (hill campus) of the Punjab
Agricultural University, Ludhiana that was set up in 1968.. After
reorganization in 1985 this University was assigned specific areas of
responsibility, which included agriculture, animal husbandry and home
science.. In early 2001, the University was renamed after Ch..Sarwan
Kumar, a social worker and politician of Kangra Valley. Presently the
University has the following four constituent colleges.
1. College of Agriculture
2. College of Veterinary and Animal Sciences.
3. College of Home Science.
4. College of Basic Sciences

Besides these colleges, there is a separate Directorate

of Research which manages its research infrastructure at the campus as well
as of the regional research stations and eleven sub-research stations spread
all over the state. The University also has a Directorate of extension
education that manages extension programme through eleven Krishi Vigyan
Kendras located in various districts of Himachal Pradesh.

Infrastructure of Campus : At the main campus at

Palampur, the major buildings are Veterinary College, College of Home
Science, College of Agriculture Agricultural Engg. Workshop Implement
store, Seed Technology Lab., Artificial Insemination Unit, Indoor facility
for sick animals, Metabolic Stall, Shed for large animals, Lab-cum-office
building for Tea Research, Office-cum-store for Mushroom Project, Farm
Women Hostel, Girls Hostel, eighteen Teachers quarters and nine staff
quarters, Press Building, Laghu Bachat Bhawan, Canteen for Veterinary
College, student centre, shops at the main gate and scooter shed. Six
buildings namely are Veterinary College (2nd Block) Agriculture Tech..
Information Centre, Home Science College (1st Floor), Mushroom Project,
Scooter Sheds for college hostels and Shed for Post Harvest Tech..
Equipments are at the final stage of completion.

The present strength of students and teachers (2001-2002

session) in the University (College wise ) is as follows:

Table 12.1: College-Wise Teachers And Students.

Sr.No. College Teachers Students Total

 UG PG Phd
1. College of Agriculture 47 114 94 30 238
(12 Departments)
2. College of Veterinary 59 158 28 3 189
and Animals Sciences
(18 Departments)
3. College of Home 24 52 27 7 86
Science (5 Departments)
4. College of Basic Science 26 83 27 - 110
(6 Departments)
- Total 156 407 176 40 623

Source:- Himachal Pradesh Agriculture University, Palampur.

(ii) Institute of Himalayan Bioresource Technology

(IHBT)
This is one of the constituent establishments of Council of Scientific and
Industrial Research, Govt. of India. IHBT is engaged in conducting
research in the fields of Biotechnology, Biochemistry, Microbiology,
Agriculture, Horticulture and Floriculture and in other related fields. Besides
research programmes, institution organizes many National and International
level conferences and workshops for scientists of India and other Countries.

IHBT of ICSIR has its own huge campus with good

number of administrative, academic and residential buildings and large
farms for experimentation.

Population of staff, researchers and students of these

institutions along with population of cantonment have a bearing on the
provisions of facilities and services in Palampur Planning Area, particularly
on the town as this population is directly dependent on town for higher level
facilities, such as High/Higher Sec. Schools, Colleges, Hospital, Shopping,
Banking, Postal facilities etc. Similarly, the visitors to these institutions,
particularly during conferences and workshops also visit town and undertake
shopping and recreational activities.
Chapter-13

TRAFFIC AND TRANSPORTAION

13.1 Existing Road Network :- Following are the main roads

which serve the Palampur Planning Area :-
1. Pathankot- Mandi National Highway No. 20, connecting
Palampur with Pathankot and Amritsar on one side and to
Mandi, Kullu & Manali through Baijnath on the other side.
This is a major road passing through the town and many
important commercial, administrative and cultural
activities of Palampur are located on it.
2. Dharamshala Road, a State Highway passing through the
town. It gets connected to Pathankot -Mandi Road at the
centre of the town.
3. State Highway to Hamirpur diverting from NH- 20 at
Maranda.
 4. Roads to Kandi ,to Chandpur and to Panchrukhi.
5. By pass to NH-20 i.e. Pathankot - Mandi Highway passing
through H.P. Agriculture University.

As the town has grown around junctions of these roads, there

is lot of regional and local traffic on these narrow roads. The road width is
ranging from 2.7 Mts to 10.9 Mts. The sudden variation of width on turnings
due to contours, road encroachments by small commercial establishments
and unauthorized parking create numerous traffic bottlenecks at different
locations. The town is witnessing unprecedented traffic problems. On one
hand the built up areas are congesting, on the other the streets are getting
narrow. Whereas haphazard constructions are fast growing, narrow Zig-Zag
streets are following at a snail’s pace. Though the number of automobiles
has increased manifold, road width has either remained the same or reduced
in many pockets. Traffic bottlenecks are, therefore, common. Road
condition is dismal. Parking facilities are far less than required. On-road
parking is a common phenomenon. At numerous points on roads, garbage
heaps can be seen. The drains, though inseparable part of roads are in
deplorable condition. Haphazard landuses are pronouncing the traffic
crisis. Ribbon development galloping along roads is choking the roads. In
such dwindling scenario, traffic management is a stupendous task.
Perspective landuse planning and traffic and transportation planning are
therefore, to go hand in hand.

13.2 Traffic Volume :-Traffic volume surveys were undertaken at

the following five locations/junctions during the hours 10.00 A.M. to 12.00
Noon and 3.00 PM to 5.00 P.M.

1. Near Bus Stand

2. Junction near Post & Telegraph.
3. Bye-Pass Junction entering Palampur.
4. Bye Pass junction near University Main Gate.
5. Junction at Maranda (Hamirpur junction)

Table – 13.1 Traffic Volume Characteristics

Juncti Two Wheeler Three Wheeler Four Wheeler Four Wheeler Total
on (LV) (HV)
M E M E M E M E M R
JUNCT 699.75 595.8 79 68 521 437 361.2 436.8 1660.95 1537.5
ION1 42.13% 38.16% 4.76% 4.42% 31.37% 28.42% 21.74% 28.40% 100% 100%
JUNCT 657.75 1185.25 163 156 497 608 187.6 235.2 1505.35 2184.45
ION2 43.69% 54.26% 10.83% 7.14% 33.02% 27.83% 12.46% (10.77%) (100%) (100%)
JUNCT 317.25 196.25 5 1 353 232 607.4 445.2 1282.85 874.45
ION3 24.73% 22.44% 0.40% 0.12% 25.52% 26.53% 47.35% 50.91% 100% 100%
JUNCT 347.25 285.75 9 8 370 309 722 302.4 1448.25 905.15
ION4 23.98% 31.57% 0.62% 0.80% 34.15% 34.15% 49.85% 33.40% 100% 100%
JUNCT 156 278.75 70 52 156 258 110 373.35 492.00 962.10
ION5 31.71% 28.97% 14.23% 5.40% 31.71% 26.82% 22.35% 38.81% 100% 100%
Source :- Surveys and Studies conducted under NORAD Project.

Maximum traffic volume at Junction No.1 i.e. near bus stand in the
morning hours is 1661 Passenger Car Unit (PCUs) whereas, it is maximum
i.e. 2184 PCUs at Junction No.2 i.e. near Post and Telegraph Office in the
evening hours.
 Because of inner part of the town, the volume of two wheeler traffic
is maximum at bus stand and P&T junction, 699.75 PCU in the morning hours
at junction 1 and 1185 PCU in the evening at Junction 2.

From the study of Road Geometrics and Traffic Volume it is clear

that roads and intersections (Road Junctions) in the town area particularly
require engineering improvements and better traffic management including
removal of encroachments and unauthorised parking in order to have smooth
flow of traffic. The traffic and transportation network being an integrating
force to ensure smooth functioning of town however, requires fore-most
attention. Ironically, the number of vehicles is increasing, the road width is
decreasing. Traffic chaos in town is a present day bitter reality.

13.3 Parking Facilities :-Parking of vehicles , particularly of the

private ones, trucks and taxis is a severe problem. The vehicles are parked
anywhere on the sides of roads in the town in a haphazard manner,
particularly in the central commercial area of the town and near the public
places in the morning and evening peak hours. Such unauthorised and
haphazard parking reduces the effective width of roads, thereby hindering the
smooth flow traffic.

Parking survey was conducted at the following locations for

two hours each in the morning and evening i.e. 10.00 AM to 12.00 Noon and
3.00 PM to 5.00 PM.

Table 13.2 : Parking Details in Palampur Planning Area

Sr. No. Location Area Vehicles Parked
Three Four
Wheeler Wheeler
1 Near Old Bus Stand (P1) 483 M2 10 40
Left
2 near Old Bus Stand (P2) 8000 M2 20 30
Right

Generally, either the town has no parking spaces or they are quite
inadequate. Incidentlly, therefore, roads are used for parking of vehicles by
individuals at the cost of enormous inconvenience to the masses. Haphazard
parking of trucks in Maranda Area is playing havoc with the mass
movement.

There is a need to provide planned parking lots at suitable locations

near public places, to be developed, maintained and operated by the
Municipal Council on payment basis charges of which can be fixed
depending upon the type of vehicle and duration of parking.

Limited parking areas are located in central area of the town.

Pressure on these parking lots in already congested areas lead to bottlenecks
and traffic chaos. Organised parking space on major arteries in the vicinity
of central area are, therefore, inevitable.

13.4 Terminal Facilities :-

 (i) Railway Station :
Palampur railway station is located at Maranda at a
distance of 4 Km. on the periphery of the Palampur
Planning Area. The railway line from Pathankot
leads to Joginder Nagar. The approximate area of
railway station is 1756 M2 and it caters to the
terminal requirements of 500 passengers/day on an
average.

(ii) Truck Terminal :There is no organised truck stand in

Palampur. About 100 trucks are generally parked at
Maranda near Railway Station in an unorganised way,
primarily along the roads. Space is required to be
earmarked for anticipated 200 trucks by year 2007.

(iii) Bus Stand :The main Palampur Bus Stand is on the

Pathankot-Mandi National Highway No. 20, just at
the entrance of the town near I&PH Guest House. it
has an area of about 24000 sq.m. with holding
capacity of about 50 buses. On the average, total trips
i.e. arrival and departures are about 700/day. The
condition of Bus Stand is poor and shabby. It
requires to be well planned, developed and
maintained.

13.5 Major Concerns: Both horizontal as well as vertical

constructions are taking place in the built up areas. Vertical constructions
are projecting upon streets storey after storey. The town is growing in an
organic manner. The zig-zag revenue “ Khasras” are playing havoc with
precious land resources. Non implementation of Section 16 C of Himachal
Pradesh Town & Country Planning Act,1977 is resulting unplanned
fragments of land holdings which is the route cause of every environmental
hazards. As a resultant, slowly and steadily, zig-zag narrow streets take the
shape. These organically emerged streets are not in a position to cater for
services infrastructure requirements.

The total number of vehicles has more than doubled over the
past 10 years. Roads are full of obstacles like vehicles parked here and
there in a haphazard manner, repair activities of workshops right on the
roads, projections of commercial establishments, lack of basic amenities
inside various establishments/uses for users etc.
The organic growth of towns has played havoc with the
traffic and transportation network. Disregard to the community cause, self-
centered approach of citizens degradation of human values, lack of civic
sense, lack of fear of law-enforcing agencies and undermining of principles
of Town Planning are the factors responsible for persisting scenario and
plight of traffic and transportation. Roads are being treated as disposal sites
by common masses. At places, septic tanks are spilling over and
straightway polluting the roads. Even the portable rubbish Bins, provided
here and there by the Local body are occupying the effective road width .
The builders further add to agony of roads by either stacking construction
material here and there. The situation continues to worsen. The community
is required to rise to the occasion. The Local body /Panchayats
have to carry this message to every door step. The law enforcing agencies
have to follow a stringent course. Perspective planning approach is need of
the day for ensuring and an efficient transportation network and hazard free
town.

In the absence of proper planning and placement of various

uses, there are unnecessary trips for petty matters, causing wastage of time,
money and energy. Organised categories of landuses like residential
activities, industrial, community parks, open spaces, bus and truck
stands/terminals are required to ensure optimization of land resources on
one hand and an efficient transportation network on the other.

The building activities along roads have increased manifold.

Due to non-availability of serviced land in town, constructions are coming
up along the transportation lines, emanating from the town. As these
structures lack set backs, various pursuits pertaining to the requisite uses are
performed right on the roads.

Chapter-14

Existing Landuse
The Existing landuse of the area was frozen under section-
15A of the H.P. Town and Count ry Planning Act on 23-11-1996. The
Planning Area was, however, reduced to 13 revenue settlements on 3-7-
1998, the existing landuse of which was prepared, notified and adopted after
considering public objections and suggestions. Additional 14 revenue
settlements have recently been included in the Planning Area, raising the
number of revenue settlements to 27. The existing landuse of these 14
revenue villages was prepared and notified for public objections and
suggestions and adopted. The landuse wise description of various areas is
given in the following paragraphs.

14.1 Residential Use:- It comprises of 295.09 hectares

area which works out to 11.48 percent of the Planning Area. The residential
areas are generally occupied by one or two storeyed houses. The housing
areas are sprawling along the highways around the old town, village ‘abadis’
and occupying the agricultural fields and tea gardens. The old residential
localities are along the National Highway near taxi stand, the new
extensions are coming up towards Bandla, Dharamshala and Baijnath sides.
Two Housing Board colonies have also come up at Barindavan and adjacent
to Agriculture University in organized sector. Residential Use inter-mixed
with commercial use is a common phenomenon. Shops on ground floor on
the road side and remaining structure for residential purpose is a common
sight.

14.2 Commercial Use: Most of the commercial establishments

are located along Pathankot-Mandi-National Highway No. 20. The
commercial use consists of 6.35 hectares which is 0.25 percent of the
Planning Area. The construction of shops along roads emanating from town
is a common phenomenon. The ‘Khokas’ are located here and there.
 14.3 Tourism Use: Tourism forms an integral part of the industry.
Tea factories are the main industrial units in Palampur Planning Area.
An area of
3.18 hectares is under tourism which is 0.12 percent of the Planning Area.
The tourist areas are located on northern side of the town at Bandla.

14.4 Industrial Use : Industrial use occupies 2.00 hectares of land

which is 0.08% of the Planning Area. This is under the Tea factories and
other industrial units. One of the main industry is a Tea Processing Factory
which is 3 km. away from Palampur town.

14.5 Public and Semi Public Use :Under Public and Semi-Public
Use, the utilities including water supply, sewerage, electricity, telephone
establishments and garbage disposal sites comprise of 5.00 hectares area.
The facilities comprising of education, health, postal etc. occupy an area of
15.59 hectares. The services including police, fire fighting, banking etc.
have an area of 0.15 hectares. Thus, there is 20.74 hectares area under this
use. The town does not have cinema hall, proper sports complex, museum,
art allery etc. Facilities to organize seminar, conferences, etc. are either
available in some of the hotels like T-Bud or they are organized either in the
campus of ICSIR or in the Agriculture University.

The Government and Semi-Government offices have an area

of 5.71 hectares. Most of the offices are located on old bus stand-Hotel T-
Bud road running in north-south direction. The 25 Government offices are
housed in their own buildings whereas 15 offices are in the rented
buildings. As the offices generally lack parking facilities, the vehicles are
parked on the roads.

H.P. Agriculture University and VIII predominantly ICSIR

Complex, which are extra-ordinary functions serving the State as well as
Nation spread over an area of 501.15 hectares. The planning and
development affairs thereof are being looked into by the respective
institutions according to their own Master Plans. Thus total existing landuse
under public and semi public use is 527.60 hectares which is 20.53% of the
total Planning Area.

14.6. Parks and Open Spaces : The organized Parks and Open
Spaces are scarce and presently occupies an area of 0.50 hectares which is
0.02% of the Planning Area. The tea gardens and the town forests are in
plenty, in and around the town and the same are serving as green lungs and
areas for passive recreation. The town enjoys unique environmental setting.
Moreover, there is a park around Neugal Café run by the Himachal Pradesh
Tourism Development Corporation (HPTDC), a Holi fair ground in the heart
of the town maintained by the Fair Committee (Mela Samitee) and another
ground at Aima which is upkeeped by the local residents.
 14.7 Traffic and Transportation Use: The major roads including
National Highway and those emanating from the town as well as those
interlinking the different localities have an area 67.14 hectares. The area
under-parking is 3.00 hectares, thus, total area under traffic and
transportation use is 70.14 hectares, which is 2.73 % of the total Planning
Area.
14.8 Agriculture Use : Agriculture land occupies 1473.13
hectares which is 57.32% of the Planning Area.
14.9 Forest Use : An area of 53.07 hectares is under the forest
which is 2.06% of the Planning Area.
14.10 Tea Gardens Use : The area under existing tea gardens is
129.69 hectares which comes out to 5.05% of the Planning Area.
14.11 Water Bodies Use :The area under water bodies primarily
rivers, nullahas and Kuhls is 9.25 hectares which is 0.36 percent of the
Planning Area

TABLE-14.1:EXISTING LANDUSE OF PALAMPUR PLANNING

AREA

Sr. No. Landuse Area in Percentage to

Hectare Planning Area.
1 Residential 295.09 11.48
2 Commercial 6.35 0.25
3 Tourism 3.18 0.12
4 Industry 2.00 0.08
5 Public and Semi Public 527.60 20.53
6 Parks and Open Spaces 0.50 0.02
7 Traffic & Transportation 70.14 2.73
8 Agriculture 1473.13 57.32
9 Forest 53.07 2.06
10 Tea Gardens 129.69 5.05
- Total 2560.75 -
11. Water Bodies 9.25 0.36
- Grand Total 2570.00 100.00

CHAPTER-15

PROJECTIONS AND REQUIREMENTS

Projections for the Development Plan have been

worked out in view of analysis of surveys and studies and the
anticipations emanated thereof, on one hand and public aspirations,
on the other. Population of Palampur Planning Area is anticipated to
increase to 70,000 by the year 2021. As 36 percent of the total
population is anticipated to be workforce, there are likely to be
25,200 workers , for whom provision of work areas is envisaged in
the Development Plan. Landuse-wise projections and requirements
are as under:-

15.1 Residential Use: In order to cater for the

requirements of housing for the anticipated population of 70,000
 persons in the Planning Area by the year 2021, at the rate of 5
persons per family norm, 14000 dwelling units shall be required. In
view of present trend of low residential density, at the rate of 100
persons per hectare, 700.00 hectares residential area is required to
cater for the Planning Area population. As 295.09 hectares area is
existing, therefore, 404.91 hectares area is additionally required.

15. 2 Commercial Use : here are 1910 shops in the Planning Area.
In view of increase in number of tourists and projected population it is
anticipated that 3450 shops shall be required by the year 2021. The land
required for additional shops @ 40 M2 area per shop which includes parking
and circulation area also works out to 13.80 hectare. Beside this, an area of
3.00 hectares is required for Wholesale Ware Housing activity. Thus total
requirement works out to 13.80 hectares + 3.00 hectares=16.80 hectares. As
existing area under commercial use is 6.35 hectares, therefore, total
additional requirement works out to 10.45 hectares.

15.3 Tourism Use : In order to cater for the anticipated 4,500

tourists in a day during the peak season by the year 2021, land required @
40 m2 area per tourist works out to 18.00 hectares. As 3.18 hectares is
existing area under tourism use, therefore, 14.82 hectares land is the
additional requirement.

15.4 Industry Use : In order to cater for the requirements of

anticipated secondary work force of 3780 workers, @ 50m2 area per
worker, an area of 18.90 hectares is required for industry by the year 2021.
As 2.00 hectares is existing area, therefore,16.90 hectares additional area is
required to be provided.

15.5 Public and Semi Public Use : An area of 20.74 hectares is

existing under utilities, facilities and services. It is anticipated that an area of
29.97 hectares shall be required more for providing various facilities of
Regional to Cluster level in the Planning Area by the year 2021 as per
requirements calculated below:-

Table-15.1 Requirement of area for utilities, facilities and services in 2021

Sr. Facility Standards of Future Unit per Total Area in
No. population /unit requirem hectare hectares
ent (No.)
1 2 3 4 5 6
1. Postgraduat Regional level 1 3.00 3.00
e degree
college
2. B.Ed. Regional 1 1.00 1.00
College
3. Polytechnic Regional 1 2.0 2.00
4 J.B.T Regional 1 1.75 1.75
School
5 I.T.I. Regional 1 1.00 1.00
6 Senior 10000-15000 1 1.50 1.50
Secondary
School
7 High School 5000-6000 1 1.00 1.00
8 Primary 2000-2500 1 0.40 0.40
School
9 Nursery two in each sector 16 0.10 1.60
School
10 Allopathic Regional 1 2.50 2.50
Hospital
11 Ayurvedic Regional level 1 1.50 1.50
Hospital
12 Primary Sector level 1 0.40 0.40
Health
Centre
13 Veterinary Regional level 1 1.00 1.00
Hospital
14 Sector Park Sectoral level 8 0.40 3.20
15 Local Park Cluster level - 0.10 -
16 Cinema 8000-10000 1 0.20 0.20
17 Library Regional 1 0.40 0.40
18 Reading Sector level 8 0.01 0.08
room
19 Community Sector level 8 0.10 0.80
hall
20 Auditorium Town level 1 0.30 0.30
21 Stadium Town level 1 1.50 1.50
22 Club One for two sectors 4 0.04 0.16
23 Museum Regional level 1 1.00 1.00
24 Swimming Town level 1 0.40 0.40
pool
25 Post & Town level 1 0.10 0.10
Telegraph
office
26 Sub-post Sector level 8 0.01 0.08
office
27 Telephone Town level 1 0.10 0.10
exchange
28 Electric sub. One for two sectors 4 0.10 0.40
Station
29 Police Town level 1 0.40 0.40
station
30 Police Post Sector level 1 0.20 0.20
31 Fire station Town level 1 0.40 0.40
32 Petrol & One for two sectors 4 0.40 1.60
Diesel
filling
station
- Grand - - - 29.97
Total

It is anticipated that number of workers in the Government and

Semi-Government Offices is likely to increase to 2500. At the rate of 30 m2
space requirement for each employee, 7.50 hectares area is required to cater
for requirement of employees. As 5.71hectares is existing area,
therefore, 1.79 hectares additional area is required for re-densification of
Government land and complexes by way of re-development to ensure
optimum utilization of scarce resources. The existing Government and Semi
Government offices along Bandla road as well as at other locations in the
town have adequate space. Presently there are single or double storeyed
constructions in their premises. In order to cater for requirements of future,
it is proposed to create additional floor space. Provision for parking is to
form an integral part of planning and design of office complexes.

The existing area occupied by State as well as National level

institutions like Himachal Pradesh Agriculture University, ICSIR Complex
is 501.15 hectares which is sufficient and it is anticipated that no additional
area shall be required by the plan period i.e. 2021.

In view of above total area under Public and Semi Public Use works
out to 559.36 hectares, out of which existing area is 527.60 hectares i.e.
(utilities 5.00 hectares+ Facilities and Services 15.74 hectares +
Government and Semi Government 5.71 hectares + Institutions 501.15
hectare) and additional area required is 31.76 hectares i.e. ( Utilities,
Facilities and Services 29.97 hectares + Government and Semi Government
Offices 1.79 hectares).

15.6 Parks and Open Spaces Use :The town lacks in organised
parks and open spaces. Local Parks at Cluster level and open spaces are,
therefore, required to be developed. At the rate of standard of 0.30 hectares
per 1000 population, 21.00 hectares land is required to cater for population
of the Planning Area by the year 2021. As 0.50 hectares area is existing
,therefore, 20.50 hectares area is more required.

15.7 Traffic and Transportation Use : An area of 70.14 hectares

is under the existing transportation network. Town level, inter-sectoral,
sectoral and cluster roads are required to be developed in the Planning
Area. An area of 3.00 hectares is required to cater for requirement of
parking for 200 trucks by the year 2021. The new bus stand has already
been established and the same is sufficient to cater for the requirements by
the year 2021. However, a regional bus stand in Palampur Valley is required
to be established outside the Planning Area. Parking requirements of each
Land Use Zone have to be met with locally. In order to cope up with the
traffic pressure in existing congested town, sizable parking lots to cater for
two times of traffic volume by the year 2021, are required to be provided, at
outskirts of the existing town, along major Highways.

An additional area of 26.86 hectares is required for proposed

new roads to be constructed with in the Palampur Planning Area. The length
of new proposed roads is 16.00 km. Thus total additional land required
under Traffic and Transportation Use works out to 3.00+26.86=29.86
hectares.

15.8 Agriculture Use : An area of 529.20 hectares as shown in

table 15.2 below is the additional requirement under different uses which
shall be met out of 1473.13 hectares of existing Agriculture Use.
 15.9 Forest Use : The land under Forest Use i.e. 53.07 hectares
shall remain as such.

15.10 Tea Gardens Use: The land under Tea Gardens Use i.e.
129.69 hectares shall remain as such.

15.11 Water Bodies Use : The land under Water Bodies i.e. 9.25
hectares shall remain as such. The total additional area requirements are
summed up as under :-

Table:- 15.2 Additional area requirement for Urban

uses
Sr. Description Existing Area Additional Area
No. (in Hectares) ( in Hectares)
1 Residential 295.09 404.91
2 Commercial 6.35 10.45
3 Tourism 3.18 14.82
4 Industry 2.00 16.90
5 Public and Semi Public 527.60 31.76
6 Parks and Open Spaces 0.50 20.50
7 Traffic and 70.14 29.86
Transportation
8 Agriculture 1473.13 -
9. Forest 53.07 -
10. Tea Gardens 129.69 -
11. Water Bodies 9.25 -
Total 2570.00 529.20

CHAPTER-16

DEVELOPMENT PROPOSALS

16.1 The Development Plan caters for three levels namely

the Municipal Area, Planning Area and Influence Zone with a radius of
about 30 kilometres. It envisages for the requirements of population of
Planning Area, dependent regional population and tourists during peak
season. The proposals have been finalised in view of community aspirations,
effective role of local bodies, and by inculcating the participatory approach
of private and public sectors. The Development Plan is contemplated as a
document of common man, a document of the public/community and that of
the local bodies, authorities and the Governance.
16.2 Allocation of developable land for different uses to
meet with the requirements for the next 20 years i.e. upto the year 2021 is
made and proposed land-use structure devised accordingly. The various
landuses have been proposed keeping in view the availability of developable
land in each sector, holding capacity in terms of population and activities,
existing landuse of the area, development potentials, conformity of landuse
of its surrounding areas, threshold population for facilities, locational
attributes of amenities, site characteristics, convenient distance of work
areas from residential area, land values etc.
 Out of 2570 hectares of land within Planning Area, 1434.06
hectares ( 55.80%) is proposed for urban uses whereas 1135.94 hectares of
land (44.20%) has been retained under Agriculture, Forest, Tea Gardens and
Water Bodies uses. The 700 (27.24%) hectares is proposed for low density
residential use. As the Government land is scarce, entire infrastructural
development including roads, facilities, services etc. has to take place on the
land of individuals, in accordance with population of the area, topographical
conditions and potentials and propensities of land. The land owners,
however, resists for any sort of proposal for community uses and compel the
authorities to change the proposals. Approach of negotiated proposals has,
therefore, been envisaged in the Development Plan. Further detailing of
proposals will have to be done in accordance with prescribed zoning and
sub-divisions regulations by the local bodies in primarily built up areas, the
Revenue Department and the Development Authority through restricted land
acquisition, land pooling reconstitution mechanism involving land owners in
the new areas.

Uses pertaining to various economic activities alike trade,

commerce, tourism, posh industries and income generating amenities have
not adequate sustainability, if they are segregated and provided separately in
patches. A tug of economic war is going on in the area occupied by various
economic pursuits and they are in search of permutation and combination of
set of activities on the subsequent floors. Similarly, facilities and services
alike schools of lower order, nursing homes, banks, telephone exchange and
other financial institutions can be well run on the first or second floors of
pre-dominant economic activitie’s areas. On the contrary though
Government and Semi-Government Offices, Postal Facilities, Police Service
etc. are essentially needed by the town and sectors, they do not find any
viable placing on the ground and thus have answer for their establishments
on the subsequent floors of the buildings meant for economic activities. The
Development Plan, therefore, addresses the central and local activities for
town level/regional and sectoral pursuits respectively. The related
requirements thereof including parking, parks, open spaces and circulation
network are to be detailed out in view of the local setting in accordance with
the prescribed zoning regulations.
16.3 Residential Use: On the basis of residential density
of 100 persons per hectare, an area of 700 hectares (27.24 %) has been
proposed for the residential purpose. The residential areas are proposed to
be developed in north-south direction. Local activities of cluster level
enlisted in Table 15.1 alike nursery and primary schools, dispensaries,
parks, tot-lots etc. form an integral part of the residential areas and are to be
detailed out during the course of preparation of Sectoral Plans and Schemes.

In Palampur Planning Area, as the residential

development is envisaged to come primarily on the private lands on one
hand and acquisition being not preferred by the land owners, the onus of
development of residential areas vest with them. The land owners are to
ensure either planned sub-divisions of land pooling and reconstitution of
plots and accordingly development therein, ensuring provision of convenient
shopping, basic services infrastructure including water supply, sewerage
drainage, electric supply, other requisite facilities and services in view of
creation of plots and thereby likely population. The owners may
construct houses only for their own purpose without exhausting this process.
Predominantly proposed residential sectors are Bandla-Lohna, Aima-Sughar
and Differpat-Chimbalhar. The housing areas are proposed to be developed
by integrating future work areas and evolving safeguards for tea gardens and
forest areas. The proposed housing sectors/clusters are proposed to be
developed on the neighbourhood principles of self-sufficiency by making
provision of requisite infrasturcture therein. The concerned local
body/Panchayat will be responsible for ensuring the implementation of basic
services infrastructure at local level, by raising the resources through
process of undertaking remunerative schemes in the area on land to be got
surrendered in its name during the course of Land Pooling and
Reconstitution mechanism. In case of bigger chunks of vacant land the
same are to be developed by the Development Authority which has to play
an effective role.
16.4 Commercial Use : A modernised shopping centre is
proposed to be developed alongwith sizable shops and requisite
infrastructure, so that it acts as a model for the region. An area of 1.00
hectares is proposed to be developed outside main hub so that the same
diverts the attention of potential businessmen from the heart of town.
Moreover, the Development Plan envisages to prepare improvement
schemes for the existing shopping centre to ensure improvement in
environmental quality. A scheme under the programme of Integrated
Development of Small and Medium Towns (IDSMT) has already been
launched in the central area on the land of Nagar Parishad, Palampur. A total
area of 16.80 hectares (0.65%) has been proposed for Commercial Use
which includes 10.45 hectares additional area, out of which 3.00 hectares
area is proposed for Wholesale Ware Housing near Maranda.

16.5 Tourism Use : Palampur is to continue as a base

station for tourists visiting surrounding tourist attractions like Baijnath Shiva
Temple, Sobha Singh Art Gallery, Bir, interiors of the Dhauladhar etc and
halting place for tourists enroute to Kullu Valley. Alongwith natural heritage
and institutional attractions, Palampur provides all sorts of enjoyment and
recoupment to tourists of various walks of life. Being near to the plains,
having rail and road links, it is a destination of average tourists. As majority
of tourists accommodation lack basic amenities including parking, it is
proposed to provide requisite infrastructure to cater for various economic
groups of tourists, domestic as well as foreigners. The development of
tourism in and around Palampur call for systematic and planned
development, check on encroachments, cleanliness of town, integration and
publicity of local as well as surrounding attractions, development of
commanding sites for enjoyment of hues of nature, to keep view of
mountain and valley free from obstructions etc. The tourists will pass
through the town to reach tourist areas proposed at the foot of the
Dhauladhar. The overall visual impression of the town is proposed to be
geared. The tourism has been allocated an area of 18.00 hectares (0.70%),
including 14.82 hectares as additional area for the purpose. It includes the
area required for boarding and lodging of future tourists traffic which may
come up anywhere within the urbanisable limits of the Palampur Planning
Area alongwith other conforming land uses.

16.6 Industry Use : Out of anticipated requirement of

18.90 hectares (0.74%), for industry, 9.00 hectares has been proposed for
technology based clean light industries alongwith other conforming
landuses. Rest of the 10.00 hectares land is proposed for miscellaneous
industries at a strategic location along the National Highway in the vicinity
of Maranda on private grasslands(Ghasani) to accommodate agro based,
horticulture and forest based industries in form of organized industrial areas.

16.7 Public and Semi Public Use :The Public and Semi-
Public Use includes utilities, facilities, services, Government and Semi
Government offices and Institutions. The Utilities i..e water supply,
sewerage, drainage, electricity, telephone establishments, garbage disposal
etc. and Facilities like education, health, postal, police, fire fighting, banking
etc. besides Government and semi Government offices and specialized
Institutions like Himachal Pradesh Agriculture University , Indian Council
for Scientific and Industrial Research(ICSIR) etc. have been given due
consideration for allocation of land for this purpose in the Development
Plan. These Institutions have extraneous influence zone beyond the
immediate hinterland in the State as well in the Country. These institutions
are proposed to be developed through their own mechanism by the
respective authorities. These have an adequate space available in their
complexes and the Development Plan incorporates their proposals/master
plans, as contemplated by these institutions. The existing land under utilities
(5.00 hectares), facilities and services ( 15.74 hectares), Government and
semi Government offices (5.71 hectares) and specialized Institutions
(501.15 hectares) is 527.60 hectares and additional requirement of 31.76
hectares is anticipated by providing utilities, facilities and services ( 29.97
hectares) as detailed in Table 15.1 and for Government and Semi
Government offices ( 1.79 hectares) in the Planning Area by the year 2021.
Accordingly 559.36 hectares ( 21.76%) of land is proposed under Public
and Semi- Public use.

16.8 Parks And Open Spaces Use: An area of 21.00 hectares

(0.82%) has been proposed for organised parks and open spaces which
includes 0.50 hectares existing area and 20.50 hectares additional area. The
tea gardens and forests in and around the town are also serving as Parks and
Open Spaces. Besides this a Botanical and Zoological park has also been
proposed in the Neugal Khad.

16.9 Traffic and Transportation Use: Besides existing

North-South axis of development of the existing town, another axis from
Maranda towards north is proposed to be developed by providing a bye-
pass road. Provision for a shorter bye pass to the National Highway traffic
from the vicinity of new bus stand has been envisaged.

The Development Plan envisages to provide parking

lots on outskirts of the existing built up area to meet with the requirements
of increasing traffic volume on major entry points to already congested
town, namely near convention centre on Mandi Road, near factory on
Pathankot Road, near SSB Chowk on Dharamshala Road and near Tourist
Bunglow on Bandla Road.

An area of 100.00 hectares ( 3.89%) has been

proposed for Traffic and Transportation Use, out of which 70.14 hectares is
existing area occupied by roads and parking spaces and 29.86 hectares is
additional requirement which includes 3.00 hectares of land for parking of
trucks.

TABLE-16.1 PROPOSED LAND USE FOR PALAMPUR

PLANNING AREA-2021

SR. NO. LAND USE TOTAL AREA

( IN HECTARES)
1 RESIDENTIAL 700.00
2 COMMERCIAL 16.80
3 TOURISM 18.00
4 INDUSTRY 18.90
5 PUBLIC AND SEMI PUBLIC 559.36
6 PARKS AND OPEN SPACES 21.00
7 TRAFFIC AND 100.00
TRANSPORTATION
8 AGRICULTURE 943.93
9 FOREST 53.07
10 TEA GARDENS 129.69
11 WATER BODIES 9.25
- GRAND TOTAL 2570.00

CHAPTER-17

PLAN IMPLEMENTATION

The Development Plan contains provision for a projected

population of 70,000 people which is anticipated to occupy Palampur
Planning Area by the end of year 2021 through period of 20 years. The total
area covered within Palampur Planning Area is 2570 hectares. The 53.07
hectares of land covered under Forest, 129.69 hectares under Tea Gardens
and 9.25 hectares under Water Bodies has been retained as such. An acute
shortage of funds for acquisition of land for public purposes is a great
challenge to the administration to ensure a sustainable integrated
development pattern. It has, therefore, been proposed to adopt a people’s
participatory approach for an optimum accomplishment. It will only be
possible with the joint efforts of the Development Authority, Nagar Parishad
and Gram Panchayats included in the Palampur Planning Area and the
Department of Town and Country Planning which is nodal agency for
planning in the State.
 Out of 2570 hectares Planning Area, additional area
required for various uses upto the year 2021 works out to 529.20 hectares.
Though Phasing, costing and implementation of Development Plan is to be
contemplated by integrating it as part of Five Year Plans and keeping in
view development priorities to meet needs of growing population, yet in
view of socio-economic dynamics likely to persist after the course of five
years on one hand and in consonance with the national policy of preparation
of rolling plans on the other, the programme for implementation of each
successive phase has to be worked out in view of review at an interval of 5
years time frame i.e. after each phase. For implementation of Development
Plan, services and serviced land have necessarily to be developed in view of
planning provisions to channelise growth of the town according to the
Development Plan. In implementation of this Development Plan, Nagar
Parishad, Panchayats and Development Authority are proposed to play an
instrumental role. For bulk services, however, the State Govt. is to make
allocation either to Development Authority or to infrastructural departments.

17.1.1 Phasing : The Development Plan is a regulatory instrument

to guide the development through 20 years. Since it is not possible to clearly
foresee the entire scenario with reference to the financial aspects that is
likely to emerge over such a long period, therefore, the Development Plan is
considered to be a long term policy document which is to serve as a guide
for development and must be reviewed every five years to incorporate all
the changes on priorities. The first phase is very important as it gives lead to
the development pattern that is to be followed in subsequent phases.

17.1.2 First Phase-2002-2006 : First phase of the Development Plan

has been proposed to have the following contents:-

1. Preparation of land pooling scheme measuring 10.00

hectares. For preparation of land pooling scheme as well as to
execute the provisions contained in the Development Plan, an
office of the rank of Assistant Town Planner to be opened at
Palampur.

2. To arrange land for construction of internal vehicular roads

measuring 26.86 hectares in various sectors by land
acquisition and development.

3. Acquisition of land for proposed commercial complex and

Wholesale Ware Housing measuring 1.00 hectares and 3.00
hectares respectively.

4. Acquisition of land for proposed technology based clean light

Industry measuring 9.00 hectare.

5. Acquisition of 3.00 hectares of land for truck parking.

17.1.2 Subsequent Phases : After review of the implementation

process of previous phase the process shall continue as per new priorities.
 17.2 Costing :17.2.1 The Plan envisages that the residential
development is to be ensured by the land owners by sub-divisions and
Nagar Parishad and Panchayats through mechanism of ‘Land Pooling and
Reconstitution’. The 7.00 metres and 9.00 metres wide roads are to be
developed by Nagar Parishad/Panchayats by raising funds from the
beneficiaries. Roads with a width of 12.00 metres and 15.00 metres are to
be implemented by the Development Authority by raising development
charges through implementation and realisation of remunerative uses in the
activity zones. However, the cost of arterial roads including bye passes,
bulk water and electric supply is to be borne by obtaining funds through
plan allocation from the State Government and the same is to be realised
subsequently from the beneficiaries.

17.2.2 Major Community Proposals and Costing: The cost of

different proposals proposed to be taken under First Phase has been worked
out as under:-

Table17.1 Cost Estimate for the First Phase 2002-2006.

Sr. Description Area Rate Unit Amount Remarks

No. (In (In (In
Hectares) Lacs) Lacs)
Rs.- Rs.-
Paise Paise
1. Preparation Of Land Acquistion cost not
Pooling Scheme and taken into account as
administrative scheme to be
expenditure on formulated after
account of opening 10.00 - Hectare - arranging land
of Assistant Town through Land Pooling
Planner’s office at mechanism..
Palampur for - Lump - 0.80*
execution of the Sum For opening of an
proposals of office of Assistant
Development Plan. Town Planner at
• Acquisition Palampur.
Of Land
* Salary of Staff per
month.

• Administrativ
e Expenditure
2. Construction of
internal roads
• Acquisition 26.86 45.50 Hectare 1222.13 • Rate has been
of land taken from H.P.
16.00 14.80 K.M. 236.80 Revenue
• Construction authorities.
of roads • Rate has been
taken from H.P.
Public Works
Department.
3. Construction of
Commercial
Complex and
Wholesale Ware
Housing i.e. 1.00 47.50 Hectare 47.50 • Rate has been
acquisition of land . taken from H.P.
• Commercial Public Works
Complex 3.00 47.50 Hectare 142.50 Department.
• Rate has been
taken from H.P.
• Wholesale Ware Public Works
Housing Department.

4. Construction of
technology based
light industry i.e.
acquisition of land. 9.00 47.50 Hectare 427.50 • Rate has been
• Industry taken from H.P.
Public Works
Department.

5. Parking for trucks

• Acquisition 3.00 47.50 Hectare 142.50 • Rate has been
of land taken from H.P.
Public Works
Department.

- Total - - - 2219.73 Or say Rs.2300 Lacs

only.

17.2 Financing : 173.1.1: The cost of residential development

including road network, sewerage, drainage, electrification, parks, open spaces,
parking,local/convenient shopping etc. is to be borne by the land owners either
themselves in respect of their land holdings or by way of land pooling and
reconstitution mechanism in respect of small irregular holdings of different
owners. The benefits likely to occur by way of sale of plots by virtue of
enhancement of land values due to planned efforts would be more than
sufficient to meet with the cost of development. On the basis of demarcation of
plots in view of duly approved sub-divisions/ land pooling and reconstitution
schemes by the Director, Town and Country Planning Department, Himachal
Pradesh, the land owners may get advance from the likely purchasers for
development purposes. The organised commercial complex on 1.00 hectare of
land is to be developed by the Development Authority/Cooperative Societies.
The Wholesale is to be developed by the H.P. Marketing Committee. The H.P.
Department of Industries/H.P. State Industrial Development Corporation will be
responsible for development of industrial area. Similarly, the respective
Departments/ Government 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. The Government and Semi -Govt. offices are to be
developed by the respective Departments either by raising their own resources
or by obtaining funds from the Government. Town and sector level parks may
 be developed by the Development Authority by arranging land for the
purpose. The Truck parking in vicinity of Maranda is to be developed by the
Development Authority by raising funds from the beneficiaries in due course of
time, by charged parking.

17.3.2 In case the “Land Pooling and Reconstitution” mechanism

does not succeed, the entire Land has to be acquired for implementation of the
Development Plan. In such circumstances the cost of land 10.00 hectares to be
acquired shall be @ Rs. 47.50 lacs per hectare i.e. Rs. 475.00 lacs and the
development cost of the land shall be @ Rs. 2.00 lacs per hectare i.e. Rs. 20.00
lacs. Thus total cost works out to be Rs. 495.00 lacs or say Rs. 500 lacs. This
will be in addition to Rs. 2300 lacs as estimated under Table 17.1 above.

In view of above explained circumstances the total cost shall

be Rs. 2300 lacs+ Rs. 500 lacs = Rs. 2800 lacs only.

17.3 Implementation : Besides landowners, Nagar Parishads,

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 and Country Planning Department, Himachal
Pradesh. In order to ensure co-ordination, monitoring and effective
implementation of Development Plan, a Plan Implementation Committee shall
be constituted comprising following members:-

1. Deputy Commissioner, Kangra at Dharamshal Chairman

2. President, Nagar Parishad, Palampur Member
3. Executive Engineer, B&R, HPPWD, Palampur Member
4. Executive Engineer, I&PH Division,Palampur Member
5. Executive Engineer, N.H. Division, Jogindernagar Member
6. Executive Engineer, HPSEB, Palamppur Member
Planning Area.
7. Divisional Forest Officer, Palampur Member
8. Sub-Divisional Magistrate, Palampur Member
9. Regional Manager, HRTC,Palampur
10. Divisional Tourism Officer,Kangra at Dharamshala Member
11. Assistant Environmental Engineer, Member
HP Pollution Control Board, Nurpur at Jassur
12. Assistant Engineer, H.P. Housing Board, Palampur Member
13. Tehsildar, Palampur Member
14. All Pradhans of Panchayats in Palampur Member
Planning Area.
15. Town and Country Planner/Assistant Member
Town Planner Secretary

To assess achievements of each phase and to orient the Development

Plan according to changing needs as well as to cater for unforeseen factors, it is
envisaged to review this Plan after completion of period of each phase.

CHAPTER-18
 ZONING AND SUB- DIVISION REGULATIONS
18.1 Regulations

18.2 Procedure : (a) The application for development of land to be

undertaken on behalf of the Union or State Government under Section 28
and under Section 29 by a local authority or any authority specially
constituted under the H.P. Town and Country Planning Act, 1977 shall be
accompanied by such documents as prescribed under Rule-11 of the H.P.
Town and Country Planning Rules, 1978.

(b) The application for development of land to be undertaken

under Section 30 by any person not being the Union or State Government,
local authority or any authority specially constituted under the H.P. Town
& Country Planning Act, 1977 shall be in such forms along with the
specifications sheet and schedule attached with these forms and containing
such documents and with such fee as prescribed under Rule 12 of the H.P.
Town and Country Planning Rules, 1978.

(c) The application under Section 30 "A" for construction of

farm house for agricultural purpose shall be a simple application to the
Director for seeking his permission subject to the conditions as envisaged
under Section 30 "A' of the H.P. Town and Country Planning Act, 1977.

(d) Apart from above the applicant shall furnish the following
additional documents namely:-
(i) Location Plan in the scale 1:1000, indicating the land in
question, main approach roads important physical
features of the locality/area, important public buildings
like school, Hospital, Cinema, Petrol Pump etc. and
surrounding ownership.
(ii) Site Plan in, the scale of 1:200 indicating the proposed
site, approach road, adjoining buildings, the existing
sewerage and drainage showing the built up and open
area clearly. Site must tally with the shape and
dimensions of plot shown in the tatima. Otherwise
suitable revenue document supporting/verifying the
change in shape and area to be enclosed.

(iii) Five sets of Plans, Elevations and Sections in the scale of

1: 100 or 1:50.

(iv) The Architectural drawings duly signed by the Registered

Architect/ Planner/ Engineer/ Draughtsman along with
his/her address and registration number.

(v) Copy of Treasury Challan Form vide which requisite fee

has been deposited.

(vi) Latest original Khasra map showing Khasra number of

land in question, adjoining Khasra numbers from all sides
of plot and approach path with dimensions.
(vii) Ownership documents such as copy of latest
Jamabandi and attested photo copy of Registration deed.

(viii) In the site plan the distance of electricity line, from

development as per Indian Electricity Rules (as amended
upto date) in case any electricity line is passing over or
nearby the proposed site for development, be shown.

(ix) A certificate from the Nagar Parishad / Nagar Panchayat

and Revenue authority shall be enclosed in support of
taking over the land surrendered for development of road
or path and designing it as public street as per the
provisions of the Himachal Pradesh, Municipal Act 1994
in case own share land is made available by the owner of
such land and where no public road or path exists.
(x) For the plots abutting National Highways, State
Highways, bye-passes and other Public Works
Department scheduled roads the No Objection
Certification (NOC) from Public Works Department
shall be submitted as per the format appended below:-

NO OBJECTION CERTIFICATE FROM H.P. 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______________________________abutting
National Highway/ State Highway/ Schedule
Road___________________ by the owner
Sh./Smt.___________________________ resident of
_______________________________________________
_ with respect to the provisions of the H.P. Road Side
Land Control Act, 1968 in this behalf as shown in the site
plan.

Seal Competent Authority of

H.P.PWD

(xi) Applicant shall have to submit any other

certificate/documents/Plan e.g. No Objection Certificate
(NOC) from the H.P. State Pollution Control Board, water
and electricity availability certificates from the concerned
departments etc. as may be required by the Director. For
obtaining NOC from H.P. State Electricity Board, the same
shall be submitted as per format appended below:-
 NO OBJECTION CERTIFICATE FROM HIMACHAL
PRADESH STATE ELECTRICITY BOARD

The Himachal Pradesh State Electricity Board has no

objection on carrying out any development on land bearing
Khasra___________________________________________
Number__________________________________________
__________________________of revenue village/
mohal_______________________________________under
the ____________________________________line by the
owner Sh./Smt.___________________________resident of
______________ with respect to the provisions of Indian
Electricity Rules, 1956 inforce in this behalf as shown in the
site plan.

Seal Competent Authority of

H.P.PWD
(xii) Demarcation Certificate from revenue authority shall be
submitted.
(xiii) The structural design of the building at the time of
submission of planning permission cases and structure
stability certification on its completion shall be submitted.
18.3 General Regulations : The following general
regulations shall apply to all development activities in each of the Landuse
Zones in the Palampur Planning Area :-
(i) No building or other structure shall be erected, re-
erected or materially altered without the permission of
the Director.

(ii) General land use in the Development Plan has been

contemplated for specific uses. However, mixed land use
shall not be prohibited unless otherwise a particular land
use in hazardous, contiguous in nature to the
predominant use and fulfills the regulations fixed for the
same at the time of coming into force of these
regulations.

(iii) No yard or plot existing at the time of coming into force

of these regulations shall be reduced in dimension or
area below the minimum requirement set forth herein.

(iv) The yards or plots created after the effective date of

these requirements shall meet at least the minimum
requirements established by these regulations. All the
plots registered prior to coming into force of these
regulations shall be treated as plots irrespective of their
size subject to the condition that 3.00 metres wide path
abutting one side of the plot will be the basic
requirement. If 3.00 metres wide path is not available at
 site and if it is lessor in
width then the owner should surrender the remaining
area from his plot to make the path 3.00 metres wide.

(iv) Areas zoned for Public/ Semi Public use and Parks and
Open Spaces shall not be built upon in any way or use
etc. for any purpose other than parks, play grounds and
recreations. These may, however, with the prior
permission of the Director be permitted temporarily for a
period not exceeding 30 days to be used for public
entertainment purposes and shall be removed at the end
of the period and shall in no case be permanently
erected.

(v) The height limitations of these regulations shall not

apply to all kind of religious places e.g. temples,
Mosques, Gurudwaras and Churches etc. provided it is
so designed and approved by the Director. 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 yard.

(vi) In the public interest and in the interest of town design or

any other material consideration the Director may permit
change of landuse on specific ground(s) and may relax
minimum size/area of plot, plot coverage, set backs,
number of storeys and floor area ratio (F.A.R) etc. The
decision of the Director shall be final.

(vii) The existing non-confirming uses of land and structures

shall not be allowed in contravention of provisions of
Section-26 of the H.P. Town & Country Planning Act
1977.

(viii) Natural nullahs which passes through land involving

division shall be developed and maintained according
to discharge of water.
(ix) Where it is essential to develop a plot by cutting, it shall
be the responsibility of the plot owner to provide
according to the engineering specifications, retaining
and breast walls so that such cutting of natural profile of
the land may not harm the adjoining uphill side
properties. However, cutting of natural profile shall not
exceed more than one storey (3.50) metres in any case
having a provision of diaphragm wall for step housing.
(x) Development proposal for a part of land or Khasra
number shall not be considered and proposal for
complete land holding shall be submitted even if
 planning permission is
required for a part of the land holding. For rest of the
land, if not proposed to be developed by the owner
and also not proposed to be

(xi) acquired by any authority for any development purpose,

the owner shall have to submit an undertaking in this
behalf that the rest of the land shall not be sub-divided
and shall not be developed upto the plan period of the
Development plan.

(xii) No wall fence and hedge along any yard or plot shall
exceed 1.50 metres in height.

(xii) On a corner plot bounded by a vehicular road in any land

use zone, nothing shall be erected, placed, planted or
allowed to grow in such a manner so as to materially
impede vision to avoid accidents and for smooth running
of vehicular traffic.

(xiii) No planning permission for development shall be

granted unless the road/path on which land/plot abuts is
properly demarcated and developed.

(xiv) In case of existing areas the Front and Rear set backs
need not to be left and existing buildings line can be
maintained provided further that the existing buildings
are approved by the local body.
(xv) In case of plot or land abutting existing road or path, width
of the same shall be increased to meet requirements
of the Development Plan by getting additional strip
of land surrendered by the land owner(s) on either sides
of each road or path equitably or in accordance with
topography of land and feasibility. Right of ownership of
use of such land which is earmarked for path or road shall
be surrendered or transferred to the Development
Authority or local body by owner(s) of the plot(s) without
any compensation for maintenance purpose. The
registering authority shall have binding with this provision
to effect all registrations as per approved layouts from the
Director Town & Country Planning or through authorise
officers. In this, registering authority shall be effecting
transfer of mutations to Government for surrendered lands
for public roads, paths and facilities.
(xvi) The constructions conferring to the traditional Hill
Architecture with conical roof should be encouraged in
hilly areas.
(xvii) Roof slab/chajja projection over door/window openings
shall be limited upto 0.45 metres over set backs on all
sides.
(xviii) Maximum height of plinth level shall be 4.00 metres.
(xix) The set backs shall not be applicable to services like
Electric Sub-Station, road side infrastructure/facilities.
Such as rain shelters, auto services, landscaping etc. which
are specifically permitted by the H.P.Public Works
Department on the acquired width of a road with temporary
structures.

(xx) In case of Petrol filling station the layout plan/norms of the

Indian Oil Corporation (I.O.C.) shall be adopted. However,
on National Highways and State Highways the front set
back shall be kept 5.00 metres. If the rear and side set backs
are not mentioned in the layout plan of (I.O.C.) then the
minimum sides and rear set backs shall be 2.00 metres.

(xxi) No construction shall be permitted on a piece of land left

with buildable width less than 5.00 metres after
maintaining set backs with reference to the size/area of plot
when the same lies in between the two roads.

(xxii) Not more than three dwelling units per floor shall be
permissible in residential building constructed on plot
having an area upto 250m2. For plot measuring more than
250m2 one additional dwelling unit for every additional
100m2 area shall be permissible in each floor.

(xxiii) Minimum size of different parts of a building shall be as

under:-

a. H abitable Minimum floor 9.50 m2

Room area
Minimum width 2.40 m
b. Kitchen Minimum floor 4.50 m2
area
Minimum width 1.80 m
c. Bathroom Minimum floor 1.80 m2
area
Minimum width 1.20
d. W.C. Minimum floor 1.10 m2
area
Minimum width 0.90 m
e. Toilet Minimum floor 2.30 m2
area
Minimum width 1.20

f. Corridor For residential 1.00 m

wide
minimum
For other uses 1.20 m
wide
minimum
g. Stair (i) For 1.00 m
 residential wide
minimum
(ii) For Hotel/ 1.50 m
Flats/ Hostel/ wide
Group Housing/ minimum
Educational
Institutions like
School, College
etc.
(iii) Hospital/ 2.00 m
Auditorium/ wide
Theatre/ minimum
Cinema Hall
h. Width of For residential 25 cm.
treads minimum
Without for
nosing internal
stair case.
For other uses 30 cm.
minimum
for
internal
stair case.
i. Height of riser For residential 19 cm.
maximum
(15 nos.
maximum
in a
flight).
For other uses 15 cm.
maximum
(15 nos.
maximum
in a
flight).
j. Spiral Stair In commercial building of
Case three or more storeys,
provision of spiral stair case
not less then 1.50 m dia with
adequate head height other
then regular stair case shall
be permissible as fire escape
in addition to regular stair
case.
k. Openings For sufficient air and light
the windows and ventilators
provided should have
minimum area equivalent to
1/6th of the floor area.
 l. Balcony 1.20 m wide balcony
projections complete open at two sides
with restriction upto 50% of
building frontage where
minimum front set back is
3.0 m shall be permissible.

(xxiv) Parking floor shall be allowed on floor which comes at

road level, subject to the condition that the height of
parking floor shall be 2.30 metres. This parking floor
shall be over and above the permissible FAR limits.

(xxv) In case space as per requirement for parking is available

in open over and above the set backs, condition of
parking floor shall not be insisted.

(xxvi) Minimum and maximum height of floor shall be 2.70 m

and 3.50 m respectively (for all land uses) and
25% variations in floor heights, if required, for specific
functional requirement of an activity shall be
permissible with restriction of overall height of the
structure.

(xxvii) Height of sloping roof zero at eaves and maximum 2.50

m. at centre shall be maintained.

(xxviii) Construction in terraces shall be allowed to have a

provision of storeys as permissible subject to fulfillment
of F.A.R. provision.

(xxix) 1/3rd area of the top floor shall be allowed as open terrace
wherever sloping roof is provided.

(xxx) Minimum front set back from the line of controlled width
of National/State Highways and other H.P. Public Works
Department roads (Scheduled roads) falling within the
Planning Area limits shall be 3.00 metres except on land
included in the inhabited sites of any (village as entered
and demarcated in the revenue records or on sites in
Municipal notified area or town area that are already built
up). The minimum front set back from other roads and
Municipal roads shall be 3.00 metres.

(xxxi) The competency for preparation of structural design and

its certification shall be as under:-

(a) For residential buildings to be = Registered Architect.

constructed/ completed on plot
area upto 500 M2 and upto 3 storeys
or 11.00 m. height.
 (b) For buildings
to be = Graduate Civil Engineer
constructed/ completed having minimum 3 years
on plot area upto experience in engineering
500 M2 and upto structure practice with
5 storeys or 16.00m with design & field work
height

(xxxii) Building shall not be put to use prior to issue of

completion certificate by the Director, Town and
Country Planning Department in areas falling outside
Municipal Corporation/Nagar Parisahad/ Nagar
Panchayat but within the Planning Area.

(xxxiii) The procedure for issuance of No Objection

Certificate (N.O.C.) for water supply and electricity
connections shall be as under:-

(a) Temporary = At plinth level.

(b) Permanent = On completion of dwelling
unit/floor/whole building.

(xxxiv) Any No Objection Certificate (NOC) issued by the

Town & Country Planning Department shall be liable
for withdrawal on breach of terms and conditions of
references of the issuance of such NOCs and
undertaking to this effect shall be rendered by the
applicant.

(xxxv) No construction shall be allowed within a radius of

5.00 metres from the Forest/Green belt boundary and
within a radius of 2.00 metres from an existing tree.
The distance shall be measured from the
circumference of the tree.

(xxxvi) Reconstruction shall be permissible on old lines. Any

addition, if required, shall be allowed to the extent of
20% of existing built up area of ground floor subject
to fulfillment of other planning regulations.

(xxxvii) No construction shall be permissible above vision line

(1.50 metres) on the valley sides of National
Highways and State Highways and other major roads
to the status of National Highways or State Highways.

18.4 Sub Division of Land Regulations : (i)The Sub

Division of land into plots amounts to “Development” under H.P. Town &
Country Planning Act, 1977 and as such whenever the provision of the H.P.
Town & Country Planning Act, 1977 shall be implemented, no person will
subdivide the land unless permitted to do so as per
Rules/Regulations framed under the Act ibid.

(ii) Similarly no ‘Registrar or the Sub-Registrar can

register any deed on documents of any sub-division of
land unless the sub-division of land is duly approved
by the Director as per provisions contained
under Section 16 of the H.P. Town & Country
Planning Act, 1977 and sub division of land
regulations as contained in this Development Plan
under regulations.

(iii) The application for sub-division of land shall be

submitted as per the procedure laid down under
regulation 18.2.

(iv) The General Regulations as laid down under

regulation 18.3 shall be kept in view while permitting
sub-division of land.

(v) The sub-division of land shall be permitted in

accordance with natural profile topography(shown on
a contour map) along with drainage of the land,
access, road orientation, wind direction and other
environmental requirements and according to
prescribed landuse in the Development Plan. Natural
flora and fauna shall be preserved. Unless site
conditions prohibit plots shall be permitted at right
angle to the road with proper shape and dimension, so
that optimum use of the land is ensured.

(vi) The development 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 exists or unless the applicant
undertakes that these services shall be provided at his
own cost.

(vii) The minimum width of path/road abutting one side of

plot shall be 3.00 metres to cluster of plots not
exceeding 5 in number. If number of plots exceeds 5
the minimum vehicular access shall be 5.00 metres (
with cul-de-sac) at the end and, for group of plots
between 10 to 20 in number (1500 to 3000 m2 ) on
one particular access, the minimum vehicular access
shall also be 5.00 metres width. In case of plots
exceeding 21 in number (3001 m2 ) the minimum
width of road shall be 7.00 metres.

(viii) In case of plots or land abutting the existing or

proposed roads/paths, width of the same shall be
 increased to meet
requirements of the Development Plan.

(ix) Average slope gradient for regional roads shall have

to be 1:20. However, local roads in town may be
allowed with slope gradient upto 1:10 and additional
width of carriage way shall be provided on curves for
ensuring smooth flow of vehicular traffic which may
not obstruct view or vista.

(x) Minimum area of a plot for a detached house shall not

be less than 150 sqm. In case of plot meant for semi-
detached and row housing, the minimum area shall be
20 sqm. and 90 sqm. respectively.

(xi) Semi-detached house construction shall be allowed on

upto 120 sqm. or more area and row housing on plots
upto 90 sqm., subject to maximum number of such
plots do not exceed 8 in a row after which a gap of
7.00 metres shall be left. Although minimum size of
plot for construction in a row, with two common
walls, has been kept as 90 sqm, yet in exceptional
circumstances, considering economic/site conditions
the minimum size of plots in a row, with two common
walls, upto 60 sqm. for houses may be allowed so as
to provide smallest possible residential construction
in a planned manner for the benefit of economically
weaker sections of the society. Minimum permissible
distance between two blocks constructed on a plot
shall be 5.00 metres.

(xii) The plots allotted by the Government under Gandhi

Kutir Yojna, Indira Awas Yojna and Economically
Weaker Section (E.W.S.) Schemes may be considered
and permission accorded in relaxation of regulations.

(xiii) Minimum area of a plot for residential development

in Group Housing Scheme shall be 0.50
Hectares(5000 sqm.)

(xiv) The minimum area for open/green space for the

scheme having more than 5 plots (750 m2) shall be
10% of the scheme area. Where a sub-division of land
involving plots exceeding 10 in number (1500m2.) by
individual colonizer or any Society is proposed the
provisions of parks/tot-lots and open spaces shall be
made on a suitable location in the scheme. Such parks
can not be built upon and sold in any manner in
future. Provision shall also have to be made for
education, religious, socio-cultural and other
community facilities based on actual requirements in
 the cases of sub
division of land involving more than 5000 m2 area.
The ownership of such land shall be
transferred/surrendered to the Development
Authority/Local body for its development and future
maintenance without many compensation. Similarly,
the area earmarked for roads/path shall also be
transferred/surrendered to the Development
Authority/Local Body without any compensation for
development and maintenance as per provisions made

under General Regulations 18.3 (xvii) and necessary

entry in this effect shall be made in the revenue
records.

(xv) While carving of plots the 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 unobstructed rain water
discharge.

(xvi) Minimum area for septic tank and soak pit etc.
irrespective of number of plots shall be 5% of the
scheme area.

18.5 Regulations for each landuse zone :

The following regulations shall apply to each of the
landuse zones as specified below:

18.5.1 Residential Zone :

18.5.1.1The General Regulations as laid down under
regulation 18.3 shall be kept in view while
permitting any development in this zone.

18.5.1.2 Minimum area of plot: (a)The minimum area of

residential plot of this zone shall be 150 m2. for detached house.
For semi detached and row housing the minimum area of plot
shall be 120 m2. and 90m2 respectively. In exceptional
circumstances the area upto 60 m2 may be allowed considering
economic/site conditions as explained in para 18.4.(xi) and
18.4(xii).
(b) The plot area as mentioned in Clause (a) above
would not be applicable in the cases where the sub-division of land
has taken effect before the commencement of the Development Plan.
18.5.1.3 Maximum number of storeys: For residential
houses the maximum number of storeys shall be 4+1 parking floor
wherever feasible.

18.5.1.4 Maximum height of building

 (a) Without Parking Floor:- 16.50
metre(including
2.50 metres maximum
height of sloping
roof).
(b) With Parking Floor:- 18.80 metre( including
2.50 metres maximum
height of
sloping roof and 2.30
metres height of
parking floor where
feasible).
18.5.1.5 The plot size/plot area, maximum coverage, set
backs and maximum F.A.R. shall be governed by following
table.
Sr. Plot Type of Maximu Set backs in Metres Maximu
No size in Housing m m F.A.R.
. square Coverage
Metre
s
Fron Left Righ Rea
t Side Sid t r
e Side Side
1. 2. 3. 4. 5. 6. 7. 8. 9.
1. Upto Row - 3.00 - - 2.00 2.00
120
2. 121 to Semi - 3.00 2.00 2.00 1.50 2.00
150 Detache
d
3. 151 to Detache - 2.00 1.50 1.50 1.50 1.75
250 d
4. 251 to Detache - 3.00 2.00 2.00 2.00 1.50
500 d
5. 501 Detache 50% 3.00 3.00 3.00 3.00 1.25
and d
above

Note: 1. Row housing means where two side walls are common walls
and plots created
specifically for row houses.
2. Semi-detached housing means where one side wall is
common wall and plot created as such for this purpose.
3. Detached house means where there are no common walls and
plots created as such for independent houses and above 150
sqm. in area.
4. Maximum permissible coverage shall be subject to
fulfillment of prescribed set backs.
5. In case of corner plots width of plot and side set backs at one
side of a plot shall be increased by 2.00 metres
for providing proper sight distance on the curve.
6. Floor Area Ratio(F.A.R.) means the ratio between the area of
the plot and the total floor area of all the floors of the
 building i.e.

F.A.R. = Total covered area of all floors

Plot Area
7. Minimum and maximum floor height for residential building
shall by 2.70 meters and 3.50 meters respectively. For this
purpose the basement/attic/mezzanine floors shall be counted
as a storey.
8. Maximum width of path/road abutting one side of plot shall
be 3.00 meters. In case the plot is located on existing or
proposed roads/path having following Right of Ways
(ROWs), the Front Set Back shall be left as under:-

Sr. Proposed Right of Front set

No. Way back
(i) 24 Metres 5.00 Metres
(ii) 18 Metres 5.00 Metres
(iii) 12 Metres 5.00 Metres
(iv) 09 Metres 4.00 Metres
(v) 07 Metres 3.00 Metres

9. No projections and opening shall be provided on the sides of

common walls in case of row housing and semi-detached
housing. However, the owner of plots of either sides shall
have an option to construct a common wall.
10. In case of irregular size of plots the set backs shall be
governed by the set backs prescribed for the
corresponding regular plot size.

18.5.2 Commercial Zone:

18.5.2.1.1 The General Regulations as laid down under
regulation 18.3 shall be kept in view while permitting development in
this zone.
18.5.2.2 Minimum area of plot.
(a) Shops:-The minimum size of plot for shopping booth
shall be 2.50 metresx3.50 metres and for shop it shall be 3.00
metresx6.50 metres which can be, if required, relaxed in
planned commercial area keeping in view the site conditions
and existing pattern of development .

(b) Organised Shopping Centre.

(i) The maximum coverage of the commercial area shall
not be more than 50%. The 25% of the area for
development shall be kept for parking in planned
commercial complexes and remaining area shall be
kept for movement space, landscape and for re-
creation. The layout indicating location of parking
areas shall depend on the size of the commercial
centres and its location and design which shall be
 approved. Maximum
permissible built up area for individual plot shall not
be more than 80% of the plot area.
(ii) The maximum F.A.R. for these shopping centres shall
be 2.00.
(c) Cinema
(i) The plot area required for cinema is directly related
with the capacity adequate vehicular parking within
premises, incidental shops and open spaces around
the Cinema building for ventilation and safety
measures against the fire hazards. The area thus
required for cinema plots shall be at the rate of 3.70
sqm. per seat capacity.
(ii) The permissible coverage of total area shall be 50%
of the plot area.

(iii) Front set back will depend upon the location of

Cinema plot and shall be between 8.00 metres to
10.00 metres. The set backs at sides and rear shall be
5.00 metres each. Adequate parking space for cars,
scooters and cycles shall be provided.
(iv) After permissible coverage of 50% of plot area, the
balance area shall be used for parking space for cars,
scooter, cycles etc. and for movement space,
landscape and for recreation within the premises and
for other incidental uses.

(d) Hotels/Guest Houses.

(i) The Hotels shall be permitted in specified commercial
areas. Minimum plot size for Hotel shall be 1000 m2.

18.5.2.3 Maximum number of storeys :For hotels

maximum number of storeys shall be 4+1 parking floor compulsory. The
short fall in parking, if any, shall be met out in open over and above the set
backs.

18.5.2.4 Maximum height of building

(a) The maximum height of hotel building shall be

18.80 metres ( including 2.50 metres maximum
height of sloping roof and 2.30 metres height of
compulsory parking floor).

18.5.2.5 The plot size/plot area, maximum coverage, set

backs and F.A.R. shall be governed by following table:-

Plot size Maxi Maximu

in mum m F.A.R
Square Cover Set backs in Metres
Metres age
 Front Left Right Rear Side
Side Side Side
1. 2. 3. 4. 5. 6. 7.
Hotel - - - - - -
Upto 40% 10.00 5.00 5.00 5 1.75
1000 .
0
0
Above 40% 10.00 5.00 5.00 5.00 1.40
1001
Guest - - - - - -
Houses
250 to 50% 3.00 2.00 2.00 2.00 1.75
1000

The Hotels/Guest Houses shall be permitted provided

following regulations are met with:-

(i) The proposed Guest Houses/Hotels must have a vehicular

access atleast with a width of not less than 3.00 mtrs.
(ii) The proposed Guest Houses/Hotels must have congenial
environment including open spaces around and should not in
any manner be disturbing to the residential houses around.
(iii) Each suit shall have an attached independent toilet.
(iv) Guest Houses with minimum 5 rooms can also be permitted
in Residential landuse zone.

Note:-
(i) The minimum and maximum plot size/area as mentioned
above shall not be applicable in the cases where sub division
of land has taken effect before the commencement of this
Development Plan.

(ii) Front set back 3.00 metres which will from an arcade and
rear set back of 2.00 metres is must for commercial plots i.e.
shops upto 20 m2

(iii) The side set backs shall not be necessary in commercial zone
having common walls of shops, but in newly developed
commercial area 7.00 metres wide alley(gap) shall be left
after each block of not more than 45.00 metres in length.

(iv) If a commercial building/plot abuts on two or more streets

(path/roads) the building/plot shall be deemed for the purpose
of this regulation to face upon the street(path/road) that has
greater width.

(v) Every commercial plot should have minimum vehicular

access at least with a width of not less than 3.00 metres.
(vi) Parking floor shall be compulsory for Hotels. The short fall
in parking, if any, shall be met out in open over and above
the Set Backs.

(vii) Adequate parking space for cars, scooters, bicycles etc. shall
be provided in case of Cinema/Guest House plots.

(viii) Parking if proposed on existing/proposed roads shall not be

permitted in any case.

(ix) Maximum width of path/road abutting one side of plot shall

be 3.00 meters. In case the plot is located on existing or
proposed roads/path having following Right of Ways
(ROWs), the Front Set Back shall be left as under:-

Sr. No. Proposed Right of Way Front set back

(i) 24 Metres 5.00 Metres
(ii) 18 Metres 5.00 Metres
(iii) 12 Metres 5.00 Metres
(iv) 09 Metres 4.00 Metres
(v) 07 Metres 3.00 Metres

18.5.3 Tourism/ Industrial Zone :

18.5.3.1 The General Regulations as laid down under
regulation 18.3 shall be kept in view while permitting any
development in this zones.

18.5.3.2 For Tourism use/activities the regulations as

prescribed for Commercial Zone under regulation 18.5.2.(d),
18.5.2.3, 18.5.2.4 and 18.5.2.5 shall also be applicable to the
Tourism use/zone.

18.5.3.3 For Industrial use/activities following regulations

shall be applicable:-

(i) Minimum area of plot

(a) The minimum area of an industrial plot for small
scale industry shall be 250 Sqm.
(b) The services/light manufacturing industries shall have
plot area between 501 Sqm. to 1000 Sqm.
(c) The minimum area of medium industry shall be from
1001 sqm. to 5000 sqm.
(d) The minimum plot area for a heavy industry shall be
above 5000 Sqm.
 (e) The plot area as
mentioned in Clause(a) to (d) above would not be
applicable in the cases where the sub-division of land
has taken effect before the commencement of this
Development Plan.
(f) The individual plots, if any, created/allotted by the
H.P. State Industrial Development Corporation or any
other authority prior to coming into force the
commencement of this Development Plan, the above
plot area under clause (a) to (d) would not be
applicable.
(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.

18.5.3.4.1 Height of building : The minimum

floor/storey height of industrial building shall be 3.60 metres and sloping
roof height shall be in accordance with volume of the structure.

18.5.3.5 The plot size/area, maximum coverage, set

backs and F.A.R. shall be governed by following table:-

Sr Type of Plot size Maxi- Set back in Metres Maxi- Max.

No Industry in Square mum mum Height
Metres Cover FAR ( in
-age meters)

Front Left Right Rear

Side Side Side Side
1. 2. 3. 4. 5. 6. 7. 8. 9. 10.
1. Small 250 to 500 60% 3.00 2.00 2.00 2.00 1.50 15.00
Scale
Industries
2. Services/ 501 to 60% 5.00 2.00 2.00 3.00 1.25 15.00
Light 1000
Industries
3. Medium 1001 to 55% 10.00 5.00 5.00 5.00 1.00 15.00
5000
4. Heavy Above 50% 15.00 7.50 7.50 7.50 0.90 15.00
5000
Note:-
(i) Maximum height of industrial shed shall be 15.00 metres or
depending upon the nature of requirement of particular
industry. In case of roof trusses, height of building should be
adjusted/relaxed accordingly.
 (ii) Service area required for
pharmaceutical units or such type of Industries under
requirement of G.M.P. (good Manufacturing Practice) shall
not be included for calculation of F.A.R. provided it is only
used for utilities and services but not in any case for
production.

(iii) Maximum width of path/road abutting one side of plot shall

be 3.00 meters. In case the plot is located on existing or
proposed roads/path having following Right of Ways
(ROWs), the Front Set Back shall be left as under:-

Sr. Proposed Right of Front set

No. Way back
(i) 24 Metres 8.00 Metres
(ii) 18 Metres 8.00 Metres
(iii) 12 Metres 8.00 Metres
(iv) 09 Metres 4.00 Metres
(v) 07 Metres 3.00 Metres

18.5.4 Public & Semi Public Zone :

18.5.4.1 The General Regulation as laid down under regulation 18.3
shall be kept in view while permitting any development in this zone.
18.5.4.2 Minimum area of plot:The minimum area/size of plot
shall depend on the specific requirements, however it should not be
less 150 m2 .
18.5.4.3 Maximum number of storeys :For Public and Semi Public
buildings maximum number of storeys shall be 4+1 parking floor
compulsory. The short fall in parking, if any, shall be met out in
open over and above the set backs.
18.5.4.4 Maximum height of building: The maximum height of
Public and Semi Public buildings shall be 18.80 metres ( including
2.50 metres maximum height of sloping roof and 2.30 metres height
of compulsory parking floor).

18.5.4.4 The maximum coverage, set backs and F.A.R. shall

be governed by following table:-
Sr. Description Maximum Set Backs in Metres Maximum
No. Coverage F.A.R
Front Left Right Rear
Side Side Side Side
1. 2. 3. 4. 5. 6. 7. 8.
1. Educational Building 40% 7.50 2.50 2.50 2.50 2.00
2. Police Station, Fire 40% 7.50 2.50 2.50 2.50 2.00
Station
3. Medical 40% 7.50 2.50 2.50 2.50 2.00
4. Community Hall 40% 7.50 2.50 2.50 2.50 2.00
5. Library/Religious 40% 7.50 2.50 2.50 2.50 2.00
Building
6. Govt. & Semi Govt. 40% 7.50 2.50 2.50 2.50 2.00
Office
Note:-
1. Upto 50% of open area shall be utilized for open parking and
roads and the rest shall be land scaped.
2. Maximum width of path/road abutting one side of plot shall
be 3.00 meters. In case the plot is located on existing or
proposed roads/path having following Right of Ways
(ROWs), the Front Set Back shall be left as under:-

Sr. Proposed Right of Front set

No. Way back
(i) 24 Metres 5.00 Metres
(ii) 18 Metres 5.00 Metres
(iii) 12 Metres 5.00 Metres
(iv) 09 Metres 4.00 Metres
(v) 07 Metres 3.00 Metres

3. In case of petrol/diesel filling stations, the layout plan/norms

prescribed for set backs etc. by the Indian Oil Corporation
(I.O.C.) shall be adopted. However, on National Highway
and State Highways the front set backs shall be kept 5.00
metres. If the rear and sides set backs are not mentioned on
the layout plan (I.O.C.) then the sides and rear set backs shall
be kept as 2.00 metres.

4. In the case of godowns for Liquefied Petroleum Gas (LPG)

cylinders. The norms as prescribed by the Oil and Natural
Gas Commission(ONGC) shall be adopted. However, on
National Highway and State Highways the front set backs
shall be kept 5.00 metres. If the rear and sides set backs are
not mentioned on the layout plan (I.O.C.) then the sides and
rear set backs shall be kept as 2.00 metres.

6. The set back shall not be applicable to services like Electric

Sub-Stations, Road side infrastructure/facilities such as rain
shelters, land scapping / auto services etc. which have
specially been permitted by the H.P. Public Works
Department(Building and Roads) in the acquired width of
roads.

7. In case of existing institutional buildings, Govt./Semi Govt.

office buildings in zones other than this zone the permission
on special grounds may be given by the Director to construct
such institutional buildings according to the requirements and
regulations of that particular zone.

8. Every plot should have minimum vehicular access of 3.00

metres.

18.5.5 Parking and Open Spaces Zone

18.5.5.1 The General Regulations as laid down under regulation 18.3
shall be kept in view while permitting any development in this zone.
 18.5.5.2 In case of construction of any building incidental to
Parks and Open Spaces use such as stadium, sports room etc. the regulations
as applicable to the Public and Semi Public Zone as envisaged under
regulation 18.5.4 shall also be applicable to this zone.

18.5.5 Traffic & Transportation Zone

18.5.5.1 The General Regulations as laid down under regulations 18.3
shall be kept in view while permitting any development in this zone.

18.5.5.2 In case of construction of any building incidental to Traffic

& Transportation use, such as convenient shopping, hotel, ware housing,
waiting hall etc. the regulations as applicable to Commercial Zone shall also
be applicable to this zone as envisaged under regulation 18.5.2.

18.5.6 Agriculture Zone and Water Bodies Zone

18.5.6.1 The General Regulations as laid down under regulation
18.3 shall be kept in view while permitting any development in
this zone.

18.5.6.2 A person who, owns 2 bighas of agriculture land, (however

this condition shall not apply in family sub-division of land)
inherited or his successor and intends to construct a farm house for
agricultural purposes shall make a simple application to the Director for
seeking permission and it shall be allowed subject to following conditions:-

The farm House shall be:-

(i) comprised of covered area not exceeding 200 m2.
(ii) shall not be having more than two storeys including
basement, attic and mezzanine floor.
(iii) shall provide minimum 2.00 metres set backs on all sides.
(iv) shall not be put to any other use.
(v) for the purpose of this regulation the expression “Farm
House” shall include a Cattle Shed.

18.5.6.3 Though no construction other than Farm House and Cow

Sheds etc. should be allowed in this zone, however, uses incidental to
agricultural use such as plaggary, poultry farming, quarring, minning. Bee
keeping, Godowns line kilns, brick kilns, servicing and repair of farm
machinery, cold storage, bus stand, parking, transit visitor’s camps etc. shall
be allowed. In case of any other construction purely incidental to
Agricultural use, if bound to come and to be allowed in this zone, in that
case the regulations as applicable to Residential Zone under regulation
18.5.1. should be made applicable.

18.5.6.4 The rural area of Chowki, Khalet and Roudi villages

designated as Agricultural Zone in Gram Panchayat, Khalet shall remain out
of the perview of Regulations of Development Plan for Palampur Planning
Area for the hereditary owners of land for their own pursuits. However,
this area shall continue to be an integral part of the Palampur Planning
Area”.

18.6 Abadi Deh : Unless otherwise specified under all the

above regulations no such planning permission shall be required for village
“Abadi Deh” as defined in the Revenue records. Construction in Abadi
Deh area shall continue to be covered/governed as per existing village
conventions. Change of landuse for development in this zone, other than a
farm house, can be permitted only in exceptional case subject to following
conditions:-

(a) A simple application shall be submitted to the Director for

construction of two storeys structures with two metres set backs on
all sides for self employment activities e.g. Shop, Atta Chakki,
Poultry Farm, Dairy, Godowns for food, seeds, fertilizers,
agricultural equipments/instruments. Service industries and small
scale industry promoting agriculture. The application shall contain
the following description:-

(i) Name and Father’s name of the applicant alongwith

correspondence and permanent address.
(ii) Description of land and activity proposed.
(iii) A location/site plan describing the exact location of the site
(with or without scale).
(iv) Line plan of the proposed construction (Scale 1:100).
However, each of such application shall be accompanied with
a recommendation of the Pradhan of the area that the
proposed activity/construction is not going to cause any
nuisance and that there is a proper approach path existing or
proposed by the applicant.

18.7 Note:The Palampur is an old town and is being governed by

the Rules/Regulations/Bye Laws as framed by the Nagar Parishad,
Palampur. Therefore, all its schemes/layouts and permissions granted before
coming into force of this Development Plan shall have to be honoured and
need not to be got sanctioned from the Director. However, after coming into
force of this Development Plan prior approval of the Director shall be
mandatory and binding to all concerned including Nagar Parishad,
Palampur.
 CONTENTS

Chapter No. TOPICS Page No.

1. THE CONTEXT 1-2
2. TOWN OVERTIME 3-6
2.1 Nomenclature 3
2.2 Location and Regional Setting 3
2.3 Evolution 4-5
Pre- Independence
Post Independece
2.4 Nagar Parishad 5
2.5 Status of Mandi Town 6
3. PLANNING AREA 7-11
4. REGIONAL SCENARIO 12-14
5. PHYSICAL AND ENVIRONMENTAL 15-19
CONSIDERATIONS
5.1 Climate 15
5.2 Vegetation 16
5.3 Geology and Soil 16-17
5.4 Physical Environment 17-18
5.5 Spatial Distribution of Built-up Areas 18-19
6. DEMOGRAPHIC CHARACTER 20-28
6.1
6.2 Decadal Population Growth 20-21
Sex Ratio
6.3 Age Structure 21-22
6.4 Marital Status 22-23
Level of Education
6.5 Distance and Travel Mode for Education 23
6.6 Occupation Structure 24
6.7 Distance and Travel Mode for Work 24
7. HOUSING 29-35
7.1 Housing Status 29-32
7.2 Year of construction 32-33
7.3 Number of Stories and Type of Structure 33
7.4 Housing Utilities 33-34
7.5 Road Facilities 34-35
7.6 Sanitary and Garbage Disposal 35
8. TRADE AND COMMERCE 36-43
8.1 Status of Shops 36-38
8.2 Physical Aspects of Shops 38-39
8.3 Attached facilities and utilities 40-41
8.4 Commercial Intensity 42
9. TOURISM AND INDUSTRY 44-51
Rewalsar
Prashar
Barot
Jhantingri
Janjehli
Kamru Nag
9.1 Kamlah Fort 44-51
 9.2 Tatta Pani 51
10. FACILITIES AND SERVICES 52-53
10.1 Educational Facilities 52
10.2 Medical facilities 52-53
10.3 Public Services 53
11. BASIC SERVICES AND 54-59
INFRASTRUCTURE
11.1 Water Supply System 54-55
11.2 Sewerage and Drainage 56
11.3 Electricity Network 56-57
11.4 Telephone Network 58
11.5 Solid Waste Management 58-59
12. GOVERNMENT OFFICES AND 60-63
INSTITUTIONS
12.1 Government Offices 60
12.2 Institutions 60-63
13. TRAFFIC AND TRANSPORTATION 64-71
13.1 Existing Road Network 64-65
13.2 Traffic Volume 65-67
13.3 Parking Facilities 67-68
13.4 Terminal Facilities 69
13.5 Major Concerns 69-71
14. EXISTING LANDUSE 72-76
14.1 Residential Use 72
14.2U Commercial Use 73
14.3 Tourism Use 73
14.4 Industrial Use 73
14.5 Public and Semi Public Use 73-74
14.6 Parks and Open Spaces Use 74
14.7 Traffic and Transportation Use 75
14.8 Agriculture Use 75
14.9 Forest Use 75
14.10 Tea Gardens Use 75
14.11 Water Bodies Use 75-76
15. PROJECTIONS AND REQUIREMENTS 77-83
15.1 Residential Use 77
15.2 Commercial Use 77-78
15.3 Tourism Use 78
15.4 Industry Use 78
15.5 Public and Semi Public Use 78-80
15.6 Parks and Open Spaces Use 81
15.7 Traffic and Transportation Use 81-82
15.8 Agriculture Use 82
15.9 Forest Use 82
15.10 Tea Gardens Use 82
15.11 Water Bodies Use 82-83
16. DEVELOPMENT PROPOSALS 84-91
16.1 - 84
16.2 - 84-86
 16.3 Residential Use 86-87
16.4 Commercial Use 87
16.5 Tourism Use 88
16.6 Industry Use 89
16.7 Public and Semi Public Use 89-90
16.8 Parks and Open Spaces Use 90
16.9 Traffic and Transportation Use 90-91
17. PLAN IMPLEMENTATION 92-98
17.1 Phasing 93-94
17.2 Costing 94-96
17.3 Financing 97-98
17.4 Implementation 98
18. ZONING REGULATIONS 99-127
18.1 Regulations 99
18.2 Procedure 99-102
18.3 General Regulations 102-110
18.4 Sub Division of Land Regulations 110-113
18.5 Regulations for each Landuse Zone 113
18.5.1 Residential Zone 113-116
18.5.2 Commercial Zone 116-120
18.5.3 Tourism/Industrial Zone 120-122
18.5.4 Public and Semi Public Zone 122-124
18.5.5 Parking and Open Spaces Zone 124-125
18.5.6 Traffic and Transportation Zone 125
18.5.7 Agriculture Zone and Water Bodies Zone. 125-126
18.6 Abadi Deh 126-127
18.8. Note 127