THIMPHU THROMDE Ministry of Works & Human Settlementdocuments.worldbank.org/curated/en/...THIMPHU THROMDE Ministry of Works & Human Settlement ADDITIONAL FINANCING For the SECOND BHUTAN

THIMPHU THROMDE

Ministry of Works & Human Settlement

ADDITIONAL FINANCING

For the

SECOND BHUTAN URBAN DEVELOPMENT PROJECT

(BUDP-II)

Social Assessment

Report

Updated by: Rajesh Pradhan

Individual Social Asessment Consultant

Thimphu, February 2013

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BUDP-II Additional Financing Project 2 Social Assessment

Table of Contents

EXECUTIVE SUMMARY ........................................................................................................................................... 4

CHAPTER 1: INTRODUCTION................................................................................................................................ 9

1.1 Project Background ................................................................................................................. 9

1.2 Project Objectives and Components ....................................................................................... 9

1.3 Objectives of Social Assessment .......................................................................................... 10

1.4 Approach and Methodology ................................................................................................. 10

1.5 The Report ............................................................................................................................ 12

CHAPTER 2: SOCIOECONOMIC PROFILE OF PROJECT AREA .................................................................. 13

2.1 Country Context and Project Area ........................................................................................ 13

2.1.1 Economic, socio-cultural aspects ................................................................................... 13

2.1.2 Key social issues - Social diversity and gender ............................................................. 13

2.1.3 Political .......................................................................................................................... 14

2.1.4 Institutions...................................................................................................................... 14

2.1.5 People ............................................................................................................................. 14

2.2 Description of Lower Taba LAP........................................................................................... 14

2.3 Description of Area along the Proposed Water Pipeline ...................................................... 15

2.4 Socio-Economic Profile of the Project Area ......................................................................... 15

2.4.1 General Household Information .................................................................................... 15

2.4.2 Educational Status in Taba............................................................................................. 17

2.4.3 Employment Status in Lower Taba................................................................................ 18

2.4.4 Status of Health in Lower Taba ..................................................................................... 19

2.4.5 Income and Expenditure of Households in Lower Taba ............................................... 21

2.4.6 Housing .......................................................................................................................... 23

2.4.7 Ownership of Assets ...................................................................................................... 27

2.4.8 Location Characteristics................................................................................................. 29

2.4.9 Priorities and Opinions on the Project ........................................................................... 31

CHAPTER 3: LEGAL AND POLICY FRAMEWORK .......................................................................................... 38

3.1 Legislative and Regulatory Framework ................................................................................ 38

3.1.1 Land Pooling Rules and Regulations 2009 .................................................................... 38

3.1.2 Acquisition under Land Act 2007 .................................................................................. 39

3.2 World Bank Social Safeguard Policy ................................................................................... 40

3.3 RGOB’s Land Pooling Law and WB Policy ........................................................................ 41

CHAPTER 4: CONSULTATION AND PARTICIPATION ................................................................................... 45

4.1 Stakeholders Assessment ................................................................................................. 45

4.2 Disclosure and Consultation ................................................................................................. 46

4.3 Community Feedback ........................................................................................................... 48

CHAPTER 5. ASSESSMENT OF SOCIAL IMPACTS AND MITIGATION ...................................................... 51

5.1 MINIMIZING IMPACTS ..................................................................................................... 51

5.2 LAND POOLING AGREEMENT IN LOWER TABA ....................................................... 51

5.3 LAND ACQUISITION AND BETTERMENT CHARGE IN LOWER TABA LAP ......... 52

5.3.1 Betterment charges under land Pooling: ........................................................................ 52

5.4 RESETTLEMENT IMPACT OF LAND POOLING IN LOWER TABA LAP .................. 55

5.5 SOCIAL IMPACTS OF WATER PIPELINE ...................................................................... 56


5.6 EXPERIENCE OF LAND POOLING AND RESETTLEMENT IN BUDP-II ................... 56

5.7 PROPOSED MEASURES FOR IMPACT MANAGEMENT ............................................. 57

5.7.1 LOWER TABA LAP ..................................................................................................... 57

5.7.2 WATER PIPELINE ROUTE ......................................................................................... 57

CHAPTER 6. CONCLUSION AND RECOMMENDATION ................................................................................. 57

ANNEX 1. Location map of Taba in relation to the municipal boundary ................................. 59

ANNEX 2. Lower Taba Land Record ........................................................................................ 61

ANNEX 3. Central Water Supply Scheme ................................................................................. 74

ANNEX 4. Public Consultation for Lower Taba LAP. .............................................................. 78


EXECUTIVE SUMMARY

The proposed Additional Financing for the Second Bhutan Urban Development Project (BUDP-

II) will improve the provision of urban services within the extended Thimphu city area by

providing physical infrastructure services as well as new or improved local amenities. The

primary objectives of the additional financing (AF) are to (i) support efficient and sustainable

urban development; and (ii) strengthen urban development management capacity in Bhutan. The

Royal Government of Bhutan (RGoB) is planning to develop five local areas1 in northern

Thimphu through the Thimphu Thromde (TT). BUDP-II had focused first in terms of provision of

physical works in the two local areas of Dechencholing and Langjophakha. The AF project will

cover the lower Taba LAP. The AF project will improve the overall planning for realistic urban

designs and regulation of appropriate implementation of infrastructure using land pooling

approach.

Under the current additional financing project, as in BUDP II, development of the local area plans

(LAPs) is based on a land pooling approach which is a planning technique that redefines

ownership in such a way that:

the shape and configuration of plots is more appropriate for urban structures and uses;

the size of all plots is reduced by an agreed proportion to create sufficient public and

planned provision of roads, infrastructure, social facilities, open space, and reserve plots.

The social analysis has been prepared with survey data produced by the TT following public

consultations with stakeholders/PAFs and additional survey and consultation by the individual

social assessment consultant. In lower Taba, a total of 127 households have been covered under

the socio-economic survey with 250 landowners and 267 plots. Besides, 19 households are

indirectly affected through loss of structures, assets or livelihoods. Of these 19 households, the

properties that the affected households would be losing range from structures, permanent walls

and drain, septic tanks, water tank, garage, part of house, fencing walls to houses that are

presently occupied.

There are a total of 480 people living in the 127 households covered under the survey out of

which 209 are males and 271 females. While 74.0% of them have their census registration outside

Thimphu, the rest are enumerated in Thimphu. The educational status of the people indicates that

382 of them have attained an education level ranging from Non Formal Education to Monastic

education and post graduate level. Also, there are 98 people who have no education at all. There

are just 19 children of school going age who are not enrolled in school. On the employment

context, except for 17 people, the others are employed either as unpaid family workers/household

helpers, regular/casual paid employees or own account workers. The sectors in which they are

employed range from the field of construction to retail trade to defense.

Regarding health, most children suffer from diarrhea compared to adults. Hand washing habit is

prevalent among most of the respondents. Also, some households avail drinking water in their

1 Detailed Local Area Plans (LAPs) have been prepared for Taba, Langjophakha, Hejo-Samteling, Taba and Jungshina, in the north


dwellings while others share water from a public outdoor tap at distance of up to a maximum of

over 16 minutes (one way) from their dwellings. A relatively low percentage (15.0%) of

households do not treat water collected from the tap before drinking while the rest either boil or

filter prior to drinking. Regarding sanitation, most households use flush toilets with septic tanks

while a handful of them (3 HHs) use pit latrine with septic tank.

The main sources of income for the households are through non-agricultural activities like income

through employment and other sources mainly rent, remittances and charity. The major expense

heads for the households are food, clothing, medical expenses, education, transportation and

cultural/social activities. Food takes up a major chunk of the income of the households. Only 70

HHs are able to make some savings from their salaries and other earnings. Most of the HHs are

not able to make any saving and have debts above Nu. 20,000, incurred mostly for house

construction and purchase of car.

According to the survey finding reports, 27.4% of the households own the dwellings presently

occupied while 72.6% do not own houses but stay on rented houses. The houses are mostly made

of stones, bricks, concrete and timber mostly with CGI sheet roofing and timber flooring with

windows fitted mostly with wood than glass. Of the 127 households, 97.6% of them have mobile

phones.

For cooking purposes, fuel is used as a combination of electricity and LPG gas. The most

common HH items owned are TV, water boiler, rice cooker and mobile phone. Electricity is

widely used for heating of the house followed by usage of Kerosene. Only 6.0% of the HHs use

bukhari (wood) for heating of the houses. Besides cooking gas where households spend up to

Nu.600 per month, the other expenditure heads are for TV and petrol. Eighty four households

have either a car or two wheelers where expenditure on petrol ranges from Nu.1000 to Nu.3000

per month.

Only 2 HHs own and rear cows while no one own any livestock or poultry. Twenty four

households have land outside Thimphu which is either individually or jointly owned.

With regard to proximity to service amenities, most households are within 15 minutes walking

distance to the nearest bus stop and road. More than 90.0% of the households are not satisfied

with street lighting and parks/recreation facilities. The satisfaction level of the services rendered

by TT with regard to land transaction, land surveying, building permits was rated between

‘satisfied’ to slightly ‘satisfied’. More time was reportedly taken by the TT (as mentioned by t

respondents) related to land transaction and issuing building permits as compared to urban

planning and surveying.

On an average, over 83.0% of the households agreed that TT was working transparently, listening

to needs and concerns, performing effectively and had improved over the past years. However,

households mentioned that TT needs to improve on roads, street lighting, water supply, waste

management, schools, public transport and recreational facilities. Level of knowledge about LAP/

land pooling was relatively high and majority of the households agree that LAP/land pooling

would bring about tangible benefits. About 83.0% of the households mentioned that benefits

would come in the form of easier access to house, better business opportunity and access to water


and better sanitation. Five households showed concerns about loss of land and increase of land tax

as reasons for not benefiting from LAP/ land pooling. About 54.0% of the households who are

mostly tenants did not know that they would have to pay urban tax once the LAP is developed.

The overall scenario of Taba is that a majority of the land owners have agreed to contribute some

parcel of their land to the LAP for the provision and development of services and facilities. In

doing so, they will be losing some land and some structures. Loss of these properties could have

an adverse effect on the households. With the loss of structures, some tenants would be displaced

while some of them could lose their livelihoods by way of displacement from that location since

they could be venturing into some income generating activities for the sustenance of their family

members.

Amongst the title holders, some of the properties affected are structures, septic tank, garage,

boundary walls and fences. As for the tenants, they will be displaced from their present place of

residence. However, the livelihoods of households who reside as tenants will not be affected. The

details of the affected structures, land, tenants and livelihoods are as presented in the RAP.


Acronyms, Abbreviations and Glossary

Abbreviations

ADB

BSR

BUDP II

CEDAW

CGI

DNP

DUDES

HSS

LAPs

LPA

LPG

LSS

MSS

MoF

MoWHS

NLC

PAFs

PAVA

PG

RAP

RGOB

SA

SDRC

TA

UG

Asian Development Bank

Bhutan Schedule of Rates

Bhutan Urban Development Project – Phase II

Convention on the Elimination of all forms of Discrimination Against

Women

Corrugated Galvanized Iron

Department of National Property

Department of Urban Development & Engineering Services

Higher Secondary School

Local Area Plan

Land Pooling Agreement

Liquid Petroleum Gas

Lower Secondary School

Middle Secondary School

Ministry of Finance

Ministry of Works & Human Settlements

National Land Commission

Projected Affected Families

Property Assessment and Valuation Agency

Post-graduate

Resettlement Action Plan

Royal Government of Bhutan

Social Assessment

Social Development and Resettlement Cell

Technical assistance

Under-graduate

Glossary

Chhuzing

Doyas

Dzongkha

Kamzhing

Lhops

Lhotsamkha

Lhotsampas

Terraced wet land used for paddy cultivation

Ethnic group inhabiting some villages in Samtse, Bhutan

National language of Bhutan

Dry land

Ethnic group inhabiting some villages in South Ha & Samtse, Bhutan

Language of Nepali origin spoken in Southern Bhutan

Ethnic group inhabiting southern Bhutan


Monpas

Ngalong

Sharchokpas

Thromde

Tshogde

tshogpas

Ethnic group inhabiting some villages in the Black Mountains,

Trongsa

Ethnic group inhabiting western Bhutan

Ethnic group inhabiting eastern Bhutan

Town

Assembly

Committee members


CHAPTER 1: INTRODUCTION

1.1 Project Background

The rapid year-to-year population increase in Thimphu City (currently estimated at 142,200

persons)2 has placed a huge demand on the Thimphu Thromde (TT) to provide urban

infrastructure to accommodate the needs of the ever-increasing population. This prompted the TT

and the Royal Government of Bhutan (RGoB) to seek external funding for urban development in

2005. The ADB and the International Development Association (IDA) are currently assisting the

TT in developing 10 Local Area Plans (LAP) by providing basic urban facilities. ADB finance is

focused on southern areas and the IDA investment targets the northern areas of the extended

Thimphu city.

The Second Bhutan Urban Development Project (BUDP II) has been undertaken by the TT and

the Ministry of Works and Human Settlement (MoWHS) with IDA financing for supporting

efficient and sustainable urban development in five northern area LAPs and Strengthening urban

development management capacity within the municipality.

While RGoB/TT is planning to develop five local areas3 in northern Thimphu, the ongoing BUDP

II had so far focused on developing physical works in the two local areas of Dechencholing and

Langjophakha. The implementation of the Dechencholing LAP is at an advanced stage while the

Langjophakha LAP will soon be tendered out for implementation. The Additional Financing (AF)

of BUDP-II will however cover the lower Taba LAP including the central water supply scheme

for the northern Thimphu city. In relation to the LAP, the AF will also improve the planning for

realistic urban designs, regulation of appropriate implementation of infrastructure and land

pooling frameworks.

1.2 Project Objectives and Components

The AF Project (the Project) is intended to strengthen municipal finance and management systems

in selected Thromdes, improve infrastructure services in Thimphu, and strengthen national and

local government capacity to implement the National Human Settlements Policy of Bhutan.

The project will have three components as in the original project (BUDP-II), with scaled up

project activities as briefly described below. The project is currently implemented through the

Thimphu Thromde (TT) and the Ministry of Works and Human Settlement (MoWHS).

Component 1: Municipal Finance and Management (Total cost US$1.00 million). Municipal

finance and management improvements, introduced in Thimphu and Phuentsoling under BUDP2

2 The National Population & Housing Census, 2005 counted 79,000 person’s resident in Thimphu. It is estimated that Thimphu’s population increases by 10% a year. 3 Detailed Local Area Plans (LAPs) have been prepared for Taba, Langjophakha, Hejo-Samteling, Taba and Jungshina, Dechencholing?? in the

north


will be extended to two new project Thromdes - Gelephu and Samdrup Jongkhar, aimed to

strengthen the institutional systems and processes to allow the Thromdes to function effectively as

efficient, transparent, accountable, and financially sustainable urban local governments. Project

support will build on the experience and policy work from BUDP II and include: (i) asset

registration and digitization; (ii) accounting and re-engineered business processes; and (iii)

training.

Component 2: Thimphu Northern Area Development (Total cost US$9.85 million). The

component will include two subcomponents including (i) (a) Infrastructure Improvements in

Lower Taba including improvement of roads, drainage, water supply network and service

reservoir, sewage collection networks and treatment plant, street lighting, cable ducts for power

and telephone services; and (ii) Water Supply Scheme for Northern Thimphu. The Project will

finance Phase 1 (7,500 m3/day) of a new water supply scheme to serve northern Thimphu,

including intake works; raw water transmission pipelines; water treatment plant; clear water

reservoir; two clear water transmission mains; and two storage reservoirs, each with a capacity of

230 m3.

Component 3: Capacity Building and Technical Assistance (US$1.3 million). The component will

strengthen national and local government capacity to implement the National Human Settlements

Policy of Bhutan and the RGoB’s 11th 5-year plan, and will include: (i) development of Human

Settlements Implementation Strategy and Valley Plan(s); (ii) development of Planning Act and

Planning Standards; (iii) support for application of new traditional Bhutanese architectural

guidelines and urban development planning; and (iv) training to improve capacity of urban

development professionals.

1.3 Objectives of Social Assessment

As an integral part of feasibility studies for planned investments, a Social Assessment is carried

out to identify social issues and assess expected impact through a participatory process and

documentation. The social assessment will identify adverse social impact and risks resulting out

of land pooling and/or land acquisition such as loss of assets and livelihood. Furthermore, the

social assessment will also provide the basis for the planned stakeholder participation in the

construction and maintenance of facilities and at the same time provide the baseline for

monitoring indicators for socio-economic impact. Findings of the social assessment are

incorporated in the design of the project’s components to achieve a level of mitigation so that

people are not adversely impacted through loss of land and other physical assets and economic

livelihoods.

1.4 Approach and Methodology

The Social Assessment (SA) was initially carried out by the TT in March 2013 and later reviewed

and updated by an independent social safeguard consultant in October - November 2013. The

Urban Planning Division in the TT is entrusted with the task of coordinating the SA with the

assistance of PPD (MoWHS) and other personnel like enumerators and data entry personnel. The


TT is actively involved in the design of the survey instruments, training of enumerators and entry

and cleaning of survey data. The TT also carried out consultations required as a part of the SA.

The SA research involved identifying stakeholders and analyzing their stakes, examining the

social institutions and organizations, identifying the vulnerable and their level of vulnerability and

suggesting changes in project design to reduce risks and assess expected impacts of the project on

population in the lower Taba LAP and those along the water supply pipeline route. A mix

methods approach has been used for data collection to prepare this Social Assessment. A desk

review of existing literature was carried out to produce situational analyses of the Project. A

baseline survey was carried out using a structured questionnaire as a tool for collection of

quantitative data. Quantitative data was collected from a representative of each household located

in the LAP. This was supplemented with community consultations with groups of people and

community meetings to collect qualitative data.

A survey of almost all households in the lower Taba LAP was carried out from March 25 to

March 31, 2013. During this survey, the Project Affected Persons (PAPs) i.e. people losing

economic assets, structures or livelihood were also covered and therefore a separate survey for the

PAPs was not considered necessary.

In order to validate/update the March 2013 SA Report expanded for the AF Project, it was once

again reviewed and additional survey and consultations were carried out during October

November 2013. The household survey was accordingly reviewed which was found to be

acceptable. However, partial household interview was conducted with the Landowners and with

PAFs of Lower Taba LAP to validate the report prepared by the TT. Some analytical part of the

SA was further elaborated while updating this SA report. The key stakeholders from TT were

consulted to validate the profile of PAFs following which corrective measures were put in place

by actually visiting the site with the Sociologist, Urban Planner responsible for Lower Taba LAP

including the Engineers. Several rounds of site visits were made as many of the PAFs were not

present during site visit. The PAFs were interviewed and found that some of them were non-

agreeing Land owners from the beginning itself as a result of which, their affected properties were

not accessible for valuation and hence could not be validated. This was discussed with the key

stakeholders from TT and has been kept pending for decision to be made at a later date by the TT

management.

In order to get the general consensus of the PAFs and people who have contributed their parcel of

land to Land Pooling, the Thuemi (city council member for LAP, Taba) was informed to invite as

many PAFs as possible to attend Public Consultation. The detail outcome of the consultation is

provided in Annex.4.


1.5 The Report

This report provides the background, objectives and methodology of the social assessment as well

findings to provide baseline of the project beneficiaries and affected persons, the likely impacts of

the project interventions, consultation outcomes and recommendations for management and

mitigation of adverse social impacts. The reporting format of the SA was consistent with that of

the BUDP-II subprojects.


CHAPTER 2: SOCIOECONOMIC PROFILE OF PROJECT AREA

2.1 Country Context and Project Area

2.1.1 Economic, socio-cultural aspects

Ethno-culturally, Bhutan has 3 major groups each defined by their language and culture. These are

the Ngalong that inhabit most of western Bhutan, the Sharchokpas of eastern Bhutan and the

Lhotsampas of southern Bhutan. There are, however, many small groups of people spread across

the country in small pockets that speak a distinct language or practice a unique culture. In terms of

indigenous people, there are several groups of people from different cultures and religions in

Bhutan that are said to be the indigenous people. Among them, the Doyas and Lhops living in

Samtse Dzongkhag and the Monpas residing in a few villages in Trongsa are considered to be

indigenous people of Bhutan following their distinct culture, dress and language.

Poverty is one of the determinants of social class and the latest Poverty Analysis Report 20124

identifies 12.0% of the population of Bhutan as living below the general poverty line of Nu.

1704.84 per person per month. Poverty is largely a rural phenomenon with most poor living in

rural areas. The urban poor constitute only 1.8% of the total poor. Other social differentiation may

occur by virtue of the occupations followed, gender, power relations within community and ability

to participate in local governance and decision-making.

The socio-cultural profile of the project area comprise of a mix of people residing in the LAP

either as owners or as tenants who may have their origins in other parts of the country. In one

locality one will be able to find people from different cultural backgrounds. The occupational

structure of the residents as ascertained by the socio-economic survey shows that people engaged

in various occupations. There are government officials, employees in corporations, armed forces

and in the private sector. There are also small business people with some of them having their

business establishments within the LAP while others commute to their enterprises and work

places.

There are both rich as well as less well-off people living within the LAP. The project will benefit

all people legally residing in the LAP in the sense that they have ownership/tenancy rights to their

place of stay. Any adverse impact on especially the poor and other vulnerable groups will be

addressed through this Social Assessment and the ensuing Resettlement Action Plan of this

Project.

2.1.2 Key social issues - Social diversity and gender

In Bhutan, gender relations have traditionally been based on equality and reciprocity. The RGoB

has ensured that women issues are incorporated in planned development initiatives. Bhutan has

acceded to the CEDAW (Convention on the Elimination of all forms of Discrimination against

Women). Pertinent women issues5 addressed by the RGoB to ensure enhanced institutional

childbirth/delivery enhance awareness among women on HIV/AIDS, address the growing

4 Bhutan Poverty Analysis Report (20012)

5 Source: Tenth Five Year Plan Document, Cross-cutting issues


incidence of domestic violence, trafficking and prostitution as well as social stereotypes and

prejudice.

In Bhutan, gender differences are said to be less pronounced than in most of the other countries in

the region. In spite of this, women are still under-represented in tertiary education and in

governance. Cognizant of this, it would be important to include women in any civic

administration systems proposed for the LAPs in future. Mechanisms for representation through a

process of dialogue can ensure women take up positions in the Local LAP Committee. Such

institutional development would have to be developed before the construction work can start so

that women and other Committee members can already commence playing a pro-active role in

some of the management aspects of the construction phase.

2.1.3 Political

Bhutan was consolidated into one state under a monarchy in 1907. Under the benevolence of the

King, the year 2008 ushered in a multi-party parliamentary democracy. Bhutan is a constitutional

monarchy where elected politicians govern the country. Free and universal elections were held to

the National Council and National Assembly in December 2007 and March 2008, while the third

local government elections took place in February 2010. The first elected parliamentary

government was formed on April 11, 2008. The Constitution of Bhutan (ratified on July 18, 2008)

introduced a Democratic and Constitutional Monarchy. Bhutan has always experienced peace and

tranquility under its Kings. Even under the new democratic system, this has continued albeit the

systemic challenges in the engagement of civil society in the country’s governance. However, the

Constitution and enactment of laws helped secure a peaceful transition to full-fledged democracy.

2.1.4 Institutions

In terms of the institutional structures prevalent in the LAP, besides the Zonal Committee

members elected some years ago who participate in the civic affairs of the Zone, there are no

other institutions identified. The Taba area is represented by a council member in the Thromde

Council.

2.1.5 People

Most people residing in urban Thimphu are civil servants working in the capital’s ministries and

head offices. Most of these civil servants are educated and participate actively in neighborhood

affairs that affect them. So, they could add value to the process of consultations for better

outcomes. However, since most of the civil servants do not own land and property they do not

show interest in public participation. Titled landowners comprise the next category of people in

the LAPs that have, by virtue of their titles to the land or property, the prerogative to participate in

decisions on LAP development. Uneducated non-titleholders rarely participate in consultations

where they are either living as affected tenants or simply tenants.

2.2 Description of Lower Taba LAP

Taba is a settlement located in the north of Thimphu City about 4.0 km away. The lower LAP area

is 78.5 acres. There are 250 titled landowners in this part of the LAP owning a total of 267 plots.


The present area falling under the proposed LAP is characterized by agricultural land coupled

with settlements of a mix of permanent and temporary structures. The cultivation was

discontinued by the landowners since 1999, after the area was declared as within municipality.

Water supply, sewerage and solid waste management are very basic and are currently absent.

Power and telecommunications have been provided through overhead cables and there are no

street lighting facilities in place. In total, there are 267 plots in the lower Taba LAP belonging to

250 plot owners.

2.3 Description of Area along the Proposed Water Pipeline

The area identified for water intake source is located in Dodena reserve forest which belongs to

RGoB. The site was visited several times together with the EE from TT and Environmental

Specialist. The area along the proposed water pipe line will pass through few villages such as

Changtagang and Dechencholing but will not affect the private land. The proposed pipe alignment

is mostly along the existing road side. However, it was observed that in the process, there will be

5 paved and 12 unpaved approach roads which will be affected and requires to be immediately

reinstated by TT. This is required to be highlighted and notice/information should be furnished to

the MoWHS. The information and discussion is required incase if the DoR under MoWHS has

future plan for up-gradation of the existing road.

In Dechencholing area, the pipe alignment is observed to be very near to Lhakhang (Temple)

boundary wall Figure 7. Therefore during actual implementation, this particular boundary wall

requires total attention and should not in any case disturb the wall.

2.4 Socio-Economic Profile of the Project Area

2.4.1 General Household Information

A total of 127 households, currently residing in lower Taba, were covered during the household

survey conducted from March 25 to 31, 20136. Out of the 127 households 95 are tenants, who do

not own any land or property in lower Taba. Although many people own land and/or properties,

most of them do not live there.

As per the land records, there are 250 land owners who own 267 plots. Of this total, 19 title

holders will not only contribute land (through land pooling) but will also be losing structures,

assets and/or livelihood or actual residence7. As regards tenants, 9 of them would be affected.

Of the 127 households surveyed, 74.38% of household heads have their census registration

outside Thimphu while 25.63% of household heads have their census registration in Thimphu.

This is an indication that those who are registered elsewhere have migrated to Thimphu mainly for

employment.

6 Announcements were made through the Bhutan Broadcasting Service and the print media before conducting the

household survey 7 It may be noted that the Taba Local Area Plan has gone through more than 12 public meetings before it was

approved by the City Committee. In the due course of time many land/property owners whose properties affected by

the LAP were adequately compensated. It is encouraging to see that we are now left with 19 land/property owners

who will have to be compensated before implementing the plan.


Figure 1.1: Census Registration status of LAP families (lower Taba)

There are a total of 480 people registered in the 127 households surveyed in lower Taba with an

average family size of 2.1 persons per household. From the survey result, 42.08% of the people

fall in the age group of 26 to 60 years followed by 28.33% in the age group of 16 to 25 years.

People above the age group of 60 years constitute 5.6% of the population while the least is

children below 1 year old which constitute just 1.67%.

Table 1: Age and sex of household members (Lower Taba)

Sex & Age of HH members Household members Age in Category

Less than

1 year

2 to 5

years

6 to 15

years

16 to 25

years

26 to 60

years

61 years

& above

Total

Male Count 3 18 31 45 98 14 209

% of males HH

members

1.44 8.61 14.83 21.53 46.89 6.699 100

% of Total 0.63 3.75 6.46 9.38 20.42 2.92 43.54

Female Count 5 18 40 91 104 13 271

% of females HH

members

1.85 6.64 14.76 33.58 38.38 4.80 100

% of Total 1.04 3.75 8.33 18.96 21.67 2.71 56.46

Total Count 8 36 71 136 202 27 480

% of Total 1.67 7.50 14.79 28.33 42.08 5.63 100


There are fewer males than females and the male to female ratio stands at 1:1.3. About 50.6% of

these people are not married and comprise mainly of students while 47.0% are married and 0.83%

widowed.

Table 2: Sex and Marital status of household members (Lower Taba)

Sex and Marital status of HH

members Married

Never

Married Divorced Separated

Widow/

Widower Total

Male

Count 106 103 0 0 0 209

% of males HH members 50.72 49.28 0.00 0.00 0.00 100

% of Total 22.08 21.46 0.00 0.00 0.00 43.54

Female

Count 120 140 7 0 4 271

% of female HH

members 44.28 51.66 2.58 0.00 1.48 100

% of Total 25 29.17 1.46 0.00 0.83 56.46

Total Count 226 243 7 0 4 480

% of Total 47.08 50.63 1.46 0.00 0.83 100

2.4.2 Educational Status in Taba

The educational status in lower Taba reveals that female illiteracy is higher than that of the males.

Even otherwise, the number of females who are educated irrespective of the level of education is

lower than that of males in most categories. The elderly females are mostly illiterate. Though the

number of female students is much higher than male students as can be seen in table 2.3, the

larger number of illiterate adult females could mean lower enrolment in the past.

Table 3: Sex and educational level of HH members (lower Taba)

Sex and Education level

of HH members

No

Education

Primary Lower

Secondary

Middle

Secondar

y

Higher

Secondar

y

Under-

Graduat

e

Post

Graduate

/ Masters

Other

s

Total

Male Count 33 26 11 22 30 40 38 9 209

% of males

HH

members

15.79 12.44 5.26 10.53 14.35 19.14 18.18 4.31 100.00

% of Total 6.88 5.42 2.29 4.58 6.25 8.33 7.92 1.88 43.54

Female Count 65 39 15 28 66 22 26 10 271

% of females

HH

members

23.99 14.39 5.54 10.33 24.35 8.12 9.59 3.69 100.00

% of Total 13.54 8.13 3.13 5.83 13.75 4.58 5.42 2.08 56.46

Total Count 98 65 26 50 96 62 64 19 480

% of Total 20.42 13.54 5.42 10.42 20.00 12.92 13.33 3.96 100.00


Female literacy in Dzongkha and English is the highest with 57 and 54 females respectively

compared to the male literacy. Male literacy in Dzongkha and English is 45 and 42 respectively.

Literacy in Lhotsham and other language is less for both males and females. Overall, females are

more literate in all the language categories.

Table 4: Sex and literacy of HH members (lower Taba)

Sex and

Literacy

of HH

member

Literacy in Dzongkha

(Read & Write)

Literacy in English (Read

& Write)

Literacy in Lhotsam (Read

& Write)

Literacy in Others (Read &

Write)

Yes No Yes No Yes No Yes No

Cou

nt

% Cou

nt

% Cou

nt

% Cou

nt

% Cou

nt

% Cou

nt

% Cou

nt

% Cou

nt

%

Male 45 91.8

4

4 8.16

3

42 87.

5

6 12.5 12 25 36 75 9 19.1

5

38 80.8

5

Female 57 73.0

8

21 26.9

2

54 68.

4

25 31.6

5

12 15.1

9

67 84.8

1

8 10.1

3

71 89.8

7

There are 19 children of school going age who are not enrolled in school.

Table 5: School not attending children between 7 and 17 years (lower Taba)

Number and

Percentage

Reason children between 7 and 17 years not attending

or not regularly attending

Total

Too young/ Old Other reasons

Count 18 1 19

% of Children of

school going age but

not attending school

94.74 5.26 100

2.4.3 Employment Status in Lower Taba

The employment status of household members in lower Taba reveals that there are more males

who are regular as paid employees and own-account workers (working on their own) compared to

females. There are more female unpaid family workers (namely home makers) and own account

workers (working on their own). This data suggests that the contribution of men in household

economy is mainly as wage earners while more than half of the women are engaged in unpaid

economic activities within the household. However, if women’s contribution were monetized,

their share would also be significant. Among the 127 households, there seem to be more female

students as compared to male students. In total there are 186 people including male and female

who are employed.

Table 6:Sex and Employment status (lower Taba)


Sex and employment status of

HH members

Reg

ula

r p

aid

emp

loy

ee

casu

al p

aid

emp

loy

ee

un

pai

d f

amil

y

wo

rker

ow

n a

cco

un

t

wo

rker

emp

loy

er

stu

den

t

no

t cu

rren

tly

emp

loy

ed

tota

l

Male Count 83 2 14 23 0 50 17 189

% of males HH

members

43.92 1.06 7.41 12.17 0.00 26.46 8.99 100

% of Total 19.58 0.47 3.30 5.42 0.00 11.79 4.01 44.58

Fema

le

Count 48 2 67 27 1 80 10 235

% of males HH

members

20.43 0.85 28.51 11.49 0.43 34.04 4.26 100

% of Total 11.32 0.47 15.80 6.37 0.24 18.87 2.36 55.42

Total Count 131 4 81 50 1 130 27 424

% of Total 30.90 0.94 19.10 11.79 0.24 30.66 6.37 100

More males are employed in sectors such as public administration, education and agriculture

while most females are employed in education and public administration.

Table 7:Sex and sector of main occupation of HH members (lower Taba)

Sex and Sector of main

occupation of HH members

Ag

ricu

ltu

re

Pu

bli

c

adm

/def

ence

edu

cati

on

hea

lth

/so

cial

wo

rk

man

ufa

cturi

n

g

con

stru

ctio

n

ho

tel/

rest

aura

nt

tran

spo

rt

fin

ance

/rea

l

esta

te

oth

ers

To

tal

Male Count 4 24 6 2 1 1 2 1 2 64 107

% of males HH

members

3.74 22.43 5.61 1.87 0.93 0.93 1.87 0.93 1.87 59.81 100

% of Total 1.90 11.37 2.84 0.95 0.47 0.47 0.95 0.47 0.95 30.33 50.71

Female Count 4 10 14 5 0 2 4 1 1 63 104

% of females

HH members

3.85 9.62 13.46 4.81 0.00 1.92 3.85 0.96 0.96 60.58 100

% of Total 1.90 4.74 6.64 2.37 0.00 0.95 1.90 0.47 0.47 29.86 49.29

Total Count 8 34 20 7 1 3 6 2 3 127 211

% of Total 3.79 16.11 9.48 3.32 0.47 1.42 2.84 0.95 1.42 60.19 100

2.4.4 Status of Health in Lower Taba

There are three types of toilets used by households viz. pour flush, pit with septic tank and pit

without septic tank. Interestingly, there is more number of diarrhoeal cases reported in households

using pour flush toilets. However, households using pit latrine without septic tank did not report

any incidence of diarrhea. Out of a total of 13 households the incidence of diarrhea was reported

amongst 10 children and 3 adults.

Table 8: Types of toilet and cases of diarrhea


No. and category of

people suffering from

diarrhea

Flush Toilet Pit latrine

with septic

tank

Pit latrine

without septic

tank

Shared Toilet Total

Count % Count % Count % Count % Count %

Children 7 53.85 3 23.08 0 0 0 0 10 76.92

Adults 3 23.08 0 0 0 0 0 0 3 23.08

Total 10 76.92 3 23.08 0 0 0 0 13 100

The methods of treating water adopted by households were mainly boiling, filtering or both

boiling and filtering. Despite treatment of water, there were reported incidences of diarrhoeal

cases. The reason for such occurrences could be that household’s member consumed untreated

water at work places and schools since many of the household members go out for regular work

and schools. However, the habit of boiling and filtering is prevalent among households prior to

consumption of water at home.

Table 9: Treatment of drinking water and cases of diarrhea

No. and category

suffering from

diarrhea

Method of treatment of water

No Treatment

(N=12)

Boiling (N=93) Filtering (N=19) Boiling and

filtering

Total


Children 2 15.38 6 46.15 2 15.38 0 0 10 76.92

Adults 0 0 2 15.38 1 7.69 0 0 3 23.08

Total 2 15.38 8 61.54 3 23.08 0 0 13 100

The total number of diarrhoeal cases in the households was 13 out of which 10 were children and

3 were adults. Of the 10 children who suffered from diarrhoeal, 8 were from 1 HH alone.

Table 10: Diarrhea cases among the households

Number of members suffering in

a household

Children Adult

No. of

cases

% of cases

among

children

% of

total

cases

No. of

cases

% of cases

among

children

% of

total

cases

1 HH member 8 80 61.54 3 100 23.08

2 HH member 1 10 7.69 0 0 0

3 HH member 1 10 7.69 0 0 0

10 100 76.92 3 100 23.08

For drinking water, the HHs has either pipe inside their dwelling or common public outdoor tap.

The farthest distance that one has to go to fetch water is 100 meters, taking around 10 minutes for

a round trip. There is no practice of adding chemicals to purify or treat raw water.

The hand washing habit depicted that household members always wash their hands after using

toilets, before eating and before handling food. There is no co-relation between washing hands


and incidence of diarrhea. This may be because they get diarrhea from drinking water at their

workplaces or in schools.

Table 11: Frequency of washing hands with soap and water

Frequency of washing hands with

soap and water

Count % Cases of diarrhea

Count %

After using the

toilet

Always 125 100

Sometimes 0 0

Before eating Always 125 100

Sometimes 0 0

Before handling

food

Always 124 99.2

Sometimes 1 0.8

2.4.5 Income and Expenditure of Households in Lower Taba

Majority of the households have their income from non-agricultural sources and other sources

such as rent, remittances and charity. Income from agriculture is the least with one household

having income of less than Nu. 100,000 per year and another household having an income ranging

between Nu. 100,001 to Nu. 500,000 per year. Income from non-agricultural activities mainly

constitutes the salary that they receive.

Table 12: Sources of income

Source of Income Nu. 100000 or

less

Nu. 100001 to

500000

Nu. 500001 to

1000000

Nu. 1000001

or more

Total


Agriculture 1 33.33 1 33.33 0 0 1 33.33 3 100

Non-agriculture 5 4.31 85 73.28 22 18.97 4 3.45 116 100

Other source (Rent,

Remittances, pension,

etc)

6 33.33 3 16.67 4 22.22 5 27.78 18 100

Households spend the most on food where some of the households spend more than Nu. 11,000

per month and very few spend Nu. 500 or less per month. Expenditure on education takes the

second largest chunk of the income followed by expenses on socio-cultural activities.

Table 13: Approximate monthly expenses of households

Approxim Nu. 500 or Nu. 501 to Nu. 1001 to Nu. 3001 to Nu. 6001 to Nu. 9001 to Nu. 11001 or Total


ate

expenses

per month

on

less 1000 3000 6000 9000 11000 more

Cou

nt

% Co

unt

% Co

unt

% Co

unt

% Co

unt

% Co

unt

% Co

unt

% Cou

nt

%

Food 2 1.61 5 4.03 39 31.45 45 36.29 12 9.68 6 4.84 15 12.10 124 100

Clothing 56 45.53 11 8.94 34 27.64 14 11.38 2 1.63 3 2.44 3 2.44 123 100

Medical

expenses

90 73.17 23 18.70 6 4.88 3 2.44 0 0.00 1 0.81 0 0.00 123 100

Education 58 47.15 11 8.94 34 27.64 9 7.32 5 4.07 4 3.25 2 1.63 123 100

Transporta

tion

10 8.13 12 9.76 58 47.15 28 22.76 8 6.50 3 2.44 4 3.25 123 100

Socio-

cultural

activities

81 66.39 8 6.56 23 18.85 5 4.10 1 0.82 3 2.46 1 0.82 122 100

Of the total 127 households, only 35 of them could make a saving from their income while the

remaining 92 could not make any savings. Over 77.0% of those who could make some savings

from their income made savings ranging between Nu. 501 to 5000 per month. Only three

households were able to make a saving of Nu. 10,001 to Nu. 15000 per month.

Table 14: Incidence of household savings

Amount Saved

1 to 500 501 to 5000 5001 to 10000 10001 to 15000 15001 to 20000 20001 and above

Yes Yes Yes Yes Yes Yes

Count % of

total

Count % of

total

Count % of

total

Count % of

total

Count % of

total

Count % of

total

0 0 27 77.14 5 14.29 3 8.57 0 0 35 100

The households that could not make any savings needed to borrow money for various purposes.

Households borrowed money for housing purpose followed by money borrowed for purchase of

car. Two households borrowed money for education purpose while one household each borrowed

money for the purchase of land and for business.

Table 15: Amount of money borrowed and purpose of borrowing


Purpose for

borrowing

For Housing For purchase

of land

For purchase

of car

For Business For medical

treatment

For Education For other

purposes

Amount of

debt

Count % Count % Count % Count % Count % Count % Count %

1 to 500 0 0 0 0 0 0 0 0 0 0 0 0 1 3.85

501 to 5000 0 0 0 0 0 0 0 0 0 0 0 0 0 0

5001 to 10000 0 0 0 0 0 0 0 0 0 0 0 0 0 0

10001 to 15000 0 0 0 0 0 0 0 0 0 0 0 0 0 0

15001 to 20000 0 0 0 0 0 0 0 0 0 0 0 0 0 0

20001 and

above

14 53.85 1 3.85 7 26.92 1 3.85 0 0 2 7.69 0 0

Total 14 53.85 1 3.85 7 26.92 1 3.85 0 0 2 7.69 1 3.85

2.4.6 Housing

Thirty four numbers of the households residing in the dwellings own the dwellings while 90 of the

remaining are tenants. About 29.84% of the tenants live in temporary structures while 37.1%

reside in semi-permanent structure and the remaining 33.0 % reside in permanent structures.

Table 16: Status of residency on property and ownership of dwelling

Status of residency on

property

Number and Percentage Ownership of the dwelling

Yes No Total

Permanently Count 29 12 41

% 70.73 29.27 100

% of Total 23.39 9.68 33.06

Semi permanently Count 3 43 46

% 6.52 93.48 100

% of Total 2.42 34.68 37.10

Temporarily Count 2 35 37

% 5.41 94.59 100

% of Total 1.61 28.23 29.84

Total Count 34 90 124

% of Total 27.42 72.58 100

Of the 90 households who reside in rented dwellings, 89 of them reside in dwellings belonging to

private persons.


Table 17: Mode of rent payment and ownership of the dwelling

Mode of payment of rent Dwelling rented from

Public

corporation

Private

Person

Other Total

Pay rent in cash Count 0 78 1 79

% of payment in cash 0 98.73 1.27 100

% of total 0 85.71 1.10 86.81

Pay rent in kind Count 0 6 0 6

% of payment in kind 0 100 0 100

% of total 0 6.59 0 6.59341

Do not pay rent Count 1 5 0 6

% who do not pay rent 16.67 83.33 0 100

% of total 1.10 5.49 0 6.59341

Total Count 1 89 1 91

% of total 1.10 97.80 1.10 100

Over 64.0% of the households reside in dwellings with 3 to 5 rooms while 15.7% of them reside

in dwellings with more than 6 rooms. About 20.0% of the households live in dwellings of 1 to 2

rooms. Of the 24 households living in 1 to 2 room apartments, 10 of them pay rents above Nu.

6000 per month while 2 households pay rents between Nu 501 and Nu 1500 per month.

Table 18: Number of rooms occupied and amount of rent paid

Amount paid in

rent or expected to

pay

No. of rooms occupied

1 to 2 rooms 3 to 5 rooms 6 or more rooms Total

Count % Count % Count % Count %

Nu. 501 to 1500 2 66.67 1 33.33 0 0 3 100

Nu. 1501 to 2500 2 40 3 60 0 0 5 100

Nu. 2501 to 3500 4 44.44 5 55.56 0 0 9 100

Nu. 3501 to 4500 1 50 1 50 0 0 2 100

Nu. 4501 to 6000 5 45.45 6 54.55 0 0 11 100


Nu. 6001 and

above

10 10.99 62 68.13 19 20.88 91 100

Total 24 19.83 78 64.46 19 15.70 121 100

The materials of walls for dwellings ranged from mud to stone to concrete and wooden. Most

dwellings (65.6%) have walls made of cement bonded bricks/stones followed by 14.4 % dwellings

with walls made of cement. The dwellings with walls made of mud, mud bonded bricks/stone and

cement bonded bricks/stones and wood/branches constitute 0.8 % each (1 HH).

Table 19: Construction material used for wall

Number &

Percentage

Wall Materials

Mud-

Bonded

Bricks/

Stone

Cement-

bonded

bricks stone

Concret

e

Mu

d

Wood/Branch

es

Mud-bonded

bricks/stone

& mud

cement-bonded

bricks/stones &

woods & branches

Count 12 82 18 1 10 1 1

% 9.6 65.6 14.4 0.8 8 0.8 0.8

There are only 5 households who have lived in the dwelling for more than 21 years out of which 4

of them occupy the whole house. Ninety nine of the households have resided in the dwelling for 5

years or less while 77 households resided in separate apartments and 3 households shared the

same apartment with other families.

Table 20: Type of dwelling and years of occupancy

Type of dwelling House Part of House Separate

Apartment

Shared

Apartment

Total

No. of years

stayed in

dwelling


5 years or less 9 9.09 10 10.10 77 77.78 3 3.03 99 100

6 to 10 years 4 40 3 30 3 30 0 0 10 100

11 to 15 years 6 85.71 1 14.29 0 0 0 0 7 100

16 to 20 years 3 100 0 0 0 0 0 0 3 100

21 years or more 4 80 0 0 1 20 0 0 5 100

Total of counts 26 14 81 3 124

The expenditure incurred on heating the dwellings during the winter months is presented in the

table below. The most common mode of heating their dwelling during winter is by using electric


heaters. Electricity being relatively cheaper in Bhutan apart from being convenient in its use, the

hassle of arranging firewood and kerosene and higher costs on these could be the reason for

households preferring electricity for heating. The amount of money for the energy charges used by

maximum number of households (42 nos.) ranges between Nu. 1001 to Nu. 2000 per month.

There are 22 households paying more than Nu. 2000 per month. There are 9 households who use

bukhari (wood) for heating their house.

Table 21: Mode of heating dwelling in winter and expenditure per month

Mode of

heating the

dwelling

Expenditure per month in Nu.

0-

100

101-

200

201-

400

401-

600

601-

800

801-

1000

1001-

2000

2000+ Don't

Know

Total %

Bukhari

(firewood)

1 0 1 0 0 3 2 2 1 10 6.06

Electric

Heater

3 7 10 23 14 22 24 17 5 125 75.76

Kerosene 1 0 2 4 0 3 16 3 1 30 18.18

Total 5 7 13 27 14 28 42 22 7 165 100

The amount range of expenses for various utilities is shown in the table below. The data reveal

that over 100 households do not spend anything on water, firewood, housing maintenance and

property tax as they do not make use of such utilities. Presently, Taba do not have municipal water

supply and the existing water supply is actually managed and maintained by the community.

Expenses for electricity in winter is the second highest while that for petrol is the highest even

though only 81 household own a car. Expenses on water are the least, followed by maintenance of

house.

Table 22: Expenditure per month on utilities

Amount per

Nu. Per

month

Expenditure Head

Wat

er

Pet

rol

Co

ok

ing

Gas

Ele

ctri

city

in

win

ter

Ele

ctri

city

in

sum

mer

fire

wo

od

ker

ose

ne

Tel

epho

ne/

inte

r

net

TV

cab

le r

enta

l

fees

Ho

usi

ng

mai

nte

nan

ce/

rep

air

An

nu

al

pro

per

ty t

ax f

or

dw

elli

ng

Count Count Count Count Count Count Count Count Count Count Count

Don't pay

anything

114 45 5 1 3 116 96 89 6 116 107

Don't Know 1 1 1 5 2 1 1 2 2 2 4

0 to 100 5 0 0 3 11 1 1 2 0 0 2

101 to 200 2 0 12 7 24 0 0 0 2 0 0

201 to 400 2 0 14 10 29 1 2 12 116 1 1

401 to 600 0 0 84 23 28 0 4 7 0 4 1

601 to 800 0 1 1 14 8 0 0 0 0 0 1

801 to 1000 1 1 6 22 8 3 3 3 0 1 3


1001 to 2000 1 15 2 24 11 2 16 6 0 1 2

2001 or more 0 63 1 17 2 2 3 5 0 1 5

Total 126 126 126 126 126 126 126 126 126 126 126

Mean 29.84 2647.15 458.3 1153.2 573.17 131.72 357.74 265.68 284.15 68.6 230.16

Median 0 2000 500 825 400 0 0 0 300 0 0

The most common source of fuel used for cooking food is LPG gas and electricity appliances.

About 90.0 % of the households use both gas and electricity for cooking purpose.

Table 23: Common sources of fuel for cooking

Fuel used most

often for cooking

Gas Electricity Gas & Electricity

Count % Count % Count %

9 7.26 5 4.03 110 88.71

2.4.7 Ownership of Assets

The ownership of assets owned by households is reflected in the table shown below. The highest

number of common items owned by households is water boiler, mobile phone, and rice cooker

followed by TV, heater, and sofa set. Two of the household items that are of income generating

nature are sewing machine and car. Only 12 households own sewing machine while 78 of them

own a passenger car. The least number of common assets owned by the households are bicycle

and motorbike/scooter.

Table 24: Ownership of household assets

Ownership of asset Acquired <1

year ago

Acquired >year

ago

Total Assets

owned

Do not own Total

Coun

t

% Count % Count %

Sofa set 88 15 103 82.4 22 17.6 125 100

Heater 95 21 116 93.55 8 6.45 124 100

Fans 19 7 26 20.97 98 79.03 124 100

Computer 45 8 53 42.74 71 57.26 124 100

Bicycle 3 1 4 3.23 120 96.77 124 100

TV 96 22 118 95.16 6 4.84 124 100

Camera 73 14 87 70.16 37 29.84 124 100

Bukharis 14 6 20 16.13 104 83.87 124 100

Water Boiler 97 24 121 97.58 3 2.42 124 100

Mobile Phone 99 22 121 97.58 3 2.42 124 100

Refrigerator 90 24 114 91.94 10 8.06 124 100

Modern Stove 79 17 96 77.42 28 22.58 124 100


Rice Cooker 103 20 123 99.19 1 0.81 124 100

Microwave oven 41 13 54 43.55 70 56.45 124 100

Motorbike/scooter 4 2 6 4.84 118 95.16 124 100

Electric iron 61 18 79 63.71 45 36.29 124 100

Passenger Car 57 21 78 62.90 46 37.10 124 100

Sewing machine 10 2 12 9.68 112 90.32 124 100

Washing Machine 43 11 54 43.55 70 56.45 124 100

VCR/VCD 47 11 58 46.77 66 53.23 124 100

Radio/Cassette player 62 17 79 63.71 45 36.29 124 100

Some households have domestic animals raised outside the municipality area with the help of

which they get some income from the sale of livestock produce. Only 2 households own cows but

other livestock such as pigs, yaks, buffalos, horses and sheep are not at all reared in Taba.

Table 25: Ownership of livestock

Ownership of Livestock and

poultry outside Thimphu

No. of Household

who do not own

No. of Household

who own

Livestock

and Poultry

heads owned Count % Count %

Pigs 125 100 0 0 0

Cows 122 98.39 2 1.61 13

Yaks 124 100 0 0 0

Buffaloes 124 100 0 0 0

Horses 124 100 0 0 0

Sheep 124 100 0 0 0

Goats 124 100 0 0 0

Chicken 123 99.19 1 0.81 13

None of the households in lower Taba own any commercial land outside Thimphu. About 40.21%

of the households own dry land outside Thimphu which are uncultivated and kept fallow.

Table 26: Status and mode of ownership of land outside Thimphu

Land Category Land Type Ownership

Chhu

zhing

Kam

zhing

Chhuzh

ing &

Kamzh

ing

Kamzhi

ng &

Reside

ntial

Cash

crop

Resid

ential

Comm

ercial

Individu

ally

owned

Jointly

Owned

Individu

ally and

Jointly

Owned

Cultivated 6.04 5.75 10.4 2 3.5 0 0 9 3 1

Non-cultivated 0 40.21 1.85 3 1.5 1.3 0 16 4 1

Cultivated &

Non-cultivated

0 0 0 0 0 0 0 0 0 0


Most of the households own land either in the municipality or outside and are mostly individually

owned. Over 71.0% of the households reported that they don’t know much about land tax

payment. Maximum landowners (19.2%) pay taxes amounting to less than Nu. 100 a year. This

may be due to the fact that Taba area still pays rural tax.

Table 27: Location of land and tax amount paid

Location of

land

Amount of Tax Paid

Less than 100 101 to 300 301 to 500 501 and

above

Don't Know Total

Count % Count % Count % Count % Count % Count %

Outside

Thimphu

24 19.2 12 9.6 0 0 0 0 89 71.2 125 100

Inside LAP 2 1.6 0 0 18 14.4 105 8

4

0 0 125 100

Only 12 households reported that they have house other than the present place of residency for

which 41.67% of them pay more than Nu. 500 as property tax. Only one household pay a property

tax of less than Nu. 200.

Table 28: Ownership of house other than the present place of residency

Number

of

househol

ds paying

tax other

than

present

residence

Less than 200 201 to 500 501 and above Don't Know Total


1 8.33 5 41.67 5 41.67 1 8.33 12 100

2.4.8 Location Characteristics

Taba is located about 4 kilometers from the main city core area. Presently, there are no

neighborhoods conveniences such as health, post office, banks, and police out post and fuel depot.

However there is one private higher secondary school. A primary school is recently constructed in

upper Taba.

About 108 households have tarred road within 5 minutes walking distance. Only 4 households had

to walk for 6 to 15 minutes to reach the tarred road. If all the existing vacant plots were developed

there could me many who will need to walk for over 30 minutes to reach the existing tarred roads.

However because of a fairly good transport network, it is convenient getting to any of these

amenities within reasonably a short duration of up to 20 minutes.

About 121 households reported that telephone line connection is not relevant due to mobile phone

facility.


Table 29: Distance to amenities by time taken to reach by various modes of travel.

Amenities Mode of

Travel

5 mins and

less

6 to 15 mins 16 to 30 mins 31 mins and

more

Total

Count % Count % Count % Count % Coun

t

%

Bus Stop Foot 92 84.40 15 13.76 2 1.83 0 0.00 109 100

Bus 0 0 0 0 0 0 3 100 3 100

Car 2 28.57 4 57.14 1 14.29 0 0.00 7 100

Foot and

Vehicle

0 0 1 100 0 0 0 0 1 100

Not

Applicable

0 0 0 0 0 0 0 0 0 0.00

Don't Know 0 0 0 0 0 0 0 0 0 0.00

Nearest

Phone

Not

Applicable

0 0 1 100 0 0 0 0 1 100

Firewood

Site

Foot 2 100 0 0 0 0 0 0 2 100

Car 0 0 0 0 3 100 0 0 3 100

Foot and

Vehicle

0 0 0 0 1 100 0 0 1 100

Not

Applicable

0 0 0 0 0 0 0 0 0 0.00

Health

Facilities

Motorcycle 0 0 1 100 0 0 0 0 1 100

Bus 0 0 1 6.67 14 93.33 0 0 15 100

Car 0 0 44 57.14 33 42.86 0 0 77 100

Taxi 0 0 12 41.38 17 58.62 0 0 29 100

Drug Store Foot 0 0 1 100 0 0 0 0 1 100

Motorcycle 0 0 1 100 0 0 0 0 1 100

Bus 0 0 1 6.67 14 93.33 0 0 15 100

Car 0 0 45 60.81 29 39.19 0 0 74 100

Taxi 0 0 11 39.29 17 60.71 0 0 28 100

Not

Applicable

0 0 0 0 0 0 0 0 0 0

Place of

Market or

Shop

Foot 0 0 3 100 0 0 0 0 3 100

Motorcycle 0 0 1 100 0 0 0 0 1 100

Bus 0 0 4 30.77 9 69.23 0 0 13 100

Car 0 0 51 69.86 21 28.77 1 1.37 73 100

Taxi 0 0 19 59.38 13 40.63 0 0 32 100

Primary

School

Foot 0 0 5 50 5 50 0 0 10 100

Bus 0 0 3 100 0 0 0 0 3 100

Car 0 0 26 86.67 4 13.33 0 0 30 100

Taxi 0 0 4 100 0 0 0 0 4 100

Not

Applicable

74 98.67 1 1.33 0 0 0 0 75 100


High

School

Foot 1 4.55 19 86.36 2 9.09 0 0 22 100

Bus 0 0 2 66.67 1 33.33 0 0 3 100

Car 1 5.88 12 70.59 4 23.53 0 0 17 100

Taxi 0 0 1 100 0 0 0 0 1 100

Not

Applicable

77 100 0 0 0 0 0 0 77 100

Tarred

Road

Foot 108 96.43 4 3.57 0 0 0 0 112 100

Bus 1 100 0 0 0 0 0 0 1 100

Car 3 75 1 25 0 0 0 0 4 100

Foot and

Vehicle

0 0 1 100 0 0 0 0 1 100

Not

Applicable

4 100 0 0 0 0 0 0 4 100

2.4.9 Priorities and Opinions on the Project

It is interesting to note that even without municipal water supply, 60.16% are satisfied with water

supply which is managed and maintained by the local community. However, with more and more

constructions coming up people are worried that the water supply would be scarce and limited.

Households also have fairly better satisfaction with regard to urban roads and urban planning.

Most households are not satisfied with street lighting and with parks/recreational facilities.

Table 30: Level of satisfaction with urban facilities

Level of satisfaction with

urban facilities

Very Satisfied Satisfied Slightly

Satisfied

Very

unsatisfied

Total


With Urban Roads 11 8.87 62 50 41 33.06 10 8.06 124 100

With Water Supply 20 16.26 74 60.16 18 14.63 11 8.94 123 100

With Garbage Collection 8 6.4 59 47.2 29 23.2 29 23.2 125 100

With drainage cleaning 2 1.6 45 36 31 24.8 47 37.6 125 100

With Urban Planning 7 5.6 64 51.2 22 17.6 31 24.8 124 99.2

With street lighting 0 0 6 4.8 13 10.4 106 84.8 125 100

With Sewerage/

sanitation

3 2.4 56 44.8 18 14.4 48 38.4 125 100

With Park/ recreational

facilities

1 0.8 7 5.6 8 6.4 109 87.2 125 100


The most common reasons for households visiting the TT are either for urban planning issues or

other reasons. However, many people also visit the TT for services such as land transaction, land

surveying and building permits. Over 92.0% of the households visited the TT not more than three

times for urban planning related issues. About 2 households visited the TT for building permit for

more than 16 times while 1 household visited the TT for land transaction and land surveying for

more than 16 times.

Table 31: Frequency of visits to the TT for land transaction

Frequency

of visit to

TCC for

Not even once 1 to 3 times 4 to 6 times 7 to 10 times 11 to 15

times

16 times or

more

Don't know Total

Count % Count % Count % Count % Count % Count % Count % Count %

Land

transactions

103 81.75 8 6.35 2 1.59 3 2.38 4 3.17 1 0.79 5 3.97 126 100

Land

Surveying

104 85.25 9 7.38 3 2.46 2 1.64 1 0.82 1 0.82 2 1.64 122 100

Building

Permits

106 86.89 6 4.92 2 1.64 2 1.64 2 1.64 2 1.64 2 1.64 122 100

Urban

Planning

112 92.56 2 1.65 2 1.65 1 0.83 2 1.65 0 0 2 1.65 121 100

Others

reasons

113 97.41 0 0 1 0.86 0 0 0 0 0 0 2 1.72 116 100

The time taken by the TT in responding and addressing to providing of the services shown in the

table below ranged from below 3 days to over 15 days. Land transaction and building permits took

more time than other services.

Table 32: Time taken by TT in providing services to the clients

Duration taken

for providing

services

1 to 3 days 4 to 6 days 7 to 14 days 15 days or more Total


Land

Transaction

3 18.75 1 6.25 2 12.5 10 62.5 16 100

Land Surveying 4 26.67 6 40 0 0 5 33.33 15 100

Building Permits 2 16.67 0 0 1 8.33 9 75 12 100

Urban Planning 2 33.33 0 0 1 16.67 3 50 6 100

Others reasons 0 0 1 100 0 0 0 0 1 100

The satisfaction level for the time taken in providing services is rated satisfactory as 75.0%

mentioned being satisfied with urban planning and surveying. Even land transaction and building

transaction services are rated satisfactory as more than 50.0% responded being satisfied. A total of

6 households are very unsatisfied with the services provided by the TT with land transaction

accounting for 3 households.

Table 33: Level of satisfaction with the services provided by the TT

Duration taken Very satisfied Satisfied Slightly Very Total


for providing

services

Satisfied Unsatisfied


Land

Transaction

2 11.11 10 55.56 3 16.67 3 16.67 18 100

Land

Surveying

2 12.50 12 75 1 6.25 1 6.25 16 100

Building

Permits

1 7.14 8 57.14 4 28.57 1 7.14 14 100

Urban

Planning

0 0.00 6 75 1 12.50 1 12.5 8 100

Others reasons 1 50 1 50 0 0 0 0 2 100

It is encouraging to note than only three households have delivered their complaints either

verbally or in writing or both. This is an indication that the TT has been working efficiently.

Table 34: Mode of delivery of criticism, complaint or advice concerning services provided

Mode of delivery

of comment

Delivered Verbally Delivered in

writing

Delivered verbally and

in writing

Count % Count % Count %

Yes 1 100 1 100 1 100

No 0 0 0 0 0 0

Total 1 100 1 100 1 100

Of the 4 households who responded three of them are not satisfied with the way the complaints/criticisms

were addressed.

Table 35: Satisfaction to the criticism, complaint or advice provided

Ever delivered criticism,

complaint or advice

concerning services provided

Satisfaction with follow-up

complaint

Yes No Total

Count 1 3 4

% 25 75 100

TT’s improvement over the years has been recognized by the households of Taba as over 92.0 %

responded ‘yes’. The residents also feel that the TT is working transparently, listens to their

needs/concerns and performs effectively.

Table 36: Perception of TT by households as an institution


Perception of the TCC as

an institution

Yes No Don't Know Total

Count % Count % Count % Count %

Works Transparently 103 83.06 13 10.48 8 6.45 124 100

Listens to your needs and

concerns

92 78.63 24 20.51 1 0.855 117 100

Acts fully in your interests 80 65.57 36 29.51 6 4.918 122 100

Performs effectively 101 82.79 15 12.30 6 4.918 122 100

Has improved over the

past year

114 92.68 3 2.44 6 4.878 123 100

The households of lower Taba felt that the most important things that TT should do was to

improve the road, followed by street lighting, recreational facilities and waste management. The

least important thing for the residents is public transport.


Table 37: Three most important things that TT should improve upon

Three things that

TCC should

improve

Road

Improvement

Street

lighting

Water

supply

Waste

Management

Primary

Schools

Public

Transport

Recreational

facilities

Others Don't

Know

Total

Coun

t

%

Coun

t

%

Coun

t

%

Coun

t

%

Coun

t

%

Coun

t

%

Coun

t

%

Coun

t

%

Coun

t

%

Coun

t

%

First Most important

things the TCC

should improve

60 48 28 22.4 7 5.6 20 16 0 0 1 0.8 5 4 3 2.4 1 0.8 125 100

Second Most

important things the

TCC should

improve

12 9.68 46 37.10 12 9.68 24 19.35 7 5.65 1 0.81 18 14.52 4 3.23 0 0 124 100

Third Most

important things the

TCC should

improve

10 8.06 21 16.94 17 13.71 29 23.39 1 0.81 3 2.42 31 25.00 12 9.68 0 0 124 100


Only 46 households (most of whom are land and property owners) responded to this

questionnaire. Most of them agreed that they have understood the plan and its benefit. Only three

households disagreed with the plan.

Table 38: Perception about the plan

Perception about the LAP Count

Agree 37

Disagree 3

Up-to the Government 6

No response 81

Total 127

A majority of the households responded that the LAP will benefit in many ways such as : by

providing easier access to houses, enhancing business opportunity, becoming a busy and bustle

area, having good access to water and sanitation, and garbage collection system. Thus, most

people are aware of the benefits of good planning.

Table 39: Reasons for LAP benefitting

Reasons for benefit Number and percentage Yes

Easier access to houses Count 2

% 4.88

Business opportunity Count 1

% 2.44

Becomes bustle area Count 1

% 2.44

Access to water and

sanitation

Count 2

% 4.88

Garbage collection Count 0

% 0

Others Count 1

% 2.44

All of the above Count 34

% 82.93

However, few households also saw some negative benefits due to the LAP. 3 households view

losing land as negative aspect of LAP while 2 households view increase in land tax as a negative

aspect. This indicate that a majority of the households who are land and property owners support

the plan and are not opposed to either loss of land (through land pooling) or increase of land tax.


Table 40: Reasons for LAP not benefiting

Reason for LAP not

benefitting

Count Total

Loss of Land Count 3 3

% 100 100

Increase of

Land tax

Count 2 2

% 100 100

Others Count 2 2

% 100 100

About, 54.17 % of the households did not know that once the LAP is through, the area would be levied

urban tax.

Table 41: Knowledge that landowners pay urban tax after LAP development

People's knowledge about

paying urban tax

Count %

Yes 55 45.83

No 65 54.17

Total 120 100


CHAPTER 3: LEGAL AND POLICY FRAMEWORK

3.1 Legislative and Regulatory Framework

Legislation that has a bearing on urban development in Bhutan is briefly described in this section.

The Bhutan Building Rules and the Development Control regulation aim to institute safe and

professional construction of buildings in all urban areas. The rules also outline the roles and

responsibilities of citizens and TT staff alike in the process of applying for permits, constructions

and monitoring of the work by the TT.

The Land Rules and Regulations were formulated to empower competent authorities to process

the transfer of ownership of property and to create mobility in the market for landed and real

estate properties and streamline property transactions in a transparent and systematic way.

The Local Government Act, 2009 was enacted to fulfill the aspirations of the Constitution of the

Kingdom of Bhutan that espouse democratic and accountable government for urban communities

to ensure the provision of urban services in a sustainable manner. The Act also encourages the

involvement of urban communities in the matters of urban governance for the general wellbeing

of the residents of the Thromde. This Act supersedes the Municipal Act 1999 and the Local

Government Act 2007.

The Tenancy Act of Bhutan (2004) was enacted to provide guidelines for the terms and conditions

of rental of land and housing. It also delineates the roles and responsibilities of landlord and tenant

and sets the procedures for appeal in case of disputes.

3.1.1 Land Pooling Rules and Regulations 2009

The Land Pooling Rules and Regulations (2009) describe the land pooling approach used as a key

means to minimize displacement and acquisition. Land pooling is a planning tool that redefines

ownership in such a way that: (i) the shape and configuration of plots are more appropriate for

urban structures and uses; and (ii) the size of all plots is reduced by an agreed proportion to create

sufficient public and planned provision of roads, infrastructure, social facilities, open space, and

reserve plots. The Land Pooling approach is used as a means to minimize displacement and

acquisition. This approach is based on voluntary agreement with affected landowners and the

Regulations stipulates that at least two third of land owners in a given area should sign Land

Pooling Agreements. This approach places high emphasis on in-situ development which

minimizes resettlement and enables original owners to retain title to the majority of their land. In

addition, the provision of infrastructure and services results in a substantial increase in the value

of the residual land.

Land pooling approach can be used for development of a settlement area if it is in the urban areas

of a Thromde or an area with immediate prospects to be part of the extended Thromde. Thromde

prepares a local area plan (LAP) as soon as practicable after declaration of a land pooling area

upon necessary support from the land plot owners.

The previous experiences with land pooling in Rangjung (Trashigang) under BUDP I were noted

without problems. In the Langjopakha LAP under BUDP II experiencing unusual delay in


contract bidding due to non-cooperation from one non-agreeing land plot owner. Although the

concept of land pooling was accepted by the public in principle, some of the challenges faced

were inadequate consultation which as a consequence led to incomplete knowledge on land

pooling procedures.

3.1.2 Relevant Other Laws and Acts

Among the legislations discussed, the ones that have relevance for the project are elaborated.

These are the Land Act, Land Pooling Regulations and the Local Government Act. Both the Land

Act 2007 and the Local Government Act 2009 provide the basis for the application of land

pooling technique (section 112 in LA and section 118 in TA). In 2008, the Ministry of Works and

Human Settlement hired Duncan Lawyers (Australian based firm) to review the relevant Acts and

develop rules and procedures for implementing the land pooling approach. The Land Pooling

Rules and Regulations were presented to the Cabinet on March 17, 2009 and approved on March

21, 2009.8

The Local Government Act sets out the means of participation of residents of urban areas. One

significant shortcoming of the Act is that it provides a means of engagement in affairs of the

administration of the areas only to the owners of property. Tenants or those living and working in

the area are excluded. However, detail documentation of the displaced tenants with compensation

and rental assistance is reflected in the RAP for reference. This poses difficulties as many owners

actually are absentee landlords and would not be always available to participate and tenants are

equally affected by the local development measures. If there are provisions for people to

participate irrespective of whether they are owners or tenants, this would ensure better quality of

participation as people would express their needs rather than their perceptions.

The Thimphu Structural Plan (2002-2027) is the main policy document that guides the growth of

the city. The elements of the plan are detailed out in several LAPs. The Taba LAP translates the

vision of the Thimphu Structural Plan.

A certain degree of inconsistency exists between the Local Government Act and the Land Act.

Further, in order to give effect to the provisions of the Local Government Act, a more detailed and

comprehensive set of secondary legislation (rules and regulations) is necessary.

The RGoB is now in the process of reviewing and analyzing the Local Government Act 2009

together with the Land Act 2007 and the recently approved Land Pooling Legislation with a view

to identify and fill gaps and inconsistencies wherever required. Based on the analytical findings of

this review and to manage legal discrepancies, the RGoB is in the process of drafting secondary

legislation.

8 The approved Land Pooling Rules and Regulations is annexed


In case of a land plot owner is not willing to contribute the 28.5% for land pooling, the TT will

acquire the whole plot and compensate the owner at the current PAVA rates. However, in case of

a plot is already developed in such way that it is not practicable for the full contribution ratio

cannot be applied to the plot, the TT will can calculate an amount payable by the plot owner in

lieu of some, or all of the contribution which would otherwise be required under the approach.

TT will continue consultation and negotiation with the land owners for full support on land

pooling and land acquisition (under Land Act 2007) will be the last resort.

3.2 World Bank Social Safeguard Policy

The Bank’s safeguard policies require that potentially adverse environmental impacts and selected

social impacts of Bank Group investment projects are identified, avoided or minimised where

feasible, and mitigated or monitored.

This report analyses the comparison between World Bank’s social and environmental safeguard

policies, and Royal Government of Bhutan regulations. This is because the Environmental

Assessment Safeguard Policy (OP 4.01) provides a mechanism for integrating environmental and

social concerns into development of good decision making.

Most safeguard policies provide that: (a) potentially adverse environmental impacts as well as

specific social impacts should be identified and assessed early in the project cycle; (b)

unavoidable adverse impacts should be minimised or mitigated to the extent feasible; and (c)

timely information should be provided to the stakeholders, who should have the opportunity to

comment on both the nature and significance of impacts and the proposed mitigation measures.

The safeguard policies that are potentially relevant to this project are Environmental Assessment

(OP 4.01), OP 4.12 (Involuntary Resettlement), and OP 4.10 (Indigenous Peoples).

The Environmental Assessment Policy (OP 4.01) requires environmental assessment of all

projects/ activities that are proposed for World Bank financing and are likely to have potential

environmental risks and adverse impacts in their area of influence. The sub-projects would appear

to trigger the EA Safeguard Policy as they will involve development of rural infrastructure that is

likely to have impacts on land, water, air, vegetation, and cultural property.

Key objectives of the World Bank’s policy on Involuntary Resettlement (OP 4.12) are:

avoid or minimise involuntary resettlement where feasible, exploring all viable alternative

project designs;

assist displaced persons in improving their former living standards, income earning

capacity, and production level, or at least in restoring them;

encourage community participation in planning and implementing resettlement; and

provide assistance to affected people regardless of the legality of land tenure.

The policy covers not only physical relocation, but also any loss of land or other assets resulting

in:


relocation or loss of shelter;

loss of assets or access to assets; and

loss of income sources or means of livelihood whether or not the affected people must

move to another location.

The purpose of the World Bank’s OP 4.10 (Indigenous Peoples) policy is to ensure that the

development process fully respects the dignity, human rights, economies, and cultures of

Indigenous Peoples. For all projects that are proposed for Bank financing and affect Indigenous

Peoples, the Bank requires the borrower to engage in a process of free, prior, and informed

consultation. The Bank provides project financing only where free, prior and informed

consultation results in broad community support to the project by the affected Indigenous Peoples.

Such Bank-financed projects include measures to:

avoid potentially adverse effects on the Indigenous Peoples’ communities; or

when avoidance is not feasible, minimize, mitigate, or compensate for such effects.

Bank-financed projects also need to be designed to ensure that the Indigenous Peoples receive

social and economic benefits that are culturally appropriate and gender inclusive. As has already

been stated, it is unlikely that the sub-projects will trigger OP 4.10.

A comparison between the World Bank Safeguard Policy OP 4.12 on Involuntary Resettlement

and existing national legislation in Bhutan is contained in Table the table that follow. This follows

the format for Equivalence Assessment, as outlined in the World Bank’s OP 4.00 (Piloting the

Use of Borrower Systems to Address Environmental and Social Safeguard Issues in Bank-

Supported Projects9), and the Interim Guidance Note (Piloting the Use of Borrower Systems to

Address Environmental and Social Safeguard Issues in Bank-Supported Projects10

).

While the World Bank will be responsible to carry out an equivalence assessment of these two

policies, the table that follow aims to facilitate this process by identifying gaps in the policies and

developing recommendations to bridge these gaps.

3.3 RGOB’s Land Pooling Law and WB Policy

Table below represents a comparison between the core principles of RGoB and World Bank

policies and provides recommendations to bridge identified policy gaps. The comparisons based

on the types of impact like loss of private land, loss of homes/structures, loss of economic assets,

loss of income, and loss of community resources shows that there are a number of areas where

RGoB policies and procedures do not fully meet the requirements of the World Bank.

Most of these gaps relate to land acquisition aspect. The ‘Bhutan Land Pooling Rule 2009’ is

developed and is under implementation. As recommended by the Bank in 2008, the RGoB

approved the LPR 2009. It is now legalised and officially adopted as the overall policy of the

9 Dated March 2005 10 Dated June 21, 2005


RGoB. Because the land and property compensation rates, 2006 were far too low compared to the

market rates, the RGoB has also approved the new PAVA rates in 2009. The Table shown below

presents recommendations as to how these concerns might be dealt with in relation to loss of

private land, homes/structures, economic assets, income, and community resources.

Table 42: Types of Impacts and comparison of RGoB and World Bank Policies with Gaps and Recommendations

Entitlement Unit RGoB Policy World Bank Policy Remarks/Recommendations to Bridge Gaps

A. LOSS OF LAND

Families,

households

- If land owner has other land holdings

in the same city cash compensation at

PAVA rates (2009);

- If land owner do not have other land in

the city land for land compensation is

made

- Compensation at full replacement

cost.

- For agriculture land pre-project or

pre-displacement, whichever is

higher, market value of land of equal

productive potential within the same

vicinity.

- For urban land, pre-displacement

market value of land of equal size and

use, with similar facilities and sources

within the same vicinity.

- Replacement land of equivalent

productive potential.

- Land Act 2007, Land Pooling Rules 2009 and PAVA

compensation rates (2009) are fair and legally binding

- Recognise voluntary contributions in the form of land

pooling

- Resettlement allowance to be made in cash

- Families who become landless to be allotted land as

per provisions of the Land Act.

Non-title holder

(squatters and

encroachers,

share croppers,

land less)

- No compensation or assistance.

- Resettlement assistance in lieu of

compensation for land occupied (land,

cash, other assets, employment) to at

least restore their livelihoods and

standards of living to pre-

displacement levels.

- Adopt World Bank’s policy as was done for other

LAPs/ project in Dechencholing and Langjophakha


Entitlement Unit RGoB Policy World Bank Policy Remarks/Recommendations to Bridge Gaps

B. LOSS OF HOMES/STRUCTURES

Families,

households,

structure owners

- Compensation in accordance with BSR

(Bhutan Schedule of Rates). BSR rates are

usually updated every 3 years by Department

of Roads. The last update was in 2012. BSR

rates are slightly higher (by approximately 5%)

than market rates because they include cost of

material, labor.

- Compensation at full

replacement cost. For houses and

structures the market cost of the

materials and labour to build a

replacement structure of a

similar quality or better than the

affected structure.

- Adopt the World Bank policy as was done for other

LAPs/ project in Dechencholing and Langjophakha.

C. LOSS OF ECONOMIC ASSETS

Families,

households

As per PAVA rates fruit crops - Compensation at full

replacement cost.

- Compensation at replacement cost as per PAVA rate

2009 is fair

D. LOSS OF INCOME

Affected person,

families,

households

- Allot landless families who suffer partial or

total loss of livelihood land free of cost.

- Measure to assist affected

people in improving their former

living standards, income earning

capacity, and production levels,

or at least restoring them.

- Rehabilitation assistance for lost or diminished

livelihoods.

- In the case of landless families who suffer partial or

total loss of livelihood, provide income generating options

and support mechanisms.

E. LOSS OF COMMUNITY RESOURCES

Affected

communities/

families

- No provisions - Measures to assist impacted

communities to re-establish or

re-develop lost community

resources.

- Compensation for re-establishing or re-constructing

lost community resources such as religious and cultural

structures, irrigation structures.

- Restore partially affected structures

CHAPTER 4: CONSULTATION AND PARTICIPATION

4.1 Stakeholders Assessment

An assessment of the stakeholders in the LAP in Taba is presented in this section.

1. Ministry of Works & Human Settlements

The MoWHS has the mandate to coordinate and plan all urban development in the country. It also

outlines all policy and procedures for beneficial urban development in the country. The role that

the MoWHS has in the LAPs is that all negotiation with donors and overall planning and

implementation would be overseen from the MoWHS. As such the ministry does not have the

direct and specific involvement in the daily implementation. However, it is commendable that

senior management and even the Minister were involved in the Consultations conducted for the

LAPs and thus could interact directly with the LAP residents.

2. Thimphu Thromde

The TT is the direct implementing agency of all planning and development of the LAPs. It

therefore takes a lead role in all matters pertaining to the LAP. Hence, it plays a very important

role having both the responsibility and authority to ensure successful implementation of the LAPs.

It is critical that the TT’s implementation capacity and procedures it follows will determine on

how well LAP activities are implemented.

3. Donors

Donors provide funds for LAP development and also monitor if the works planned are being

implemented as per schedule, plan, design and budget. It also monitors if procedures for

environmental and social aspects are complied with to ensure minimum adverse effects on the

environment and poor and other vulnerable populations.

4. Politicians

There are two categories of politicians. Firstly, there are members representing the north

Thimphu, south Thimphu and Thimphu District, who are elected to the town houses of the

Parliament. In this category, there are two members in the National Assembly (north and south

Thimphu) while one member is in the National Council (Upper House) representing the entire

Thimphu District. In the second category, there are Thromde Council members representing the

citizens of Thimphu, headed by the Mayor who is also elected. LAPs are represented by a total of

eight council members. Parliamentarians could have a substantive role to play especially that

urban dwellers may have quite some influence to table and move issues.


5. Titleholders

Such category of stakeholders could be those that own land or other property within the LAP

boundaries and who are either resident in the LAP or residing outside. These titleholders have an

important stake in the LAP because they would stand to benefit from the development or may also

be adversely affected if the developmental facilities are aligned or placed in their land or property.

So, they can have an influential role in assessing and negotiating with the TT in mitigating

adverse impacts and also in participating during the planning and implementation phases of the

LAP which would serve as a precursor for their local self-governance once the LAP is completed.

6. Tenants

There are also non-title holders living in the LAP. Most typically such a group would constitute

sharecroppers that are cultivating land with some arrangement and understanding with the

landlords. Also, there would be tenants that have rented lodgings for residence as well as for

running small shops. Such a group of people may also be adversely impacted since any impacts on

the physical structures or land would render them without a means of residence or livelihood.

Sharecroppers and shopkeepers living in rent would lose or lessen their means of survival or

income. Usually, such populations tend to be surpassed whenever impacts are assessed because

implementing agencies would deal directly with titleholders and any affect on tenants and

sharecroppers would be considered as a matter between the titleholder and the tenant/sharecropper

to solve. However, in general the tenants will benefit from better services but may have to pay

higher rent.

In Taba, no sharecroppers were identified but there are 9 tenants who would be affected since the

dwellings they currently reside in will be affected.

7. Institutions

There are several institutions that are located within the LAPs. For instance, in Taba immediately

bordering the upper portion of the LAP on the eastern side is the Royal Bhutan Army

Cantonment. There is also Forestry Institute and a Primary school in upper Taba The only

institution in lower Taba is the privately operated Nima Higher Secondary School.

4.2 Disclosure and Consultation

Some of the consultative and participation strategies planned started as far back as 2001 with

generation of a Concept Plan showing the proposed green areas, Neighborhood Node, low-density

and high-density residential areas, road network and urban facilities etc. At numerous public

meetings (minutes provided in the RAP) during which all the landowners were invited, the entire

scheme was explained. The people were given written “briefs” with a map, showing their plot and

stating their “starting condition,” and future “planned condition.” Through a series of such

meetings, suggestions and complaints were heard and recorded. In order to facilitate better

interaction, a small committee of four to five representatives was constituted. These


representatives maintained contacts with professional planners. Furthermore, the planning team

kept an “open house” between 3 and 4 ‘o’ clock in the afternoons every day during which time

any household from the local area could drop in and discuss their concerns.

In a bid to make this process more transparent, the overall structure plan was made known to the

public. The plan and the development control rules were made available “on-line” on ‘Druknet’

and MoWHS website so that any citizen can read and even download the material.

For Taba, as many as twelve public meetings/consultations were held before the plan was finally

approved by the City Committee. Few details on Taba LAP public consultation are listed in the

Community Feedback.

4.3 Community Feedback

Table.43. Details of public consultation

Sl.

N

o.

Date Details Type of Meeting

/Consultation/Announcements

Purpose Available Record

1 13th

April

2002

Draft Structure Plan Public Announcement in Kuensel

and BBS

A brief article about the draft structure plan and

a intimation on Land Pooling for public

feedback and views

Article published on 13th

April in Kuensel

2 17th

April

2002

Open house 3-Draft Structure

Plan Presentation, Core Urban

Design Plan and Local Area

Plan Presentation- BCCI hall

Presentation of draft structure plan,

draft local area plans for Taba and

Babesa to the public and first public

meeting on land pooling during

structure plan

1. To explain the components and future of the

proposed Thimphu Structure Plan.

2.To present and discuss the local area plans for

Taba and Babesa and the land pooling

techniques 3. To get feedback,

views and suggestions from public before

preparing the final structure plan

Minutes of the meeting and

the attendance list

3 18th

April

2002

Publication of draft structure

plan and Babesa, Taba local

area plans along with the

concept, principles and

precinct details.

Public distribution of draft tsp and

local area plan in national weekly

newspaper

To make the plan and proposal available to

everyone and to get more feedbacks, suggestions

and inputs prior to finalization about the 17th

open house. An editorial report on the plan was

also published

Article published in Kuensel

dated 20th April 2002

4 04th

May

2002

Briefing on the need for Urban

planning and land pooling to

public

Article published in Kuensel by the

Director General of DUDH, MoC

To create awareness and clarify the planning

process, local area plans and land pooling

among the public and land owners

Content published in kuensel

5 11th May

2002

Announcement of local area

plan presentation for Taba, to

discuss the land pooling

concept and to form a land

pooling/ plan implementation

Public Announcement To intimate landowners and public of Taba

LAP to attend the public meeting

Announcement in kuensel


committee

6 24th May

2002

Open House 5-Meeting with

Taba landowners - Bhutan

Forest Institute Campus

Public Announcement To explain the proposed draft local area plan. To

explain the concept of land pooling. To get

feedbacks and suggestions from the landowners

and to elect lap representative

Attendance list and minutes

of meeting

7 26th May

2002

Formation of Taba lap pooling

and implementation committee

TCC Note sheet

8 3rd

October

2002

Meeting on Taba Local Plan -

Bhutan Forest Institute

Campus

Meeting with public representatives

of Taba Local Area

To explain the revised draft lap for Taba and to

finalize a date for next public presentation of

Taba Plan

Attendance list and minutes

of meeting

9 17th

October

2002

Open House 8- Meeting on

Revised Draft with local area

plan and land pooling - Bhutan

Forest Institute Campus

Public Presentation Attendance list and minutes

of meeting

10 13th

February

2003

Open House-13- Meeting on

draft local plans for kawang

area - Changlimithang Ground

public meeting to discuss the draft

plans for the kawang area and to

public opinion on land pooling after

the high court verdict against land

pooling

1. To explain the local area plans and its pooling

percentage for the respective areas. To explain

the advantage of land pooling over land

acquisition (as per high court verdict).

2. Advantage of land pooling was explained in

detail. Disadvantage of other planning

techniques for land locked paddy terraces were

explained. Options available for landowners

who are not willing to take part in land pooling

were also explained.

public announcement made

in kuensel on 8th February

2003


11 14th

February

2004

Announcement on

implementation of four local

area plans (Lungtenphu,

Babesa, Taba and

Dechencholing) as approved

by the landowners and city

committee

Public announcement An article was published by TCC in kuensel to

inform the public and landowners about the

starting of plan implementation of the much

awaited laps using land pooling

Article published in kuensel

12 12th

March

2004

Finalization/ Approval of Taba

and Dechencholing lap by the

lap representatives and city

committee

Presentation during monthly city

committee meeting

For final approval by the elected members of

the city committee to carry out the

implementation of the lap based on land pooling

minutes of 56th city

committee meeting

13 4th

September

2004

Invitation of Tenders to

Demarcate Taba LAP

Public Announcement Public announcement made

in kuensel

14 27th July

2011

To discuss and update on the

LAP

Public announcement To bring all land and property owners at the

same plane on the LAP status

Attendance list and Minutes

of Meeting

CHAPTER 5. ASSESSMENT OF SOCIAL IMPACTS AND MITIGATION

5.1 MINIMIZING IMPACTS

In order to minimize the social impacts, frequent Public Consultations should be carried out with

all the plot owners contributing for Land Pooling. The concept of Land Pooling should be

disseminated to all the plot owners. In case of absentee plot owners, someone should be there to

represent the owners. For the vulnerable groups, compensation assistance should be in place. The

PAVA rates should be explained to the public and any grievances should be noted down so that

revision of next PAVA rates can be amended. The rates for affected fruit trees should be

explained as well. The valuation of affected structures should be explained to the participants

stating that the TT is following the present replacement value and not BSR 2012. Once the

valuation is done for fruit trees, structures and land, the affected owners should be allowed to

review the compensation package.

5.2 LAND POOLING AGREEMENT IN LOWER TABA

The land owners in the lower Taba have been consulted for their willingness to contribute 28.5%

of their land in exchange for infrastructure and services, to which they have agreed except for

three land owners i.e., 7.5% disagreeing for land pooling. These 3 land owners will be consulted

for their consent for land pooling if not clause 142 under LA is the only solution which states that

the Government may acquire a registered land for public interests.

Accordingly, a final survey was completed jointly by the TT and NLCS in March 2013. All the

land and property owners now know their adjusted plot boundaries. It is expected that there will

be no conflicts between neighbors since the surveys were carried out in presence of neighbors

where each land owner also sign the kappa form which is also countersigned by the officials of TT

and NLCS and the local council member. Presently, the NLCS is in the process of finalizing the

issuance of new titles.

While uniform contribution of land is the most equitable approach, one disadvantage of land

pooling is that those with small land holdings may be left with plot sizes which are smaller than

the standard plot size. The Local Government Act 2009 (sub-section (t) under Section 273) states

that the “minimum plot size in potential growth areas of Thromde shall be 13 decimals (i.e.

526.28 sq. m before land pooling) whereas in areas where local area plan exist, minimum plot size

shall be as per the size specified in the approved local area plans”. This has given some flexibility

in arriving at minimum plot size where the plot has area less than thirteen decimals.

The issue of having plot less than thirteen decimals is now resolved with the approval of the rule

by the MoWHS which has changed the minimum size to 7.0 decimals after land pooling. There

were several plots that were merged with other plots owned by the same owner. However, the TT

has already added additional land to those undersized plots to make them of viable size for


construction. The records in the Plan have been updated and the owners requested to purchase the

additional land at PAVA rates.

5.3 LAND PLOT ADJUSTMENRS IN LOWER TABA LAP

Based on National Cadastral Resurvey Programme (NCRP), there are 22 plot owners who have

excess area in Lower Taba. Thimphu Thromde found it necessary to make some adjustments in

the developed areas. This refers to those plot owners who have excess land and prefer betterment

charges accepted by TT. The adjustments of the plots were carried out to save the building plinth,

drains, wall and septic tanks wherever possible. The plots whose areas were adjusted for

betterment charges are listed in Table 44.

Table 44. Betterment charges

sl

no

Plot Owner Thram

no.

Plot no. Registered

Area

(Decimal)

Net Area

(Decimal)

Demarcated

Area

(Decimal)

Adjusted

Area

(Decimal)

Precinct Rate (Nu.) Amount

(Nu.)

Remarks

1 Pema Choden 958 142 10.26 7.34 10 2.66 UV- 2

(MD)

100,353.53 267,351.84

2 Khandu

Zangmo

1,016 146 13 9.3 13 3.71 UV- 2

(MD)

100,353.53 371,809.83

3 Galey

Wangmo

957 115/B 7.32 5.23 7.32 2.09 UV- 2

(MD)

100,353.53 209,357.53

4 Dechen

Choden

956 155/B 7.32 5.23 7.32 2.09 UV- 2

(MD)

100,353.53 209,357.53

5 Tshewang

Dorji

1078 48 10 8.73 10 1.27 UV- 2

(MD)

100,353.53 127,147.92

1078 47/Y 10 8.73 10 1.27 UV- 2

(MD)

100,354.53 127,149.19

6 Namgay 583 43 12.33 10.77 12.33 1.56 UV- 2

(MD)

100,353.53 156,773.39

7 Tshering

pem,Tshering

Dem &

Dechen Pem

583 43 16.62 14.51 16.62 2.11 UV- 2

(MD)

100,353.53 211,319.85

8 Sangay Dema 196 295,104/Y 8.56 7.48 8.56 1.08 UV- 2

(MD)

100,353.53 108,838.62

9 Tshering

Drukpa

678 297/Y 8.8 7.69 8.8 1.11 UV- 2

(MD)

100,353.53 111,890

10 Bhuti 191 109 22.07 19.27 20.27 1 UV- 2

(MD)

100,353.53 99,979.11

11 Jamyang

Singay

Lhazom

352 162/D 13 11.35 1.65 UV- 2

(MD)

100,353.53 165,292.30

12 Doma Sugiura 352/C 162/C 26 22.71 26 3.29 UV- 2

(MD)

100,353.53 330,584.60

13 Sonam

Lhazom

352/B 162/B 13 11.35 13 1.65 UV- 2

(MD)

100,353.53 165,292.30

14 Sonam Yuden 352/A 162/D 13 11.35 12.23 0.88 UV- 2

(MD)

100,353.53 88,020.08

15 Sulata Giri 520 153 13.31 11.62 13.31 1.69 UV- 2

(MD)

100,353.53 169,233.88

16 Dechen

Chemi

TT-282 292/Y 8 6.99 8 1,01 UV- 2

(MD)

100,353.53 101,718.34

17 Dekimo 342 89,89/A &

79

17 14.85 17 2.15 UV- 2

(MD)

100,353.53 216,151.47


18 Dorji Bidha TT-267 82/Y 10.65 9.3 10.65 1.35 UV- 2

(MD)

100,353.53 135,412.54

19 Sonam dema 782 29/B 24 17.16 24 6.84 UV- 2

(MD)

100,353.53 686,418.15

20 Nim Dem &

Namgay

680 322 10 7.15 10 2.85 UV- 2

(MD)

100,353.53 286,007.56

21 Nalaymo 486 154 33.67 29.4 32 2,60 UV- 2

(MD)

100,353.53 260,516.66

22 Thujimo 538 155/C 6 4.29 10 5.71 UV- 2

(MD)

100,353.53 573,018.66 Owner has to

pay the

betterment

charges as well

as for the

excess land

which is

regularized.

5.4 RESETTLEMENT IMPACT OF LAND POOLING IN LOWER TABA LAP

In lower Taba LAP, 19 households are being affected by the LAP through loss of structures,

assets and livelihood with an additional 9 as tenants. While one household mentioned that net

revenue from the business in operation is Nu. 8,000 per month, the other said that she earned

Nu.4, 000 a month. However, all the affected tenants in Taba have agreed to vacate the houses

affected by the LAP. Tenants whose monthly income is Nu.5, 000 and below would be treated as

vulnerable in terms of the income that they earn since they also have to pay rent and spend the

balance for their sustenance. With tenants paying rents as low as Nu.500 at present, the ceiling of

Nu.5, 000 seem to justify the vulnerability level. Appropriate compensation package for such

households are proposed in the RAP.

Also among the affected households, it was noted that some of them are vulnerable as a result of

the households being headed by women - being single as a consequence of the death of their

spouses or divorced (6 households) or being elderly i.e. 61 years of age or above (5 households).

Households with monthly income level less than Nu.4, 000 would be treated as vulnerable as the

income that they earn would be for self sustenance only since they do not have to pay rent in the

houses they themselves own and occupy.

One tenant is expected to experience a loss in business income due to displacement of structures

presently occupied. The household on an average earns Nu.5, 000 per month from the business

run from the present location. Appropriate compensation package for such category of people in

proposed in the RAP. In the two LAPs, there are fourteen undersized plots of which only one is in

Taba and the rest is in Langjuphaka.

There is only one plot which is under sized in Taba meaning that its area is less than the

minimum requirement. Several plots that were initially undersized but owned by single owners

were consolidation after which it ceased to be undersized. Looking at the income level of this

household, the monthly range of income is Nu.12, 500 per month mainly from non agriculture

activity. In the event if they are allowed to purchase government land from within the vicinity to

make it to the minimum requirement in size, then their ability to cope up with their present level

of income is dealt in the RAP.

Taba LAP households will have to pay urban tax once the project gets through. In doing so, the

amount of tax to be paid thereafter is expected to be higher than the present rate. While the tax

structure has not yet been detailed out, there will be financial implications on the land owners

whereby they will have to pay urban tax. Considering their income level, households depending

on agriculture for their income have the lowest income at Nu.5, 857 per month followed by

households who depend on weaving at Nu.5, 766 per month. However there are just 2 households

who depend on agriculture alone for their income with income level above Nu.9, 000 per month.

The rest of the households have income from more than one source.


The immediate impact of the project is the loss of housing for tenants due to demolition of the

present structures. However, the expected impact is the increase in rents as the area becomes

serviced with urban facilities and the increase in taxation of the properties. The negative impact

on the poorest section is that unless there is more investment in housing to create a greater supply

of low income housing for rent, they will have difficulty in finding affordable housing.

5.5 SOCIAL IMPACTS OF WATER PIPELINE

Based on the actual site visits to Dodena on several occasions where the site for water intake point

is proposed by the TT, there is no acquisition required as no impacts are found on private land.

During design phase of pipe alignment by TT, the in-charge of water supply and chief engineer

were consulted and proposed that the designing of pipe alignment from the source till WTP should

be done in such a manner that impact on private land is avoided as much as possible. However in

some areas especially in Changtagang and Dechencholing area, some paved and unpaved

approach roads are going to be affected and are unavoidable which need to be immediately

reinstated. Therefore, several support pictures were taken to actually explain to the concerned

officials of TT where reinstatement would be required to be carried out immediately. Apart from

this, there are no other social impacts to the people residing in Changtagang, Dechencholing and

at Taba.

5.6 EXPERIENCE OF LAND POOLING AND RESETTLEMENT IN BUDP-II

Most of the beneficiaries who contributed lands for development were pleased with the provision

of infrastructures. There was a very good linkage and coordination between the implementer and

the beneficiaries which enabled the project to be successfully completed without any obstacles.

However, some of them were not fully familiar or conversant with the land pooling approach.

The experiences of dealing with the non-agreeing land owners is that they are not making

themselves available when required. More so, they do not actually allow their affected assets to be

documented for valuation purpose. This can be avoided by actually convincing them from the

beginning itself the overall concept of the project and how the project will benefit the society in

the long run. All the land owners should be informed that they should visit the already completed

project either through ADB or World Bank e.g., Dechencholing LAP, Lungtenphu, Simtokha,

Babesa LAPs. This will create understanding of the overall project objectives as well as future

landscape.

Regarding payment for the absentee PAPs, it is difficult to actually trace the whereabouts of the

PAPs. The TT cannot simply make payment to their representatives even if there are some

authorization letters. Therefore, the only option is to open an escrow account in the name of the

absentee PAPs.


5.7 PROPOSED MEASURES FOR IMPACT MANAGEMENT

5.7.1 LOWER TABA LAP

The likely PAPs should be examined and call for a meetings with all the PAPs.

The PAPs should be explained that the project might affect their private assets and give

chance to the PAPs if there are grievances.

If no grievances then all the PAPs should be asked to sign the consent agreement allowing

the TT for documentation of the affected assets for compensation.

If there are grievances then it should be addressed in writing to TT management for

resolving the grievances. While doing so, the PAPs should also be allowed to attend the

meeting with the TT management team.

During public meetings, the entitlement matrix should be explained so that the public will

have better understanding of their entitlement.

All the Acts such as PAVA rates, Compensation rates for fruit trees, BSR 2012 adding

30% cost index to arrive at replacement cost should be explained to the public.

The dialogue/ interaction with the beneficiaries should be an ongoing process, even during

the project implementation phase.

Regular public meetings, as may be necessitated should be held to address public

grievances, if any.

5.7.2 WATER PIPELINE ROUTE

The water mains/ pipes shall be aligned in such a manner so as to ensure that no private lands or

properties are encroached or affected as far as possible. In other words, the pipes shall run along

the corridor adjacent and parallel to the road to avoid any private land encroachment. In a

situation where the pipes are laid along the forest lands, the trees felling shall be avoided as far as

possible through realignment. Besides, the pipe trenches shall be backfilled as soon as the pipes

are laid and vegetated with appropriate species.

Wherever pipes are laid across the road, the pipe trenches shall be backfilled immediately and

reinstated to its original condition to avoid any public inconveniences. Suitable pipe-bridges shall

be constructed across the streams for pipes to avoid any public inconveniences as it would be

independent of the existing bridge.

CHAPTER 6. CONCLUSION AND RECOMMENDATION

The population living within the lower Taba LAP will not be vulnerable to poverty risks since all

have net incomes exceeding the poverty line.


There will be a need for coordinating the delivery of the compensation and assistance to entitled

persons. Utmost care has to be taken to ensure that the compensation package delivered to the

affected families is utilized in a meaningful way and that because of the mismanagement of the

compensation package the affected families are not made to suffer because of the project.

Possibilities could be looked into opening of bank accounts in the name of the affected family

(joint account of the wife and the husband) and guidance given in the investment or utilization of

the package to suit their intended purpose. Furthermore, during the implementation of the project,

skills training and job opportunities may be offered locally in order to secure livelihoods benefits

of the project for the low income families. Otherwise, only landowners will benefit from the

expected increase in land values following provision of services.

There are families residing in lower Taba who are paying rents as low as Nu.500. Once the project

is through and the development is completed, these families may not be able to afford to pay rents

in the area as the rents would have escalated by then. In view of this, a scheme for low income

housing may be initiated either by the TT/NHDC in the designated service plots or encourage

private builders to undertake low income housing by providing the builders with incentives.

PIU of Thimphu Thromde need to have a regular and close interaction/ coordination with other

stakeholder divisions within Thromde, particularly the Urban Planning Division to help resolve

issues of social concerns amicably as and when need arises.

ANNEX 1. Location map of Taba in relation to the municipal boundary


Lower Taba LAP (within the bold polygon)

ANNEX 2. LOWER TABA LAND RECORD

Sl.N

O.

Old

Thra

m

New

Thram

Land Owner Old Plot New Plot

ID

Precinct

ID

Reg.

Area

Contact NO

1 187B 125 GASA

RABDHEY

66/B TA1-387 UV-

2(MD)

4671.81 NULL

2 531 149 JANGCHUB

DEMA AND

3 TA1-88 UV-

2(MD)

4048.902 NULL

3 328 175 JAMPEL

CHOZOM

4,5 TA1-125 UV-

2(MD)

25227.78 NULL

4 954 183 NAKI

DORJIMO

28 TA1-137 UV-

2(MD)

127565.3 NULL

5 808 204 NATIONAL

WOMEN

ASSOCIATION

OF BHUTAN

178 TA1-161 UV-

2(MD)

33325.58 NULL

6 TT-

759

210 LAXMI MAYA

CHHETRI

121/S-1 TA1-167 UV-

2(MD)

4671.81 NULL

7 TT-

760

211 MEENA

KUMARI

CHHETRI

121/S-2 TA1-168 UV-

2(MD)

4671.81 NULL

8 TT-

650

223 SONAM

YANZOM

165/S-2 TA1-180 UV-

2(MD)

5000.394 NULL

9 TT-

651

224 SONAM

PELDEN

165/S-3 TA1-181 UV-

2(MD)

5000.394 NULL

10 TT-

652

225 SONAM

CHOKI

165/S-4 TA1-182 UV-

2(MD)

5000.394 NULL

11 203/

C

250 DECHEN

ZANGMO

48/C TA1-216 UV-

2(MD)

4360.356 NULL

12 424 268 ASHI DECHEN

YANGZOM

WANGCHUK

168 TA1-240 UV-

2(MD)

19752.41 NULL

13 984 281 D.K CHHETRI 113A-148 TA1-254 UV-1 10109.8 NULL

14 986 289 SONAM

YUDEN

193 TA1-54 UV-

2(MD)

16413.63 NULL

15 545 405 RINZIN

WANGMO

167 TA1-509 UV-

2(MD)

14004.54 NULL

139139139/

A B

TA1-510 UV-

2(MD)

31598.42 NULL

16 664 406 SANGAY ZAM 144/145 TA1-513 UV-

2(MD)

11523.8 NULL

17 578 407 SANGAY

WANGDI

113 TA1-514 UV-

2(MD)

9012.564 NULL

18 TT-

93

408 SONAM

YANGCHEN

148/A TA1-515 UV-

2(MD)

5606.172 NULL


19 TT-

525

420 DORJI

TSHERING

58/C TA1-530 UV-

2(MD)

4671.81 NULL

20 TT-

43

421 SURJA MAN

SAMAL

6/A TA1-531 UV-

2(MD)

4671.81 NULL

21 1116/

A

423 UGYEN

THINLEY

19/A TA1-534 UV-

2(MD)

4671.81 NULL

22 880/

B

424 ASHI DECHEN

YANGZOM

WANGCHUCK

21/B-2 TA1-535 UV-

2(MD)

16507 NULL

424 268 168 TA1-240 UV-

2(MD)

19752.41 NULL

23 1096/

A

430 DORJI PENJOR TA1-548 UV-

2(MD)

4478.708 NULL

24 1277 105 SONAM

DECHEN

137/A TA1-118 UV-

2(MD)

4983.264 17966629

25 900/

A

296 SONAM DORJI

AND

176/A TA1-407 UV-

2(MD)

4048.902 77409450

26 1104 232 THINLEY

DORJI

78-79 TA1-189 UV-

2(MD)

4360.356 17110429

27 1147 157 SONAM

YONTEN

42-41 TA1-93 UV-

2(MD)

9343.62 NULL

28 1149 316 SONAM

WANGMO

192/A TA1-327 UV-

2(MD)

16818.52 17601555

29 850 199 YESHI

WANGDI

74 TA1-155 UV-

2(MD)

8097.804 17141411

30 873 233 DORJI 24 TA1-190 UV-

2(MD)

3049.2 17602923

31 TT-

747

124 KENCHO

DORJI

69 TA1-307 UV-

2(MD)

9966.455 17110593

32 TT-

681

333 DOPHU 170/PT-A TA1-351 UV-

2(MD)

5294.679 17600149

33 TT-

1223

332 TSHEWANG

BIDA

74/B TA1-350 UV-

2(MD)

4983 17607571

34 1054 178 KALI MAYA

DARJEE

55 TA1-132 UV-

2(MD)

24326.12 NULL

35 TT-

642

177 PEMA CHOKI 55/A TA1-131 UV-

2(MD)

10889.91 17633559

36 943/

A

262 DESANG

DORJI

122/A TA1-232 UV-

2(MD)

4671.81 17110167

37 1284 167 PEMA

ZANGMO

44/A TA1-101 UV-

2(MD)

4360.356 17764013

38 1092 118 KARMA

WANGMO

70 TA1-75 UV-

2(MD)

5606.172 17643403

39 190/

A

107 DOLAY

TSHERING

121 TA1-341 UV-

2(MD)

6229.08 17700073

40 832 362 KARMA DANG 71 TA1-392 UV- 6229.08 17998287


2(MD)

41 809 96 TSHERING

DORJI

182 TA1-112 UV-

2(MD)

10277.98 17627078

180 TA1-482 UV-

2(MD)

4360.356 17627078

42 TT-

1004

371 DECHEN

PEMO

117 TA1-411 UV-

2(MD)

6229.034 NULL

43 1267 188 TSHERING

YANGCHEN

25 TA1-142 UV-

2(MD)

12146.71 17116888

44 1089 79 CHOKEY

YANGZOM

133 TA1-409 UV-

2(MD)

6484.472 77621836

45 648 388 GALAY

YANGZOM

18/A TA1-445 UV-

2(MD)

8285.112 17804191/171

13968

46 TT-

786

193 RINZIN DORJI 280/S-1 TA1-147 UV-

2(MD)

4048.872 17604221

47 1257 83 YESHI

WANGCHUK

132/A TA1-65 UV-

2(MD)

4360.356 17636496

48 TT-

873

165 PENCHIMO 46/A TA1-99 UV-

2(MD)

4671.81 NULL

49 TT-

874

166 TSHERING

DOLMA

46/B TA1-100 UV-

2(MD)

4671.81 NULL


LHADEN

18 TA1-103 UV-

2(MD)

3737.448 17648008/176

88928

51 1255 294 SONAM DORJI 132/B TA1-57 UV-

2(MD)

4048.902 77101117

52 958 230 PEMA

CHODEN

142 TA1-187 UV-

2(MD)

4181.76 17715203

53 897 108 TSHEWANG

PELMO

122 TA1-119 UV-

2(MD)

14638.34 17627239

54 199 285 KARMA

GALEY

55 TA1-260 UV-

2(MD)

10589.44 17619936

55 1075 87 KARMA

ZANGMO

134/A TA1-68 UV-

2(MD)

5917.626 NULL

56 955 274 KAKA DEMA 115 TA1-246 UV-

2(MD)

3425.994 17111701

57 1252 207 SONAM

GYELTSHEN

170/C TA1-164 UV-

2(MD)

3114.54 17607413

58 865 77 TENZIN

NORBU

135 TA1-61 UV-

2(MD)

4827.537 77423439

59 TT-

643

179 CHHIMI

GYAMBO

55/B-1 TA1-133 UV-

2(MD)

5444.955 NULL

60 1144 114 KARMA

DOMA DORJI

123/A TA1-71 UV-

2(MD)

8097.804 17615402

61 345 146 DEKI

CHOGYAL

199 TA1-237 UV-

2(MD)

7474.896 17114737/176

44922


62 677 342 SINGYE DORJI 197 TA1-364 UV-

2(MD)

12146.71 17110009

63 903 272 DORJI BIDHA 115/D TA1-244 UV-

2(MD)

3049.2 NULL

64 1277/

A

104 PASANG

DORJI

137/A-1 TA1-427 UV-

2(MD)

4671.81 17642003

65 TT-

1099

292 YESHE

CHUNJOR

138/A-1 TA1-400 UV-

2(MD)

4049 17119494

66 334A 161 DHENDUP

PEMO

27/A TA1-483 UV-

2(MD)

5294.718 17143576

67 573 131 SANGAY

DORJI

72 TA1-123 UV-

2(MD)

4204.629 17111448

68 899 212 SANGAY

GYALTSHEN

120 TA1-169 UV-

2(MD)

7063.777 17636700

69 899/

B

213 LHABA

TSHERING

120/B TA1-170 UV-

2(MD)

7057.548 17636700

70 899/

A

214 RINCHEN

LHAZOM

120/A TA1-171 UV-

2(MD)

7057.548 17620947

71 TT-

107

134 DELLAY

PHUNTSHO

66/PT-A TA1-363 UV-

2(MD)

4671.8 17110070


DORJI

67 TA1-81 UV-

2(MD)

8097.804 NULL

73 880 170 TASHI

GHALLEY

21/B TA1-104 UV-

2(MD)

4048.902 NULL

74 898 194 CHENCHO

DORJI

280/A TA1-148 UV-

2(MD)

3114.54 17111833

75 TT-

299

359 TASHI CHOKI 27 TA1-386 UV-

2(MD)

4671.81 NULL

76 1209 334 DARJEE

TSHOMO

56/F TA1-352 UV-

2(MD)

3737.448 77278829/176

15636

77 1279 374 NAMGYEL

WANGMO

304/Y TA1-419 UV-

2(MD)

3049.2 NULL

78 TT-

1258

101 KARMA

TENZIN DANG

M-170/S-1 TA1-324 UV-

2(MD)

4831 17181920

79 TT-

713

137 SONAM

CHODEN AND

62/S TA1-290 UV-

2(MD)

4360.324 17181920

80 1126 140 SACHA

RINCHEN

DORJI

63 TA1-84 UV-

2(MD)

4360.356 17479484/771

10036

81 1253 202 DECHEN

PELDEN

58/C TA1-159 UV-

2(MD)

4360.356 77266799

82 TT-

939

322 CHIMI LHAMO

AND

58/A TA1-338 UV-

2(MD)

4360.356 17602585

83 789 196 PEMA

WANGCHEN

14B-14C TA1-150 UV-

2(MD)

4593.946 NULL


84 904/

A

252 TANDIN

SANGAY

WANGCHUK

28A/PT-A TA1-219 UV-

2(MD)

4048.902 17117488

85 TT-

784

358 SANGAY

WANGCHUK

146/A-2 TA1-384 UV-

2(MD)

7999.999 NULL

86 TT-

514

320 LUNGKI AND 2 TA1-331 UV-

2(MD)

11523 77207464/176

53636

87 TT-

902

381 NAMGAY

LHAMO

27 TA1-432 UV-

2(MD)

5294.679 17615695/171

30252

88 1053 92 DORJI

WANGMO

196 TA1-109 UV-

2(MD)

14326.88 17603836/171

41182

89 1145 82 BIDAH DORJI 123/B TA1-64 UV-

2(MD)

8097.804 17117696

90 1254 361 NAMGEY

WANGMO

182/A TA1-391 UV-

2(MD)

7786.35 17115550

91 1109 100 THINLEY

WANGMO

171/A TA1-115 UV-

2(MD)

5606.172 17604690

92 645 386 DOMZANG 22 TA1-443 UV-

2(MD)

5827.304 NULL

93 940 273 YESHEY

WANGMO

184 TA1-245 UV-

2(MD)

5606.172 NULL

94 1059 219 THINLEY

DORJI

170/A TA1-176 UV-

2(MD)

6229.08 17116778

95 823/

B

330 SONAM

PENJOR

186/B TA1-348 UV-

2(MD)

4360.356 17111199

96 TT-

862

431 SANGAY

TEMPA

6 TA1-557 UV-

2(MD)

7390.825 17619112

97 TT-

861

163 TASHI

CHOZOM

N-40 TA1-98 UV-

2(MD)

3114.517 17668908

98 949 236 KINGA

WANGMO

51/A TA1-194 UV-

2(MD)

3737.448 NULL

99 TT-

399

310 LAIGDEN

DZED

51/B TA1-319 UV-

2(MD)

3114.517 NULL

100 1256 299 WANGCHUK

DEMA

132 TA1-60 UV-

2(MD)

4360.356 NULL

101 TT-

19

88 PROMILA GIRI

AND

128 TA1-346 UV-

2(MD)

5294.718 17982313

102 832 119 NORPEN 71 TA1-76 UV-

2(MD)

5918 17998287

103 TT-

383

429 SONAM

PELDON

188/PT-A TA1-547 UV-

2(MD)

4671.81 NULL

104 TT-

2000

349 HOSH BDR.

GURUNG

DANG

176 TA1-373 UV-

2(MD)

4360 17601062

105 TT- 111 BHANU 123/A TA1-121 UV- 4671.81 17111266/334


188 BHAKTA

ACHARYA

2(MD) 821

106 1100 159 KARMA

TSHERING

20 TA1-129 UV-

2(MD)

9655.074 17115117

107 605 395 OM BANDARI 54 TA1-466 UV-

2(MD)

9718.236 NULL

108 587 305 KENCHO

ZANGPO

166 TA1-305 UV-1 9997.673 77318100

109 TT-

781

80 DEKI PEM 133/S-1 TA1-63 UV-

2(MD)

5662.19 17890950

110 1029/

A

357 TENZIN

DOLMA

NORBHU

183 TA1-383 UV-

2(MD)

16195.61 17552501

111 191/

A

368 UGYEN

NORBU

59/75/A TA1-423 UV-

2(MD)

29899.58 17623470

112 804 192 YESHEY

NYINPO

280 TA1-146 UV-

2(MD)

7474.896 17119443

113 804/

A

328 JAMPHEL

TENPAI

KHORLO

280/A TA1-345 UV-

2(MD)

11523.8 NULL

114 322 221 KARMA

YANGZOM

143 TA1-178 UV-

2(MD)

11523.8 NULL

115 TT-

1261

290 TSHENCHO

TSHERING

M-192 TA1-55 UV-

2(MD)

27706.95 17110503

116 TT-

304

297 DEKI 179 TA1-59 UV-

2(MD)

4983.22 NULL

117 488 110 SONAM

TOBAGY

123 TA1-120 UV-

2(MD)

5294.718 17662008

118 939 346 DASHO

SANGAY

THINLEY

DANG

320 TA1-369 UV-

2(MD)

13081.07 17600942

119 788 198 SONAM

PELJORE

14 TA1-153 UV-

2(MD)

10904 17116158

120 806 341 THINLEY

WANGMO

59 TA1-362 UV-

2(MD)

6851.988 77204065

121 294 151 RINZIN 2 TA1-456 UV-

2(MD)

5917.626 17614401

122 1240 126 SONAM

PHUNTSHO

65 TA1-82 UV-

2(MD)

11523.8 17374124

123 TT-

1284

141 DEEPESH

CHHETRI

63/A TA1-467 UV-

2(MD)

4360 17118404

124 904 185 KARMA

LUDAY

28/A TA1-139 UV-

2(MD)

6023.52 17113689

125 347/ 300 TASHI DANG 188/PT-A TA1-293 UV- 4671.81 NULL


C 2(MD)

126 347/

B

301 SONAM

CHODEN

188/PT-B TA1-294 UV-

2(MD)

4983.264 17831990/171

1482

127 191 284 BHUTI 140 TA1-259 UV-

2(MD)

13579.39 17606075

128 from

thra

m

numb

er

284

313 KINLEY

PENJOR

173 TA1-322 UV-

2(MD)

10062.36 17606075

173 TA1-500 UV-

2(MD)

10184.33 17606075

129 342 21 DEKI 89-89/A-

97/A

TA1-25 UV-

2(MD)

7405.2 17612069

130 1078 171 TSHEWANG

DORJI

282-7 TA1-105 UV-

2(MD)

13517.1 17602585/776

02585

131 1079 195 CHIMI DEMA 58/B TA1-149 UV-

2(MD)

13703.98 17140644

281-15 TA1-154 UV-

2(MD)

4983.264 17140644

132 1080 174 UGYEN

WANGCHUK

39 TA1-108 UV-

2(MD)

6229.08 17140644

133 1081 172 SONAM

PELDON

58 TA1-106 UV-

2(MD)

4983 17948553

134 1081/

A

309 RINZIN

WANGMO

58/A TA1-312 UV-

2(MD)

4048.902 17140644

135 271 295 ZANGMO 57 TA1-58 UV-

2(MD)

4048.902 17116777

57 TA1-506 UV-

2(MD)

4983.264 17116777

136 271/

C

139 SINGAY

WANGMO

62/A TA1-417 UV-

2(MD)

8720.712 17631769

137 271D 135 TENZIN 62/B TA1-418 UV-

2(MD)

8720.712 17116777

138 271E 138 TSHERING 62 TA1-414 UV-

2(MD)

4360.356 17661188

139 187 132 NAMGAY

DEMA

66 TA1-124 UV-

2(MD)

5294.718 1767809

140 TT-

1145

129 TSHERING

DEM

62/S-2 TA1-336 UV-

2(MD)

4672 17999533

141 490 190 CHIMI

WANGMO

17 TA1-144 UV-

2(MD)

5917.626 NULL

142 TT-

201

191 UGYEN

TSHERING

17/A TA1-145 UV-

2(MD)

8409.258 17610301

143 538 335 THUJIMO 115/C TA1-353 UV-

2(MD)

4356 NULL


144 531/

A

152 CHOKEY

PELZOM

3/A TA1-289 UV-

2(MD)

6540.534 NULL

145 531/

B

327 PEM DORJI 3/B TA1-344 UV-

2(MD)

4048.902 17600944

146 282 187 THINLEY

WANGCHUK

38 TA1-141 UV-

2(MD)

16507.06 17643870

25/Y TA1-273 UV-

2(MD)

3049.2 17643870

147 546 102 MANI DORJI 172-175 TA1-116 UV-

2(MD)

19623.78 NULL

400/Y TA1-359 UV-

2(MD)

5606.172 NULL

706 176 147 TA1-130 UV-

2(MD)

9966.528 NULL

148 701 340 KARMA

YANGKI

20/A TA1-361 UV-

2(MD)

3425.994 NULL

149 635 144 CHHIMI

YUDEN

52 TA1-86 UV-

2(MD)

10920.13 17627382/365

060

51 TA1-507 UV-1 17894.45 17627382/365

060

150 1151 238 KESANG

DOLKER

114 TA1-197 UV-

2(MD)

11523.8 17601302

151 TT-

2002

336 TSHERING

YANGDON

76/S-1 TA1-354 UV-

2(MD)

5606 17621581

152 823/

A

329 RINZING

WANGMO

DUKPA

186/A TA1-347 UV-

2(MD)

8720.712 17110188

153 842/

B

375 RINZIN

WANGMO

DUKPA

76 TA1-420 UV-

2(MD)

5606 17110188

154 TT-

2003

338 DOLMA

CHOSO

76/S-2 TA1-358 UV-

2(MD)

5606 17111727

155 243 142 RINZIN DORJI 9 TA1-263 UV-

2(MD)

6851.988 17603333

93 TA1-266 UV-

2(MD)

21801.78 17603333

9 TA1-504 UV-

2(MD)

9657.252 17603333

9 TA1-505 UV-

2(MD)

9657.252 17603333

156 1017 227 TSHERING

WANGCHUK

146/B TA1-184 UV-

2(MD)

4048.902 17110600

157 1013 173 JAMYANG

TASHI

9/A TA1-107 UV-

2(MD)

4048.902 NULL

158 1016 291 KHANDU 146 TA1-257 UV- 5662.8 17111085


ZANGMO 2(MD)

159 TT-

783

348 KARMA

YANGLEY

146/A-1 TA1-372 UV-

2(MD)

7292.281 17110148

160 TT-

1147

127 DAWA

ZANGMO

66/S-4 TA1-334 UV-

2(MD)

4672 17999533

161 TT-

1146

128 TSHERING

PEM

66/S-3 TA1-337 UV-

2(MD)

4672 114100026

162 TT-

1144

133 DECHEN PEM 66/S-1 TA1-335 UV-

2(MD)

4672 17600750

163 901 307 SONAM

GYEMTSHO

J7/15NE/12

1

TA1-309 UV-

2(MD)

12769.61 17621581

164 1073 218 CHENCHO

DORJI

56/A TA1-175 UV-

2(MD)

4360.356 NULL

165 TT-

339

339 TENZIN

WANGDI

60 TA1-360 UV-

2(MD)

5294.718 17110072

166 576 384 SONAM

CHODEN

53 TA1-441 UV-

2(MD)

6540.534 17112277

167 186 203 NAMGYAL

WANGCHUK

171 TA1-160 UV-

2(MD)

5294.718 17119000

168 TT-

1324

321 KARMA DEKI 135/S-1 TA1-333 UV-

2(MD)

4828 17741347

169 1027/

C

352 SAMDRUP

NORBU

183/A TA1-376 UV-

2(MD)

12769.61 17552501/171

10018

170 853 208 NIMA

WANGDI

169 TA1-165 UV-

2(MD)

8627.276 17603842

171 TT-

1164

382 PEMA

DECHEN

186 TA1-434 UV-

2(MD)

4360 17114454

172 281/

A

264 DOPHU

WANGMO

11-11/A TA1-234 UV-

2(MD)

19060.98 17600795

173 1268 189 KUNZANG

DECHEN

16 TA1-143 UV-

2(MD)

18998.7 17110515

174 281/

B

263 KUENZANG

DECHEN

65/A TA1-233 UV-

2(MD)

9542.95 17110515

175 281/

C

302 KARMA

GELAY

41287 TA1-295 UV-

2(MD)

19310.15 17619936

176 TT-

857

373 TASHI

WANGCHUK

55/B TA1-413 UV-

2(MD)

5444.955 17118448

177 1276 103 SONAM

LHENDUP

137/B TA1-117 UV-

2(MD)

6229.08 17600475

190A 109 131/PT/A TA1-370 UV-

2(MD)

7163.442 17600475

178 TT-

888

269 DOLKAR

LHAM

187 TA1-241 UV-

2(MD)

8303.364 17601030

179 1246 84 LYONPO LEKI

DORJI

129 TA1-66 UV-

2(MD)

9032.166 17367946


180 TT-

358

249 DASHO

UGYEN

TSECHUP

192 TA1-215 UV-

2(MD)

14327 17613544

181 TT-

18

89 KARMA

JIMBA

126/127 TA1-306 UV-

2(MD)

21490.33 77106111/176

01111

810 200 116 TA1-156 UV-

2(MD)

7562.103 77106111/176

01111

182 1005 156 TSHERING

WANGCHUK

24 TA1-92 UV-

2(MD)

11523.8 17603651

183 921 201 PASSANG

LHAMO

174 TA1-158 UV-

2(MD)

14810.4 17602153/176

02536

184 649 387 THINLEY

PENJOR

18/A TA1-444 UV-

2(MD)

10907.42 17804191/171

13968

185 905 184 GAKI 28/B TA1-138 UV-

2(MD)

8673.994 17631139

186 1052 231 CHEWANG

TANDIN

23 TA1-188 UV-

2(MD)

3737.448 17600020

187 634 317 PASSANG

DORJI

185 TA1-328 UV-

2(MD)

10277.98 77110294

188 TT-

550

370 DECHEN

CHODEN

DORJI

21/B-1 TA1-410 UV-

2(MD)

4048.902 77737979

189 TT-

526

85 KELZANG

WANGCHUK

129/A TA1-429 UV-

2(MD)

4673.988 NULL

190 1116 206 PHUNTSHO

WANGMO

61 TA1-163 UV-

2(MD)

7788.528 NULL

191 TT-

275

379 DECHEN

ZANGMO

58/B TA1-428 UV-

2(MD)

5606 17163445

192 1105 215 DEKI PELDEN 138/A TA1-172 UV-

2(MD)

4360.356 17644922

193 360 130 NAMGAY

WANGMO

72/A TA1-83 UV-

2(MD)

4204.629 17111448

194 1077 217 CHUKEY

WANGMO

73 TA1-174 UV-

2(MD)

13081.07 NULL

195 943 113 TANDIN DORJI 122/A TA1-122 UV-

2(MD)

5001.951 17615853

196 TT-

649

222 KARMA

SHACHA

165/S-1 TA1-179 UV-

2(MD)

5000.394 NULL

197 787 197 SANGAY

THINLEY(LINP

OEN)

14/A TA1-151 UV-

2(MD)

10904 NULL


YANGZOM

50 TA1-193 UV-

2(MD)

3737.448 17832063

199 1121 237 KARMA

WANGDI

20 TA1-195 UV-

2(MD)

3425.994 17603977


200 1113 216 WANGDA

RINZIN

119 TA1-173 UV-

2(MD)

6851.988 17732021

201 434/

F

314 CHADOR

WANDI DANG

M-170 TA1-325 UV-

2(MD)

4049 17234889

202 TT-

213

120 UGYEN

WANGCHUK

68/A TA1-77 UV-

2(MD)

4048.9 17677545

203 TT-

564

347 TASHI

WANGMO

138 TA1-371 UV-

2(MD)

5606.131 17603853

204 From

thra

m no.

284

312 SHACHA

WANGMO

173 TA1-323 UV-

2(MD)

4048.902 17884158

205 975 147 KARMA

TENZIN

8 TA1-87 UV-

2(MD)

11212.34 NULL

206 1275 154 KARMA

CHOPHEL

21,23 TA1-127 UV-

2(MD)

13703.98 NULL

207 575 186 LHADEN 77 TA1-140 UV-

2(MD)

4671.81 NULL

208 1194 158 CHOKI

ONGMO

DAZER

64 TA1-94 UV-

2(MD)

8409.258 NULL

209 TT-

631

121 JIMBA DEMA 68-1 TA1-79 UV-

2(MD)

4516.04 77116050

210 TT-

625

122 DECHEN

CHODEN

68-2 TA1-80 UV-

2(MD)

4516.048 77116050

211 192 91 JIGME

DRUKPA

130 TA1-70 UV-

2(MD)

5294.718 NULL

212 807/

A

106 YESHEY

WANGCHUK

137/A TA1-484 UV-

2(MD)

5917.626 17473977/176

01625

213 TT-

1304

403 YESHEY

CHODEN

56/S-1 TA1-545 UV-

2(MD)

4049 77646347

214 1211 350 TENZIN DORJI 56/D TA1-374 UV-

2(MD)

3737.448 17618073

215 TT-

834

160 PHUB LHAM 44 TA1-95 UV-

2(MD)

4983.229 NULL

44/S-1 TA1-96 UV-

2(MD)

4671.806 NULL

216 1195 155 SONAM

PELDON

19 TA1-91 UV-

2(MD)

4983.264 NULL

217 1123 90 UGYEN

PHUNTSHO

127/A TA1-69 UV-

2(MD)

9655.074 17118577

TT-

1292

372 47/A-1 TA1-412 UV-

2(MD)

13626 17118577

218 1044 364 PEZANG 124/B TA1-394 UV-

2(MD)

3425.994 17367901/172

71028


219 TT-

133

324 RINCHEN

WANGDI

6/B TA1-340 UV-

2(MD)

4755.87 17444333

220 1273 162 JANGCHUBM

O

40 TA1-97 UV-

2(MD)

3114.54 17668908

221 TT-

937

323 THINLAY

YANGDON

118 TA1-339 UV-

2(MD)

3737.421 17584873


DEMA

50/B TA1-191 UV-

2(MD)

4360.356 17981656/175

18961

223 805 306 TASHI

WANGMO

74/A TA1-308 UV-

2(MD)

11212.34 17659559

224 293 164 DEKI

WANGMO

26 TA1-238 UV-

2(MD)

8097.804 77100006

225 711 226 NAMGAY

DORJI

164 TA1-183 UV-

2(MD)

3201.747 17117081

226 587/

A

304 PEMA

NAMGAY

166/A TA1-297 UV-

2(MD)

4671.81 77111075

227 347 267 KARMA JIGME 188 TA1-239 UV-

2(MD)

4671.81 NULL

228 1095 94 KAENTSHO

SUMPEAI

DHENDUP

300 TA1-111 UV-

2(MD)

6727.406 17110137

229 TT-

884

293 SONAM

ZANGMO AND

177/S-1 TA1-310 UV-

2(MD)

4671.776 NULL

230 203/

B

389 THINLEY

WANGDI

48/PTB TA1-446 UV-

2(MD)

4360.356 17117808/771

17808

231 TT-

516

98 RABTEN

WANGYAL

181 TA1-430 UV-

2(MD)

4671.776 17629066

232 1074 117 WANGDI

LHAMO

56/B TA1-74 UV-

2(MD)

3737.448 17627028

233 956 228 DECHEN

CHODEN

115/A TA1-185 UV-

2(MD)

3188.592 17726143

234 957 229 GELAY

WANGMO

115/B TA1-186 UV-

2(MD)

3188.592 77106111/176

0111

235 1043 116 KHITU

DRUKPA

124/A TA1-73 UV-

2(MD)

3425.994 17604358

236 1127 99 KINLEY

WANGMO

181/A TA1-114 UV-

2(MD)

4983.264 77613497

237 807 150 SONAM

ZANGMO

137 TA1-89 UV-

2(MD)

6229.08 1766988

238 588A 145 YESHEY

LHAMO

12/A TA1-390 UV-

2(MD)

4516.083 17706037

239 487/

B

353 DORJI DEMA 170/B-1 TA1-377 UV-

2(MD)

4000.115 17638369

240 TT-

737

78 PASANG

DORJI

176/S-1 TA1-62 UV-

2(MD)

4048.872 NULL


241 588 143 WANGCHUK

NAMGAY

12 TA1-85 UV-

2(MD)

4516.083 17601621

242 TT-

470

351 JICHEN

THINLEY

DANG

56/C TA1-375 UV-

2(MD)

3737.448 17618073

243 1208 239 KARMA

YANGDON

56/E TA1-198 UV-

2(MD)

3737.448 17635977

244 1045 205 TSHERING

DORJI

124 TA1-162 UV-

2(MD)

3737.448 17631263

245 1097 220 LEKI DORJI 191 TA1-177 UV-

2(MD)

4484.938 NULL

246 TT-

359

303 GANGA RAM

SHARMA

301 TA1-296 UV-

2(MD)

4478.839 77207720/771

07710

247 584 415 KARMA

TSHEIRNG

47,47/A TA1-522 UV-

2(MD)

45488 NULL

248 1133/

A

412 RITU LAL 46/A TA1-519 UV-

2(MD)

3737.448 NULL

249 584 413 KANJUR

WANGMO

47,47/A TA1-520 UV-

2(MD)

8160.094 NULL

250 TT-

328

414 WANGDA

DORJI

77/A TA1-521 UV-

2(MD)

4671.81 NULL

ANNEX 3. Central Water Supply Scheme

Figure 1. Intake source

Figure 2. Pipe bridge

Figure 3. Road cutting is required for pipe layout

Site for water intake point

Proposed Pipe Bridge

Road cutting


Figure 4. Approach road

Figure 5. Approach road leading to Waste Disposal Plant

Figure 6. Approach road

Private approach road

Approach road

Approach road


Figure 6. During pipe layout, Chorten should be avoided.

Figure 7. Boundary wall belonging to Lhakhang should be avoided

Figure 8. Pave road leading to Kabisa

Road cutting is required for pipe layout. Therefore,

immediate restoration work is required.

Chorten

Boundary wall


Figure 9. Proposed site for Pipe Bridge

Water Treatment Plant Suggestions and Recommendation

The water mains/ pipes shall be aligned in such a manner so as to ensure that no

private lands or properties are encroached or affected as far as possible. In other words, the pipes

shall run along the corridor adjacent and parallel to the road to avoid any private land

encroachment.

In a situation where the pipes are laid along the forest lands, the trees felling shall

be avoided as far as possible through realignment. Besides, the pipe trenches shall be backfilled as

soon as the pipes are laid and vegetated with appropriate species.

Wherever pipes are laid across the road, the pipe trenches shall be backfilled immediately

and reinstated to its original condition to avoid any public inconveniences.

Suitable pipe-bridges shall be constructed across the streams for pipes to avoid any public

inconveniences as it would be independent of the existing bridges.

Site for Pipe Bridge layout


ANNEX 4. Public Consultation for Lower Taba LAP.

Introduction: A public consultation meeting was organized at the Lower Taba for community

disclosure and feedback on social and environmental issues/concerns. The meeting was conducted

in the morning of the 23rd

December 2013 with Mr. Thuemi in the Chair. Mr. Ugyen Thuemi

(Taba LAP Representative) was earlier informed of the purpose of the meeting and the required

attendance.

Participants: Environmental and Social Assessment Consultants and the Urban Planner

responsible for the Lower Taba LAP participated in the meeting on behalf of the Thimphu

Thromde

The sociologist from World Bank has participated the Public meeting. Due to immense pressure

and time constraints, Representatives from MoWHS was not informed.

There were 19 participants from the community consisting of 6 females and 13 males. The

participants were mostly business men and office goers. They represent the community as plot

owners who have contributed for land Pooling

The Thuemi expressed regret on the low turn-out for the meeting and explained that the turn-out

would be maximum if the meeting was convened on holidays. On other days many (house

owners/landlords, occupants/tenants) go to offices. The participants are seen in pictures at Figure-

A and their attendance is attached herewith as Figure-B.

The Urban Planner briefly explained the meeting that as per project conditions, Public

Consultation must be carried out as part of the Social and Environmental safeguard studies. This

is to ensure that the public are consulted and issues, if any, are discussed and resolved prior to

project implementation. He highlighted some social and environmental issues to the participants

which were discussed.

Social Issues:

1. There is one existing tree having religious value standing close to the edge of the existing

road which will get affected due to up-gradation of the existing road to 15mRoW.

According to few residents living below the road, the tree has a religious value and

therefore needs to be retained. This was consulted with the participants and the general

comments received were as follows:

As far back as many could recall their memory, the tree (oak tree) had been there and

as far as their knowledge goes to earlier days, they have not heard nor seen any

religious ceremonial activities being performed by the residents living below the tree.

The present residential structures were constructed much later compared to the

standing tree.


Had the tree been perceived as having natural power, the population living in Taba

would have noted the nature of tree.

Some suggested that the tree should be uprooted after discussion with the Monk body

and perform ceremonial activity to shift the present location of tree worshipping to a

nearby suitable area.

Finally, all the participants unanimously stated that the tree should not be a hurdle for

the construction of four- lane road as per the plan and that they are going to further

discuss this issue in their up-coming internal public meeting which is scheduled on

29th

December 2013.

Were those claiming tree a pious one present in the meeting, what was their

opinion. They were not present during the meeting. Most probably they were invited

to attend the meeting BUT the team did not see them attending the meeting.

The outcome of the internal meeting concerning this issue will be further discussed

and put up to the TT management for final resolution.

2. Issues related to few non-agreeing plot owners.

There are few non-agreeing plot owners whose properties are being affected by the 15

m RoW. The affected properties include: Concrete wall, gates and semi-permanent

structures.

The general concerns of the participants are that they have also agreed to part away

with their assets which fall within the RoW and therefore, all affected owners should

also agree in the same manner. They were reportedly very pleased with the upcoming

project, which not only focuses on the overall development of the LAP area but also

on the construction of the 4-lane primary road.

The present road corridor is already becoming congested owing to ever-increasing

vehicular traffic and that the road, if not widened now would be too congested in the

near future. The participants voiced out that they want the 4-lane road component to

be implemented in any case.

They do not want the project to be shelved due to few non-agreeing owners.

They want to invite these non-agreeing plot owners in the meeting and find a solution

to resolve this issue and inform the TT accordingly.

Presently, decision from the TT for the resolution is on-going and according to the

key officials, this will be resolved soon by TT.

Environmental issues: The Participants were also informed about the upcoming water supply

project that would provide clean and treated drinking water in sufficient quantity to all residents.

The participants were pleased with the information and assured the team that they

would help resolve all outstanding issues as indicated above to ensure immediate and

smooth implementation of the project activities.


The Lower Taba LAP would have infrastructures (like internal roads, sewer lines, street lighting,

water supply systems etc) built from which some amount of dust and noise pollution would arise.

STP would also be built in the LAP.

The participants in general agreed that these little inconveniences would be there and

not viewed them as major concerns. Their main concern was to get the project

through and wanted to ensure maximum support in getting the above social issues

sorted out.

They have seen the completed Dechencholing LAP and want a similar LAP in lower

Taba too.

The Thuemi also reminded the participants why Langjophakha LAP did not come

through and so wants to prevent/avoid similar mistakes so that the Lower Taba LAP

comes through.

The team thanked the participants for their attendance and valuable views that they shared with

the team in ensuring that the project gets underway at the earliest. The team also added that the

exchange of views and further interaction with the public will continue in the next few months to

address any issues of mutual concerns.

All the participants raised their concern with expectation that there should be 4- lane roads as the

present road is getting congested due to many vehicles plying. They have seen the completed

Dechencholing LAP and look forward to the similar LAP in lower Taba too. As regards few non-

agreeing plot owners, they are going to be invited in their upcoming meeting during which the

welfare of the project will be discussed including making them aware of the project.

The participants want the Lower Taba LAP to be completed and the present up-gradation of road

be pursued as well.


Figure A: Pictures from the consultation/participation meeting;


Figure B: List of the Participants:


Documents

THIMPHU THROMDE Ministry of Works & Human Settlementdocuments.worldbank.org/curated/en/...THIMPHU THROMDE Ministry of Works & Human Settlement ADDITIONAL FINANCING For the SECOND BHUTAN