1

TOWN AND COUNTRY PLANNING DEPARTMENT

HIMACHAL PRADESH
No. /HIM/TP/PJT/AZR/Manali/2011/Vol-I/6801-7000 Shimla, Dated 20-08-2011

NOTICE OF PUBLICATION OF CHAPTER-18 OF DEVELOPMENT PLAN

FOR MANALI PLANNING AREA
In exercise of the powers conferred under sub-section (1) of Section-19 of
the Himachal Pradesh Town and Country Planning Act, 1977 (Act No. 12 of 1977),
Chapter -18 of the Development Plan for Manali Planning Area notified vide
Notification No. Awas-TCP-F(5)-8/2002 dated 20.6.2005 is proposed to be substituted,
as per Annexure-A, which is hereby published and the Notice is given that a copy of the
said proposed substituted Chapter -18 is available for inspection at the following offices
during the office hours:-
1. The Director,
Town and Country Planning Department,
Block No. 32-A, Commercial Complex,
Kasumpati, Shimla, Himachal Pradesh-171009.
2. The Town and Country Planner,
Divisional Town Planning Office, Kullu,
District Kullu, Himachal Pradesh.
3. The Executive Officer,
Municipal Council Manali,
District Kullu, Himachal Pradesh.

This Chapter is hereby published in the Official Gazette of Himachal

Pradesh for information of the general public and Notice is hereby given that the
provisions of the aforesaid Chapter will be taken into consideration by the State
Government.
If any person, likely to be affected by the provisions of the aforesaid
Chapter has any objection or suggestion with respect to the provisions of the aforesaid
Chapter, he may send the same in writing to the Director, Town and Country Planning
Department, Block No. 32-A, Commercial Complex, Kasumpati, Shimla, Himachal
Pradesh-171009, the Town and Country Planner, Divisional Town Planning Office,
Kullu, District Kullu, Himachal Pradesh and the Executive Officer, Municipal Council
Manali, District Kullu, Himachal Pradesh within a period of 30 days from the date of
publication of this Notice in the Official Gazette of Himachal Pradesh.
Objections or suggestions, if any, received within the period as specified
above, shall be taken into consideration before finalizing the provisions of aforesaid
Chapter.

By Order
Place: Shimla. Sd/-
Date: Director,
Town and Country Planning Department,
Block No. 32-A, Commercial Complex,
Kasumpati, Shimla, Himachal Pradesh.
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Annexure-A
CHAPTER-18
ZONING AND SUB-DIVISION REGULATIONS

18.1 PROCEDURE

(a) The application for development of land to be undertaken on behalf of the Union
or State Government under Section 28 and under Section 29 by a Local
Authority or any Authority specially constituted under the Himachal Pradesh
Town and Country Planning Act, 1977 shall be accompanied by such documents
as prescribed under Rule-11 of the Himachal Pradesh Town and Country
Planning Rules, 1978.

(b) The application for development of land to be undertaken under Section 30 by

any person not being the Union or State Government, Local Authority or any
Authority specially constituted under the Himachal Pradesh Town and Country
Planning Act, 1977 shall be in such form alongwith the Specifications Sheet and
Schedule attached with these forms and containing such documents and with
such fee as prescribed under Rule 12 of the Himachal Pradesh Town and
Country Planning Rules, 1978.

(c) Apart from above the applicant shall furnish the following additional documents
namely: -

(i) Location Plan in the Scale of 1:1000, indicating the land in question,
main approach roads, important physical features of the locality/area,
important public buildings like School, Hospital, Cinema, Petrol Pump
etc. and surrounding ownership.
(ii) Site Plan in the scale of 1:200 indicating the proposed site, approach
road, adjoining buildings, the existing drainage and sewerage showing
the built up and open area clearly. Site must tally with the shape and
dimensions of plot shown in the Tatima.
(iii) Three sets of plan, showing elevation and section in the scale of 1:100.
(iv) The architectural drawings duly signed by the licenced and registered
Architect/Planner/Engineer/Draftsman along with his/her address and
Registration number.
(v) Copy of Treasury Challan Form vide which requisite fee has been
deposited.
(vi) Latest original Khasra Map (Tatima) showing Khasra number of land in
question, adjoining Khasra numbers from all sides of plot and approach
path with dimensions.
(vii) Ownership documents, i.e. latest original Jamabandi.
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(viii) In the Site Plan, the distance of electricity line, from development as per
Indian Electricity Rules, in case any electricity line is passing over or
nearby the proposed site be shown.
(ix) A certificate from the Municipal Council or Nagar Panchayat or Gram
Panchayat or Development Authority or Local Authority as the case
may be, shall be enclosed in support of taking over the land surrendered
for development of road or path and designating it as public street shall
be submitted.
(x) For the plots abutting National Highway, State Highway, Bye-Passes
and other Scheduled Roads, No Objection Certificate (NOC) from the
Public Works Department shall be submitted, as per the format
appended below:-

NO OBJECTION CERTIFICATE FROM HIMACHAL PRADESH PUBLIC

WORKS DEPARTMENT
The Himachal Pradesh Public Works Department has no objection on carrying
out any development on land bearing Khasra Number___________of revenue
Village/ Mohal/Patti__________ abutting National Highway/ State Highway/
Scheduled Road_________by the owner
Sh./Smt.____________________resident of _________with respect to the
provisions of the HP Road Side Land Control Act, 1968 in this behalf, as shown
in the site plan.

Seal of the Competent Authority

(xi) Applicant shall have to submit any other Certificate/documents/Plan
e.g. No Objection Certificate (NOC) from the Himachal Pradesh State
Pollution Control Board, Water and Electricity availability certificate
from the concerned Departments, etc. as may be required by the
Competent Authority. For obtaining NOC from Himachal Pradesh State
Electricity Board, the same shall be submitted as per format appended
below: -

NO OBJECTION CERTIFICATE FROM HIMACHAL PRADESH

STATE ELECTRICITY BOARD LIMITED.

The Himachal Pradesh State Electricity Board has no objection on carrying out
any development on land bearing Khasra Number________of revenue
Village/Mohal/ Phatti _____________under the ____________________line by
the owner Sh./Smt._____________ resident of _________________with respect
to the provisions of the Indian Electricity Rules, 1956, in force in this behalf as
shown in the site plan.

Seal of the Competent Authority

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(xii) Demarcation Certificate from revenue authority shall be submitted.

(xiii) The structural stability certificate shall be submitted by the applicant on
submission of planning permission case and at the time of completion
of structure.
(xiv) Any No Objection Certificate issued by the Department shall be liable
for withdrawal on breach of terms and conditions of references of the
issuance of such No Objection Certificate and undertaking to this effect
shall be given by the applicant.

18.2 Map approval process

(i) The empanelled Private Practitioner (s) shall be registered by the Town
and Country Planning Department.
(ii) The empanelled Private Practitioner (s) shall be competent to approve
maps and after certifying that maps are in accordance with the relevant
regulations and also the bye laws of the Local Body if any, involved,
they shall file these maps with the Competent Authority.
(iii) The Competent Authority shall have the right to review maps submitted
to it and if found contrary to any of the Regulations it may take action
against the concerned practitioner (s)
(iv) After construction, a certificate on a specified format from a
empanelled Private Practitioner shall be sufficient for grant of
Completion Certificate (CC) by the Competent Authority.
(v) The Competent Authority shall have the right to review the certificate
given by it penal action in relation to such structure and against
empanelled Private Practitioner(s) as per law and these regulations.
(vi) If empanelled Private Practitioner is found to have approved maps in
violation of these regulations or issued wrong certificates for obtaining
Completion Certificate, he shall be liable to have his registration cancelled
on the recommendation of the competent authority under provisions of
Para -5 of Appendix-II of the Himachal Pradesh Town and Country
Planning Rules, 1978. In addition, the recommendation shall be made by
the Town and Country Planning Department to respective processional
institute for revoking the license of the empanelled Private Practitioner
who is found in default of the prescribed norms.

18.3 GENERAL REGULATIONS

The following General Regulations shall apply to all development activities in the
Planning Area:-
(i) No building or other structure shall be erected, re-erected or materially
altered without the permission of the Competent Authority.
(ii) Mixed land use is contemplated in the Development Plan, however a
particular land use which is hazardous, contiguous in nature to pre-
dominant normal land use such as residential, commercial, cottage and
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house hold industries and tourism industry shall attract permission for
change of land use from the Competent Authority.
(iii) No yard or plot existing at the time of coming into force of these
Regulations shall be reduced in dimension or area below the minimum
requirement set forth herein. The yards or plots created after the effective
date of these requirements shall meet at least the minimum requirements
established by these regulations. All the plots registered prior to coming
into force of these Regulations shall be treated as plots irrespective of
their size subject to the condition that 3.00 M wide path abutting one side
of the plot will be the basic requirement. If 3.00 M wide path is not
available at site and if it is less in width then the owner shall surrender the
remaining land from his plot to make the path as 3.00 M wide.
(iv) Area zoned for Public and Semi-Public Use and Parks and Open Spaces
shall not be built upon in any way or use etc. for any purpose other than
parks, play grounds and recreations. These may, however, with the prior
permission of the competent authority be permitted temporarily for a
period not exceeding 30 days to be used for public entertainment purposes
and shall be removed at the end of the period and shall in no case be
permanently erected.
(v) The height limitations of these Regulations shall not apply to all kind of
religious places e.g. Temples, Mosques, Gurudwaras, Churches, etc.
provided it is so designed and approved by the Competent Authority. The
chimneys, elevators, poles, tanks and other projections not used for human
occupancy may extend above the prescribed height limits. The cornices
and window sills may also project into any required yards.
(vi) In the public interest and in the interest of town design or any other
material consideration the Competent Authority may relax minimum size
of plot, set backs and floor area ratio (FAR). The decision of the
Competent Authority shall be final. The change of Landuse shall be
allowed by the State Government only.
(vii) The existing non-conforming uses of land and buildings, if continued after
coming into force of this Development Plan, shall not be allowed in
contravention of provisions of Section-26 of the Himachal Pradesh Town
and Country Planning Act, 1977.
(viii) Natural Nallahs which passes through land involving division shall be
developed and maintained according to discharge of water.
(ix) Where it is essential to develop a plot by cutting, it shall be the
responsibility of the plot owner to provide according to the engineering
specifications, retaining and breast walls so that such cutting of natural
profile of the land may not harm the adjoining uphill side properties.
However, cutting of natural profile shall not exceed more than 3.50 M in
any case having a provision of diaphragm wall for step housing.
(x) Development proposal for a part of land or Khasra number shall not be
considered and proposal for complete land holding shall be submitted
even if planning permission is required for a part of the land holding. For
rest of the land, if not proposed to be developed by the owner and also not
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proposed to be acquired by any Authority for any development purpose,

the owner shall have to submit an undertaking in this behalf that rest of
the land shall not be sub-divided and shall not be developed up to the plan
period of this Development Plan.
(xi) No wall fence and hedge along any yard or plot shall exceed 1.50 M in
height.
(xii) On a corner plot bounded by a vehicular road in any land use zone,
nothing shall be erected, placed, planted or allowed to grow in such a
manner so as to materially impede the vision to avoid accidents and for
smooth running of vehicular traffic.
(xiii) No planning permission for development shall be granted unless the
road/path on which land/plot abuts is properly demarcated and developed.
(xiv) In case of existing areas, the Front and Rear set backs need not to be left
and existing building line can be maintained provided further that the
existing buildings are approved by the Competent Authority.
(xv) Drainage shall be regulated strictly according to natural profile of land
with a view to prevent landslides, soil erosion and to maintain sanitation.
(xvi) In case of plot or land abutting existing road or path, width of the same
shall be increased to meet requirements of this Development Plan by
getting additional strip of land surrendered by the land owner(s) on either
sides of each road or path equitably or in accordance with topography of
land and feasibility. Right of ownership of use of such land, which is
earmarked for path or road shall be surrendered or transferred to the
Development Authority or Local authority as the case may be, by owners
of the plots without any compensation for maintenance purpose. The
Registering Authority shall have binding with this provision to effect all
Registrations as per approved layouts from the Competent Authority. The
Registering Authority shall effect transfer of mutations in the name of
Government for the land surrendered for public roads, path and facilities.
(xvii) The constructions conforming to the traditional hill architecture with
conical roof shall be encouraged. Sloping roof shall be mandatory with
2/3rd coverage of roof area.
(xviii) Roof slab / chhaja projection over door and window openings shall be
limited upto 0.45 M over set backs on all sides.
(xix) Maximum height of plinth level shall be 2.00 M provided that no slab will
be in between.
(xx) In case of petrol filling station, the layout plan/norms of the Indian Oil
Corporation (IOC) shall be adopted. However, on National Highways and
State Highways the front set back shall be kept as 8.00 M from acquired
width of the Highway. If the rear and side set backs are not mentioned in
the layout plan of IOC, the sides and rear set backs shall be 2.00 M
minimum.
(xxi) No construction shall be permitted on a piece of land left with buildable
width less than 5.00 M after maintaining set backs with reference to the
size/area of plot.
(xxii)
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(a) The permissible area standard/norms for different parts of

a building shall be as under:
Habitable room Minimum floor area 9.50 square meter
Minimum width 2.40 meter
Kitchen Minimum floor area 4.50 square meter
Minimum width 1.80 meter
Bath room Minimum floor area 1.80 square meter
Minimum width 1.20 meter
W.C. Minimum floor area 1.10 square meter
Minimum width 0.90 meter
Toilet Minimum floor area 2.30 square meter
Minimum width 1.20 meter
Minimum width of For residential 1.0 meter wide
Corridor For Other uses 1.20 meter wide
Minimum width of For residential 1.0 meter wide
Stair For Other uses 1.50 meter wide
Minimum width of For residential 25 centimeter wide for
treads without nosing internal stairs
For Other uses 30 centimeter wide for
internal stair case.
Maximum height of For residential 19 centimeter
riser For Other uses 15 centimeter
Provision of Spiral stair For other uses expect Provision of Spiral stair
case residential case not less than 1.50
meter dia with adequate
head height as fire
escape in addition to
regular stair case.

(b) Minimum floor height shall be 2.60 Metre, however, in an attic floor
ceiling height upto 2.40 Metre shall be permissible.
(c) In case of Educational, Health, Tourism Institutions and Industries, the
building norms of respective competent authorities under their respective
laws shall be applicable in addition to the building regulations prescribed
for various areas as per regulations detailed in Regulation 18.5.
(d) Openings - For sufficient air and light, windows and ventilators provided
shall have minimum area equivalent to 1/6th of floor area.
(e) Balcony Projections- 1.20 Meter wide balcony complete open at two
sides with restriction of 50% of building frontage where minimum front set
back is 3.00 Meter shall be permissible.

(xxiii) Provisions for parking shall be made at the rate of one equivalent car space
(ECS) per dwelling unit in residential buildings and at the rate of one ECS
per 50 sqm. of built up area in other non-residential buildings, on plots
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having access to a motor road. Any additional built up area of 20 Sqm.

over and above a multiple of 50 Sqm. built up area shall require an
additional Equivalent Car Space for parking.
(xxiv) No construction shall be allowed within a radius of 5.00 M from the
Forest/Green belt boundary and within a radius of 2.00 M from an
existing tree. The distance shall be measured from the circumference of
the tree.
(xxv) Reconstruction shall be permissible on old lines.
(xxvi) No construction shall be permissible above vision line i.e. 1.50 M towards
the valley sides of National Highways and State Highways and other
major roads to the status of National Highways or State Highways.
(xxvii) The provision for Rain Harvesting Tank shall be proposed in the plan
@20 Litre per Sqm. of the roof top area.
(xxviii) Construction on sandwiched vacant plots falling within built up areas shall
be permissible as per existing building line irrespective of the width of
path/road abutting the site, provided existing buildings are authorized.
(xxix) The construction of cellar shall not be counted as a storey, if all the 4 walls
are kept dead and below the natural ground. The minimum height of the
ceiling of any cellar shall be 0.90 M and the maximum 1.20 M above the
average surrounding ground level. The maximum height of Celler from the
floor to the under side of the roof slab or ceiling shall be 2.40 M.
(xxx) Minimum permissible distance between two Blocks constructed on a plot
shall be 5.00 M.
(xxxi) Every development proposal shall have explicit mention of muck disposal.
(xxxii) No permission shall be granted in areas notified by the Archaeological
Survey of India as protected monuments or areas, without prior clearance
from the competent authority as prescribed for the purpose.
(xxxiii) All building plans above 15 M of height, industrial units and commercial
establishments dealing with or using explosive and highly inflammable
substances shall require “No Objection Certificate” from the Director of
Fire Services or Chief Fire Officer, as the case may be, on the basis of
recommendations of Divisional Fire Officer or Station Fire Officer
concerned.

18.4 SUB-DIVISION OF LAND REGULATIONS

(i) The Sub-Division of land into plots amounts to “Development” under

the Himachal Pradesh Town and Country Planning Act, 1977 as such, no
person will sub-divide the land unless permitted by the Competent
Authority.
(ii) Similarly, no Registrar or the Sub-Registrar will register any deed or
documents of any sub-division of land, unless the sub-division of land is
duly approved by the Competent Authority, as provided under Section 16
of the Himachal Pradesh Town and Country Planning Act, 1977 and the
Sub-Division of Land Regulations as prescribed herein.
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(iii) The application for sub-division of land shall be submitted as per the
procedure provided under Regulation 18.1 and 18.2
(iv) The General Regulations provided under Regulation 18.3 shall be kept in
view while permitting sub-division of land.
(v) The sub-division of land shall be permitted in accordance with natural
profile/ topography as shown on the contoured map alongwith drainage of
land, access, road orientation, wind direction and other environmental
requirements and according to prescribed land use in the Development
Plan. Natural flora and fauna shall be preserved. Unless site conditions
prohibit, plots shall be permitted at right angle to the road with proper
shape and dimension, so that optimum use of the land is ensured.
(vi) The development of land shall not be permitted in area where basic
services like paved roads, water supply, drainage, sewerage disposal,
electricity, street lighting etc. do not exists or unless the applicant
undertakes that these services shall be provided at his own cost.
(vii) The minimum width of path/road abutting one side of plot shall be 3.00 M
to cluster of plots not exceeding 5 in number. If number of plots exceeds 5,
the minimum vehicular access shall be 5.00 M with cul-de-sac at the end
and for group of plots between 10 to 20 in number i.e. 1500 to 3000 Sqm.
on one particular access, the minimum vehicular access shall be 6.00 M
width. In case of plot exceeding 20 in number i.e. above 3000 Sqm. the
minimum width of road shall be 7.00 M.
(viii) In case of plots or land abutting the existing or proposed roads/paths, width
of the same shall be increased to meet with the requirements of this
Development Plan.
(ix) Average slope gradient for regional roads shall have to be 1:20 However,
local roads in town may be allowed with slope gradient up to 1:10 and
additional width of carriageway shall be provided on curves for ensuring
smooth flow of vehicular traffic, which may not obstruct view or vista.
(x) Minimum area of plot for detached house shall not be less than 200 sqm,
however the plots allotted by the Government under Gandhi Kutir Yojna,
Indira Awas Yojna, Economically Weaker Section (EWS) Schemes etc.
shall be considered and permission accorded in relaxation of these
Regulations.
(xi) Minimum area of a plot for residential development in a Group Housing
Scheme shall be 0.50 Hectare.
(xii) The minimum area for open or green space in a Scheme having more than
5 plots (1000.00 Sqm) shall be 10% of the scheme area. Where a sub-
division of land involving plots exceeding 10 in number (2000 Sqm.) by
individual colonizer or any society is proposed, the provisions of parks or
tot-lots and open spaces shall be made on a suitable location in the scheme.
Such parks cannot be built upon and sold in any manner in future.
Provision shall also have to be made for education, religious, socio-
cultural and other community facilities, based on actual requirements, in
the cases of sub-division of land involving more than 5000 Sqm. area. The
ownership of such land shall be transferred/ surrendered to the
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Development Authority or Local Authority as the case may be, for its
development and future maintenance without any compensation. Similarly,
the area earmarked for roads/path shall also be transferred/ surrendered to
the Development Authority or Local Authority as the case may be, without
any compensation for development and maintenance as provided under
General Regulations 18.3 (xvi) and necessary entry in this effect shall be
made in the Revenue records.
(xiii) While carving out the plots, orientation of the plots shall be provided in
such a manner, so as to be in conformity with the integration of existing
plots, infrastructure, wind direction and natural flow of surface drainage to
allow un-obstructed rain water discharge.
(xiv) Minimum area for septic tank and soak pit irrespective of number of plots
shall be 5% of the scheme area.
(xv) Plot holder shall have choice to go for detached, semi-detached and row
housing subject to the condition that on a sandwiched plot conformity to
authorised abutting building shall be essential, provided that the word
authorized shall not include any relaxation as a result of composition of
offences and relaxations.

18.5 Simplified Regime of Regulations

The Manali Agglomeration shall be grouped in following area:-

(a) Core Area

(b) Restricted Area
(c) River Front Area
(d) Forest Area
(e) Other Area

(a) Core Area

The Core Area shall comprise of the area as delineated below:-

“ Area bounded by the Mall and the Circuit House roads on west, D.P.F.
Dana Bihal limit on north, the river Beas on east and present main bus stand on the
south and comprising of the Manu market and Nagar Panchayat office complex”.

(b) Restricted Area

The Restricted Area shall comprise of the area as delineated below:-

“Bounded by Manlsu nallah on north, western boundary of D.P.F. Dana Bihal and
following the Mall road and upto Nagar Panchayat, Manali limits in the south.
Further on western side following Nagar Panchayat Manali limits and upto
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Dhungri nullah, thereafter, western limits of Khasra number 1656, 1657, 1659,
1660, 1662, 1665, 1722 (Nala), 1719 (Nala), 1710 (Path), 1787, 1783, 1782,
1781, 1749, 1950, 1955, 1940, 1933, 1919 (Nala), 1888, 1890 and 1892”.

(c) River Front Area

The River Front Area shall comprise of the area as delineated at Regulation 18.6

(d) Forest Area

The Forest Area Area shall comprise of the area as delineated at Regulation 18.7

(e) Other Area

The Other Area shall comprise of all other parts of Manali Agglomeration
excluding Core, Restricted, River Front and Forest Area.

The following simplified regime of regulations will be followed for all land uses.
Regulation 18.1, 18.2, 18.3 and 18.4 shall be kept in view while permitting any
development:
(i) Floor Area Ratio (FAR) will be the main tool to regulate development
density along with specified setbacks. This will mean that building height /
storeys will be regulated by permissible FAR and shall be subject to valley
view regulation as provided under Regulation 18.3 (xxvi).
(ii) The FAR will be 1.50 in Core and Restricted Areas and 1.75 in Other
Area. This FAR will include attic and all basement floors above a
specified maximum plinth height of 2.00 Metres. However, parking area
will be as provided under Regulation 18.3 (xxiii) and shall be over and
above the permissible FAR.
(iii) The front set back will be 2.50 Metre while other set backs will be 2.00
Metre each.
(iv) A common minimum plot size will be 250 sqm. for Core Area and 200
sqm. for all Other Areas and for all uses. In Core and Restricted Areas, for
plots existing prior to 22.8.2002 the minimum plot size would be 150 sqm.
There will be no plot size restriction for plots existing before the
commencement of this Development Plan.

The minimum plot size, minimum set backs and maximum Floor Area Ratio shall
be as under:-

Sr. Description of Area Minimum Minimum Set Backs (M) Maximum

No Plot Size Fron Rear Left Right Floor Area
(in M2) t Side Side Ratio
1 2 3 4 5
1. CORE AREA
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Detached 250 2.50 2.00 2.00 2.00 1.50

Semi detached 250 2.50 2.00 2.00 1.50
House with one side
dead wall
Row Housing 250 2.50 2.00 Nil 1.50
House with two side
dead walls
2. RESTRICTED AREA
Detached 200 2.50 2.00 2.00 2.00 1.50
Semi detached House 200 2.50 2.00 2.00 1.50
with one side dead
wall
Row Housing 200 2.50 2.00 Nil 1.50
House with two side
dead walls
3. OTHER AREAS
Detached 200 2.50 2.00 2.00 2.00 1.75
Semi detached House 200 2.50 2.00 2.00 1.75
with one side dead
wall
Row Housing 200 2.50 2.00 Nil 1.75
House with two side
dead walls

(v) Mixed Land Use will be for all areas subject to these regulations / bye
laws of the Local Body. The permissible land uses include detached,
semi-detached houses, residence-cum-work places, cottages, hostels and
boarding houses, guest houses, restaurants, convenience stores, shopping
centres, community halls, garages for parking vehicles, clinics and
dispensaries, nursing homes, auditoriums, educational buildings
(kindergarten, nurseries, primary schools, etc.) tourism based residential
activities, Government offices, banks, offices of professionals such as
lawyers, architects, surveyors, chartered accountants etc. shall be
permitted. The rates applicable for change of land use will be as provided
in Rule 12 of H.P.Town & Country Planning Rules, 1978.
(vi) The building regulations for internal space allocation in buildings for
permissible uses such as shops, guest houses, professional offices, etc.
shall be as provided under Regulation 18.3 (xxii).

18.6 WATER BODIES ZONE

River Front Area

This Zone has been demarcated to comply with the Orders of the Hon’ble
High Court of Himachal Pradesh and subsequent Report of the ‘Expert
Group’ adopted by the said Hon’ble Court. The area is as under:-
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(i) The land below the High Flood Level (HFL) shall be treated as
river land and no construction activities of any kind except erosion
checking measures shall be allowed in this belt.
(ii) Beyond the HFL, a belt of 25 M width along both banks of river
Beas shall be developed exclusively as a “Green Zone” by the
Department of Forest. No construction / development other than
one related to soil conservation, afforestation, landscaping for
tourism and public utilities such as lines of movement, water
pump houses, sewerage treatment plants, solid waste management
plants shall be allowed in this Zone.
(iii) Beyond 25.00 M width from HFL on both banks of river Beas, the
developmental activities shall be as per provisions of this
Development Plan.

18.7 Forest Areas

The Forest Area Area shall comprise of the area as delineated below:

“All three patches of thick forests within Nagar Panchayat Area namely
Dhungri_R-I (12.54 Hect.), R-2 (22.26 Hect.), Dana Bihal R-3 (10.93 Hect.) and
Van Vihar R-4 ( 24.68 Hect.) falling within the perview of Forest Conservation
Act, 1980”.

Every effort shall be made to preserve and protect the existing forest areas.
While Government forests are expected to maintain their status-quo, the
private forests shall also be preserved and protected.

Activities promoting afforestation, wild life, picnics and tourism alone

shall be permissible. Under tourism only such activities shall be allowed
whereby tented, temporary, small and make shift accommodations are
proposed with prior permission of the Forest Department. Felling of trees
shall not be allowed for any of the activities mentioned above.

18.8 OTHER REGULATIONS

18.8.1 Heritage Regulations

In view of historical importance of the town on one hand and need for
preservation of its rich cultural heritage on the other, regulatory control
specially for heritage buildings/ sites, precincts etc. shall be as per
Heritage Report to be prepared and got approved from the Government,
separately. In Heritage Area façade of the building/ blocks shall be
maintained internal changes shall be permissible in accordance with
Building Bye Laws of Local Body for internal space allocation.
18.8.2. Information Technology Parks Regulations
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(i) Slope
Buildings of Information Technology (IT) Park shall be allowed upto 300
slope. The infrastructural services including roads shall be developed in
accordance with slope of the area.
(ii) Land use structure of complex

Land use Structure Maximum limit

Total Covered Area 50%
IT related activities 22% to 44%
• Commercial 1% to 5%
• Recreational (Indoor) 1% to 3%
• Residential 9% to 15 %
Parks and Tot Lots 8% to 12%
Area under Traffic and Transportation 16% to 20%

Area under Set Backs and other Open 20% to 24%

Spaces
(iii) Means of Access
(i) The access to the site of IT Park area shall not be less than 12.00 M
wide.
(ii) Provisions of internal roads shall be as under:-

Length Width
Up to 1000 Metres 9.00 Metres
Above 1000 Metres 12.00 Metres
(a) Walkways of more than 1.20 M widths shall have to be provided on both
sides of the main internal roads.
(b) The width of roads as specified above shall be including the walkways.
(iv) Parking Provision
Residential = @ one car space per 75 M2 floor area
Commercial = @ 1.50 car space per 75 M2 floor area
Office Use = @ 1.25 car space per 75 M2 floor area
Hardware Manufacturing Unit= @ one car space per 60 M2 floor area.
Software development/ITES= @ one car space per 40 M2 floor area.
(v) Maximum Floor Area Ratio (F.A.R.)
(i) Floor Area Ratio (F.A.R.) shall be 1.50 for Core and Restricted
Areas and 1.75 for Other Area.
 15

(vi) Maximum Height of buildings

As per Regulation 18.3 (xxii)
(vii) Set Backs
(i) Block to Block distance shall be 2/3rd of average height of the
Blocks.
(ii) Distance of structures from the adjoining properties and side Set
Backs shall not be less than 1/3rd of the height of the Blocks.
(iii) Minimum 3.00 Metre distance from internal roads shall have to be
maintained.
(viii) Expansion Joints
The structures exceeding 45.00 M in length shall be divided by one or
more expansion joints as per Structural Design calculations.
(ix) Structural Stability
The structural stability provisions shall be strictly adhered to, as enshrined
in Section 31-A of the Himachal Pradesh Town and Country Planning Act,
1977.
(x) Environment and Health
(i) Proper air, light and ventilation to each dwelling unit shall
have to be ensured. At least 3 hours sun may be available for each
building during winters. In case of residential structures, kitchen and
services shall have to be provided along the external walls. However, if
the water closets and bathrooms are not opening to the front, sides,
rear and interior open spaces, these shall open to the ventilation shaft.
The maximum size of ventilation shaft shall be 4.00 Sqm. with
minimum 1 dimension of 1.5 M
(ii) The Developer shall ensure prior environmental clearance under
the provisions of Environment Protection Act, 1986 from the
Competent Authority, besides consent of the State Environment
Protection and Pollution Control Board under the Water Act, 1974
and the Air Act, 1981.
(xi) Safety Measures
(i) In case of buildings above 15.00 M height, No Objection
Certificate from the Director of Fire Services or Chief Fire
Officer, as the case may be, shall be required.
(ii) The provision of stair cases shall be as per clause 8.6.2 of Part-IV
of the National Building Code of India i.e. minimum two stair
case for floor area of more than 500 M2. At least one of the stair
case shall be on external wall of the buildings and shall open
directly to the exterior. Width of stair case shall not be less than
3.00 M i.e. 1.50 M in each flight.
 16

(iii) Provision for lift shall be optional upto 3 storeys and 1 parking
floor. However, for more than 3 storeys and one parking floor, it
shall be mandatory requirement. The Developer shall make
provision of power back up for the lift and general lighting within
and outside the building at his own cost.
(iv) Provision for proper Fire Hydrants shall be made in the Complex
and the layout showing position and location of the same shall be
made available to the nearest Fire Office.
(xii) Potable Water Supply and Rain Water Harvesting

(i) No Objection Certificate from the Himachal Pradesh Irrigation

and Public Health Department (IPH) regarding availability of
adequate water supply and viability of design of rain water
harvesting tank shall be furnished.
(ii) Adequate provision for rain water harvesting tank, @ 20 Liters
per M2 of the roof top area, shall be made underground in the
Parks and Open Spaces and the same shall be used for the
purposes other than drinking and cooking.
(xiii) Parks and tot lots
Area under parks and tot lots shall be properly organized in regular shape
and amidst the Blocks. Proper landscaping of the IT Park area in
accordance with the design shall be ensured by the Developer.
(xiv) Existing trees and plantation
(i) No construction shall be allowed within a radius of 5.00 M from
the circumference of an existing tree.
(ii) Plantation shall be ensured @ 125 trees per Hectare.
(xv) Distance from Natural drainage

Distance from highest flood level (HFL) along rivers, ‘khuds’ and
‘nallahs’ shall be as under:-
River = 25.00 M
Khud = 10.00 M
Nallah = 05.00 M
(xvi) Distance from Roads
Minimum distance of structures from National Highways, State Highways,
Himachal Pradesh Public Works Department (PWD)’s Scheduled roads,
Bye-Passes and other District roads shall be 15.00 M
(xvii) Distance from Electric Lines
Adequate distance from the electric lines as per the requirement of
Himachal Pradesh State Electricity Board (HPSEB) Rules, 1956 shall be
maintained. No Objection Certificate of the Competent Authority shall be
required, if High Tention/ Low Tention (HT/LT) line is crossing through
the Complex.
 17

(xviii) Assessment of Power requirement

In case power requirement assessment exceeds 50 KW, proper space for
installation of electric Transformer and Transmission Lines of 11 KV shall
be provided in the layout plan. The proposed space is to be got verified
from the concerned Officer of the HPSEB and accordingly No Objection
Certificate alongwith verification at site shall have to be furnished.
(xix) Development of Infrastructure and its maintenance
(i) The Developer shall construct roads & drains, lay electric &
sewerage lines and shall make provision for disposal of solid waste
etc. suitable site shall be reserved for placement of dumpers. The
provision of services infrastructure shall be made through a duct to
be constructed on the sides of the internal roads.
(ii) The Developer shall provide street light poles each at a distance of
30.00 Metre on both sides of the roads.
(iii) The provision of Community over head water reservoir shall be
made in the Complex.
(iv) All the infrastructural services shall be maintained by the
Developer, till such time when a Society is formed and got
registered by the stakeholders and residents of the Complex or a
Municipality or Nagar Panchayat or Gram Panchayat takes over
the maintenance pursuits of the area.

(xx) Supervision
For supervision of development of land, the Town Planner, for design of
building an Architect and for building construction, the Structural
Engineer shall be competent, as per provisions of Annexure-A of part II of
the National Building Code of India.
(xxi) Integration
Proper integration of the IT park area shall be ensured with the
surrounding uses and infrastructural provisions like roads, drainage,
sewerage etc.
(xxii) Projection of hill architecture
Sloping roof shall have to be ensured in each structure.
(xxiii) Other Regulations and instructions as issued by the Government from time
to time shall be adhered strictly.
18.8.3 Solar Passive Building Design Regulations

(I) Scope
 18

The Solar Passive Building Design shall be required in the buildings as

under:-

(i) All the Government and Semi-Government buildings.

(ii) Public and Semi-Public Institutions including educational, health,
community centres, banquet halls, inns and buildings of
autonomous bodies.
(iii) Urban Local Bodies and Panchayati Raj Institutions.
(iv) Residential buildings in urban and urbanisable areas.
(v) Residential colonies and apartments.
(vi) Commercial complexes and buildings related thereto including
hotels, resorts, lodges and guest houses.
(vii) Industrial buildings and complexes thereof.
(viii) Transport buildings such as Airport terminals, Bus terminals,
Railway stations etc.
(ix) New townships.

(II) Building Map

The map for the proposed building should accompany a statement giving
detail of specifications of solar passive heating and cooling system, day
lighting features, solar photovoltaic panels, energy efficient and other
renewal Energy devices as shown in the drawing and proposed to be
installed where required . Expected energy saving in the building shall also
be mentioned.

(III) Site Selection

The site shall be preferably selected on southern slopes or sunny side.

Availability of sun shine duration during the winter months of December
to March shall also be mentioned.

(IV) Orientation

The longer axis of the building shall preferably lie along east-west
directions to trap maximum solar energy during winters.

(V) Planning of Spaces

The main habitable spaces of a building may be planned and designed in

such a manner, so that natural day light is available. The stair cases,
garages, toilets and stores may be planned preferably on northern side.
Minimum door and window openings on north side be proposed to avoid
 19

heat losses. In order to capture maximum heat in winters, maximum

glazing be proposed on southern side. Glazing in proportion to total
surface area of sought wall shall not exceed more than 50% in mid-altitude
regions i.e. 1500 M to 2200 M and not more than 70% in high altitude
regions i.e. 2200 M and higher.

(VI) Integrating Solar Heating Systems in Building Designs.

(i) Passive solar heating systems like solar air heating, water heating,
sun space, solar walls, space heating green houses and solar trombe
wall etc. shall be integrated in the building design, wherever
possible on southern side, so as to allow maximum direct solar
access to these systems.

(ii) The suitability of space heating systems to be installed or

incorporated in the design of a solar passive building is to be
decided by the Architect/ Planner/ Engineer/ Designer/ solar expert
in accordance with building site, climate and space heating
requirements.

(VII) Solar Photovoltaic Panel (SPV) for lighting

Wherever possible and required, the solar photovoltaic panels shall be

integrated preferably in the building design for providing light in the
building, emergency lighting and street lighting, so that use of electricity
is minimized.

(VIII) Solar Passive Cooling Design Features:

The ventilation and Solar Passive cooling features may be incorporated

wherever required as follows:-

(a) Cross Ventilation: Windows on opposite sides of rooms shall be

provided for proper circulation and ventilation of fresh and cool air
in summers. Windows on Southern side shall be fixed with
overhangs of adequate height and width to provide shade during
the Summers.
(b) Colour and shading: The external surface of the wall shall be
painted with white or light colours to reflect instant solar radiation.
(c) Ground embankments: Ground floor shall be provided with earth
berming upto a height of around 1.00 M for taking the advantage
of constant temperature of the earth through out the year.
(d) Outside temperature: Outside temperature may be modified by
landscaping.
(IX) Reducing thermal losses:
 20

The local building materials including stone, slate and mud shall be
utilized to meet the heating and cooling requirements by storing warmth
and keeping the building cool.

(X) Outer Wall Thickness

Outer walls of the building shall be made at least 0.24 M thick or with
cavity with air or with insulation for thermal comfort and to avoid the
transfer of heat from outer environment to inner environment and vice-
versa.

(XI) Installation of Solar assisted Water Heating System in Buildings

(i) The capacity of the Solar hot water system is to be determined as

per the requirement of particular building. The following building
plans shall be submitted alongwith provision of solar water heating
system:-

(a) Hospitals and Nursing Homes.

(b) Hotels, Lodges, Guest Houses, Group Housing or
apartments on an area of more than 1000 Sqm
(c) Hostels of Schools, Colleges, Training centres and other
institutions.
(d) Barracks of Police.
(e) Functional Buildings of public institutions like airports,
bus stands and railway stations.
(f) Community centers, Banquet Halls and buildings for
similar use.

(ii) (a) New buildings should have open space on the rooftop
which
receives direct sun light. The load bearing capacity of the
roof should at least be 50 Kg. per Sqm All new buildings
of above categories must complete installation of solar
water heating system before putting the same in use.
(b) Installation of solar assisted water heating systems in the
existing building as given in Regulation XI (i) shall be
required at the time of change of use to above said
categories, provided there is a system or installation for
supplying hot water.
(iii) Installation of solar assisted water heating systems shall conform
to Bureau of Indian Standard (BIS) specification. The solar
collectors used in the system shall have the BIS certification
mark.
 21

(iv) There shall be an automatic electric backup system in all solar

water heating systems, so that the same may be functional during
cloudy or low / non-sunshine days.
(v) Provision in the building design itself shall be kept for an
insulated pipeline from the rooftop in the building to various
distribution points where hot water or hot air is required.
(vi) The solar water heating system shall be integrated preferably in
roof of the building, wherever possible, so that the panels become
integral part of the roof. The solar air / water collectors/ Green
houses/Sunspaces on the roof for receiving maximum solar
radiation shall be allowed.

18.8.4 Barrier Free Environment for the persons with disabilities

Regulations.

(i) Site Planning

Every public and semi-public building shall have at least one access to
main entrance/exit to disabled which shall be indicated by proper signage.
This entrance shall have approach through a ramp together with stepped
entry. The ramp should have a landing after 9 M run and in front of the
doorway. Minimum size of landing shall be 1000x2000 mm.

(ii) Access path/walkway

Access path from plot entry and surface parking to building entrance shall
be minimum of 1800 mm wide having even surface without any step.
Slope if any shall not be greater than 5%. Selection of floor material shall
be made suitably to attract or to guide visually impaired persons (limited
to floor material whose colour texture is conspicuously different from that
of the surrounding floor material or the material that emit different sound
to guide visually impaired persons). Finishes shall have a non-slip surface
with texture traversable by a wheel chair Curbs wherever provided should
blend to common level.

(iii) Parking Provision

(a) Surface parking for two equivalent car spaces shall have to be
provided near entrance with maximum travel distance of 30 M from
building entrance. Width of parking bay shall be minimum 3.60 M

(b) Guiding floor materials shall be provided or a device, which guides

visually impaired persons with audible signals, or other devices,
which serves the same purpose, shall be provided.
 22

(iv) Approach to plinth level

(a) Ramp shall be provided with non-slip material to enter the building.
Minimum clear width of ramp shall be 1800 mm with maximum
gradient of 1:12 between top and bottom of the ramp. Length of
ramps shall not exceed 9.00 Metres having 800 mm high handrail on
both sides extending 300 mm beyond the ramp. Minimum gap from
the adjacent wall to the handrail shall be 50 mm.

(b) For stepped approach size of tread shall not be less than 300 mm and
maximum riser shall be 150 mm. Provision of 800 mm high
handrails on both sides of the stepped approach similar to the ramped
approach shall be provided.

(v) Entrance Door

Minimum clear opening for the entrance door shall be 1000 mm.

(vi) Corridor connecting the entrance/exit

The corridor connecting the entrance/exit for handicapped leading directly

outdoors to a place where information concerning the overall views of the
specific building can be provided to visually impaired persons either by a
person or signs shall be provided as follows:-

(a) Guiding floor materials shall be provided or devices that emit

sound to guide visually impaired persons.
(b) The minimum width shall be 1500 mm
(c) In case there is a difference of level, slope ways shall be provided
with a gradient of 1:12.
(d) Handrails shall be provided for ramps/slope ways.

(vii) Lift

For the buildings with more than 15.00 M in height one lift shall be
provided for the wheel chair user with the following clear dimensions:-

(i) Clear internal depth 1100 mm

(ii) Clear internal width 2000 mm
(iii) Entrance door width 910 mm

A handrail not less than 600 mm long at 900 mm above floor level shall be
fixed adjacent to the control panel. The lift lobby shall be of an inside
measurement of 1800mx2000 mm of more. Operational details of lift shall
conform to the National Building Code of India.
 23

(viii) Toilets

One special toilet in a set of toilets shall be provided for use of

handicapped with following specifications:-

(a) Provision of washbasin near the entrance.

(b) The minimum size shall be 1500 mm x 1750 mm
(c) Minimum clear opening of the door shall be 900 mm and the door
shall be swinging/sliding type.
(d) Suitable arrangements for vertical/horizontal handrails with 50 mm
clearance from wall shall be made in the toilet.
(e) The W.C. Seat shall be 500 mm from the floor.

(ix) Refuge Area

Refuge area shall have to be provided at the fire protected stair landing on
each floor having doorways with clear opening width of 900 mm that can
safely hold one or two wheel chairs. The alarm switch should be installed
between 900 and 1200 mm from the floor level.