The unique physical setting of Thimphu City, along with on-going urbanization, has shaped the current land use pattern. The land use pattern of Thimphu is a blend of environmental features, agriculture and land under urban uses.

The city is surrounded by forest covered mountains. About eighteen percent of the total area within the Thimphu Municipal Corporation limits is under forest cover, mainly on the hill slopes. The amalgamation of village settlements within the city limits, have started the conversion process of agricultural land into urbanized uses. Still a little more than fifteen percent of the total city area is under agriculture, mainly in the form of paddy fields. A large amount of land is used for apple orchards. The Wang Chhu flowing North to South and the cascading streams that feed it, also cut through the valley. The environmental features collectively claim approximately forty eight percent of the total land within the city boundaries.

TABLE 3.1: A Detailed Table of Land Use Break Up

About eighteen percent of the city land is under residential development. This is the second largest purpose land is used for. The defense establishments in the city, such as the Royal Body Guards, IMTRAT, DANTAK and the Royal Police cover as much as seven percent of the city land. Other urban uses are commercial (1.4%), institutional (8.5%) and industrial (0.5%).

The roads take up only three percent of the city land with respect to the entire area of the city. It would be much higher, if only the developed areas were to be considered. About seven percent of the land, which mainly belongs to the government, is vacant. As this land falls within the developed areas it forms a significant portion of the city.

The residential and commercial uses are concentrated in and around the City Core area. Residential development spreads in relatively plain areas. Earlier village settlements beyond the old city limits are typically residential areas, surrounded by agricultural land, which reach up to the hillsides and the forest boundaries. In such settings, the residential areas are not concentrated, but are spread across the paddy fields. In the recent years there has been extensive unplanned development in areas like Taba and Babesa. There has also been reckless development of roads and structures on the mountain slopes and within the forests, which is a matter of great concern.

The defense establishments are on the outskirts towards the North and South ends of the city, which was previously outside the city limits.

While agriculture has almost entirely vanished from the Core areas, farmlands are located on the outskirts and periphery of residential areas, as well as on the hill slopes.

An analysis of this situation raises a number of questions. It is clear that there is too little land for commercial and industrial activities, relative to the city’s total area. The present escalation in the prices of commercial land is a reflection of this. Since the economic base is now both widening and growing, this aspect of land use must be resolved in the plan.

Another matter of concern is the small area used by the roads. Assuming that twenty percent is a normative figure, and that half of the city area of Thimphu is to be protected as hill slope, river basin and other ecologically fragile areas, about ten percent of the total urban area should be for roads. Public transit and private automobiles would use these corridors and rights of way alike.

The issue of “conflicting uses” will also emerge, if noisy and air-polluting workshops are allowed to establish within the city. The existing sawmills are an in-appropriate function in the city.

The various defense and security forces require their own compact, yet large areas. It is now possible for strangers and vehicles to casually intrude into these land use areas. This can only
Note:Please click to view the following maps.

MAP NO. 3.2 EXISTING LAND USE MAP
MAP NO. 3.2A EXISTING LAND USE MAP
MAP NO. 3.2B EXISTING LAND USE MAP
MAP NO. 3.2C EXISTING LAND USE MAP
MAP NO. 3.3 EXISTING DENSITIES MAP

be resolved by providing these agencies with adequate areas in the National Capital Region. This is a matter of national security.

The city boundary has been extended and the population is spreading out in an inefficient manner. The local authorities cannot be expected to service all of these scattered, low density areas. Neither will any public transport system function with too few passengers. Future land uses have to be clustered into nodes and hubs where transport, utilities, and a range of services can operate efficiently. Finally, consideration needs to be given to mixed uses, especially in the Urban Core and in the nodes and hubs cited above.

Analyzing the Existing Land Use Plan it is obvious that the Urban Core needs counter magnets in the north and in the south of the city. Perhaps major hubs with entertainment; recreation and shopping facilities can be created, which respond to such a requirement. As the city grows these counter magnets, especially the one in the south, will become essential.

The study of the projected population growth and the Existing Land Use Plan illustrates an anomaly between the actual area available for residential use, the present low-density pattern of dwellings, and the future space requirements for the houses and apartments of future generations. Unless a new pattern of medium- and high-density dwelling units is introduced the land shortage will become a chronic aspect of the city, resulting in even higher prices. This artificial land market will become a barrier to access to housing. This in turn will breed frustration and discontent amongst the population. Chaotic, illegal construction will result.