3.1.5 Land Use and Building Use Plan

The development of Gelephu has taken place in three distinct phases. The early settlement of Gelephu the “Hatisar” was along the Mao Chhu. It consisted of approximately 400 households. The 1953 flood in the Mao Chhu, forced the inhabitants to move away from the river and resettle in the existing market area. The third and the very important phase in Gelephu’s history was after 1976, when Gelephu was declared as the Dzongkhag headquarters. Being the administrative center, along came various facilities and amenities in the town. Roads were being constructed and electricity and telephone connections were established. An industrial estate was proposed on the west of the Trongsa highway. All these historical events in the making of Gelephu have their own significance in today’s land use distribution of the city.

Geographically, the unique physical setting of the town, along with on-going urbanization, has shaped the current land use pattern. It is a blend of environmental features, agriculture and land under urban functions. The land use pattern of Gelephu is distinct as there are clearly demarcated zones for every major land use. The pre-dominantly commercial area occupies the town core. On the north of the core it is the institutional zone and pitched further north on both sides of the Trongsa highway is the low density residential development amidst agricultural lands. About 47% of the total land in the municipal limits is under agricultural usage. A significant 5% of urban land is under forest cover near the match factory area. Vacant lands, most of which are government lands, sum upto 26%.

Click here for Existing land use and building use map

Residential land uses, being the most important, occupying the majority of land in most towns, in the case of Gelephu is only about 11%, third largest purposes land reserve. The roads take up only 2.2% of the urban land with respect to the entire town. It would be much higher, if only developed areas were to be considered. The industries occupy about 2%, while institutions along with other public land uses together occupy about 3.5% of urban land.

Table 3.2 : Existing Land Use Distribution

Source: Visual Ground Verification conducted by Benninger Architectonics USA Incorporated in association with Department of Urban Development and Engineering Services, MoW&HS, RGoB and Gelephu Municipal Corporation during April 2004.

An analysis of the situation raises a number of questions. It is clear that the urban functions like the residential, industrial, institutions, public, etc. occupy far less land, than what they should actually hold. Though the potential lies, absence of any major commercial and industrial activity has ironically helped preserving a rural character. Since it is our strong belief that now, the economic base is both widening and growing, this aspect of land use must be resolved in the plan.

Another matter of concern is the fact that the city core being concentrated, it cannot expand beyond a particular stage. Fully developed Gelephu will demand an alternative core somewhere in the extended neighborhoods. Perhaps a major hub with entertainment, recreation and shopping facilities can be created. Other Urban Village Squares can provide more localized amenities.

The city boundaries were extended in the past and the population started spreading out in an inefficient manner. The local authority cannot be expected to service all of these scattered, low density areas. Today re-densification of these areas becomes a crucial and efficient tool for planning. Future land uses need to be clustered into nodes and hubs where transport, utilities and a range of services can operate effectively.

Security is major concern for Gelephu due to its closeness to the international boundary. Today the army has occupied and converted some of the institutions into their military camps. As the deployment of army and security forces is important, it is believed that they will require their own compact, yet large areas. It needs to be mitigated by providing them with adequate areas.

3.1.6 Institutions in Gelephu

The smooth functioning of a city depends upon the availability of basic infrastructure such as water supply, sewerage and storm water drainage. It also depends on basic needs being fulfilled through institutions like recreational and sports, educational and health facilities. Induction of institutions into a town is primarily out of necessity, but there are a few exceptions. Sometimes institutions are sought in a town to boost its natural vibrant character. Infrastructure planning is area-specific, and the development of adequate basic infrastructure is of vital importance for the area as it promotes a multidimensional growth of the place.

Public institutions can be broadly categorized into ‘Amenities Facilitators’ which provide facilities towards fulfilling the social infrastructure needs of the town’s settlements, ‘Service Facilitators’ which provide facilities towards fulfilling the physical infrastructure needs and ‘Administration Facilitators’ which takes care of the governance part of the urban systems. Since Gelephu is seen as a Growth Center serving a large catchment area of Service Centers, land must be kept for these larger, apex functions also.

The establishment of institutions in Gelephu started with the construction of the road to Trongsa. In 1965, the first school imparting education till class six was started by the Royal Government. In 1976 the Dzongkhag administration office was established in Gelephu at the present premises of Dungkhag administration. Electricity and telephones came to Gelephu around the same year. Gelephu became the hub of administrative activities concerning Sarpang dzongkhag. However, it was unfortunate for Gelephu that the Dzongkhag administration was shifted to Sarpang in 1989. The present town of Gelephu shows a disjointed urban fabric where amenities and services are provided according to the immediate needs rather than a holistic planned approach.

Apex amenities in Gelephu comprise of the Gelephu General Hospital, the National Malaria Control Program office, the Veterinary Hospital, and the more local Primary and Middle Secondary School, Gelephu Sport’s Association Hall and Post office. The administrative agencies include the Dungkhag Administration, Gelephu Municipal Corporation, Regional Revenue and Customs, Regional Trade and Industry, Bhutan Chamber of Commerce, Royal Court of Justice, Department of Forestery Services and Office of Royal Manas Park and Regional Immigration office. The category of service providers includes the Bank of Bhutan, Bhutan National Bank, Bhutan Power Corporation, Bhutan Telecom, Road Safety and Transport Authority, Royal Insurance Corporation of Bhutan, Fisheries Office and Food Corporation of Bhutan. The Royal Bhutan Army and the Royal Bhutan Police also hold their establishments in Gelephu. Religious Institutions in Gelephu include the Gelephu Dratshang, Nimalung Dratshang and Tarpoling Guru Lhakhang.