Final Inception Report of Burtiwang Land Pooling by Edits

7/25/2019 Final Inception Report of Burtiwang Land Pooling by Edits

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ABBREVIATION:

CBS Central Bureau of Statistics

CGI Corrugated Galvanized Iron

CR Contribution Ratio

DPR Detail Project Report

DUDBC Department of Urban Development and Building Constriction

DO Division Office

Go Government of epal

!! !ouse"old

#! #arnali !ig"$a%

#m #ilometer

#&'DC #at"mandu &alle% 'o$n Development Committee

()* (ocational )ttribute *atri+

(DP (and Development Process

(D (and Development

(P (and Pooling

(P,R (and Pooling,Readjustment

PP (and Pooling Projects,Programs

(S*C (and *anagement Steering Committee

(SG) (ocal Self Government )ct

*!! *id !ill !ig"$a%

'PCO e$ 'o$n Project Coordination Office

PCO Project Coordination Office

PR) Participator% Rural )ppraisal

RCC Reinforced Cement Concrete

' e$ 'o$n

RO- Rig"t of -a%

S-O' Strengt". -ea/ness. Opportunit%. '"reats

'DC 'o$n Development Committee

'DC) 'o$n Development Committee )ct

'OR 'erms of Reference

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UC Users Committee

UD(0 Urban Development t"roug" (ocal (evel

U(D Urban (and Development

&DC &illage District Committee

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PRO10C' I2OR*)'IO3

ame of t"e Project Partial Implementation of (and Pooling Programs

Burti$ang e$ 'o$ns

ame of t"e Client Government of epal

*inistr% for Urban Development

Department of Urban Development and Building

Construction

e$ 'o$n Project Coordination Office

Babar *a"al. #at"mandu

ame of t"e

Consultant

GO0 Consultants 4P5 (td6

1& 0CoCOD0

Project Code

SUB*ISSIO I2OR*)'IO3

ame of t"e Report Inception Report on Partial Implementation of (and Pooling Program in

Burti$ang e$ 'o$n

os6 of &olumes 7

&ersion o 869

Date of Submission 2ebruar% 897:

Submission '%pe !ard Cop%, Soft Cop%

Copies Produced 2or Client 3 ; 4Seven5

Consultants< 'eam

'eam (eader

)rc"itect

Civil 0ngineer

0nvironment 0ngineer

Sociologist

0conomist

Senior Surve%or

ame Signature Date

=9 1an 897:

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Report C"ec/ed B%

Official Stamp

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CHAPTER 1:- GENERAL

1.1 INTRODUCTION AND BACKGROUND

epal is going t"roug" rapid c"ange. and t"e pressure of urbanization is intense in t"e cities and small

to$ns6 Due to rapid urbanization t"e population gro$t"s rates in t"e >? designated municipal areas.

especiall% t"ose in t"e central region of epal. are as "ig" as :@ per annum. and is roug"l% four times

t"e average national population gro$t" rate 476=>@56 Due to t"e rapid gro$t" of urban areas. serious

urban environmental issues are emerging3 lagging basic urban infrastructure. services and

uncontrolled urban or p"%sical development6 Similarl%. t"e gro$t" trend is unbalanced and

concentrated mainl% eit"er on #at"mandu &alle% or on ot"er larger cities of Teraior on t"e fertile

&alle%s. and t"is is visible eit"er ecologicall% or developmentall%6 !o$ever. t"ere $as a negligible

attention of t"e government in building and planning of urban areas as demanded due course of rapid

urbanization. t"oug" on modernizing process. epal initiated to build planned cities in teraiand in

"eadAuarters of five development regions 4e6g6 Rajbiraj. *a"endranagar. Sur/"et. Dipa%al. Po/"ara

etc56 But t"e demand in most of rapidl% developing cities including capital $as so "ig" t"at t"e

initiated process of suppl%ing sufficient urban infrastructure and ot"er facilities $as inadeAuate due to

t"e poor planning approac" and t"e result is "ap"azard. uncontrolled and unplanned development6 In

t"e absence of a strong planning and regulating tools. lac/ of proper "ousing facilities and

development of economic and social activities. degradation of environment and t"e undesirable urban

spra$l is ever spreading6 !ouses are being built $it" no proper provision of road. $ater suppl%.

drainage. electricit% and telep"one facilit%6 '"erefore. t"e rapid urbanization "as instigated a "ig"

demand of serviced land and "ousing units including provision of p"%sical. social and emergenc%

amenities6 )t t"e same time. t"e Government of epal


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project aims to bring about sustainable urban development in t"e ten cities outside #at"mandu &alle%

b% improving essential urban infrastructure and services. and strengt"ening t"e relevant institutions6

)s a result. personal "%giene. environmental sanitation. and overall Aualit% of life are e+pected to

improve in t"e ten areas6 'o address t"e corresponding urban spatial gro$t" demands. land reAuired

for t"e road. drainage and $ater suppl% development subcomponent $ill be managed t"roug" t"e

mec"anism of land pooling 4(P5 too6 '"is is to reduce "ap"azard development and urban spra$l and

land speculation6 '"e locations $ere c"osen ta/ing into consideration t"e current population. t"eir

$illingness to participate in (P process. economic importance. road alignments approved b% t"e

government and future e+pansion6 '"us as a longterm polic% initiative. GO is providing tec"nical

and financial support to stud% and implement different land development tools as a part of urban

development process in t"e designated 79 ne$ to$ns6 So efforts "ave to be done to implement (and

Development Programs in different feasible areas t"roug" (and Pooling Programs $it" people


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CHAPTER &:- OB'ECTI(E AND COPE OF )ORK

Concept of Land Pooling

'"e landpooling sc"eme is regarded as one of t"e best readjustment tec"niAue for planned provision

of urban environmental infrastructures and suppl% of urban land $it"out e+ternal investment6 It is aproven and successful land development sc"eme in t"e countr% $it" a "istor% of more t"an a dozen

successfull% implemented projects $it"in t"e #at"mandu &alle% onl%6 '"e concept of landpooling

consists in acAuisition of a plot of land divided into a large number of small parcels belonging to an

eAuall% large number of land o$nersF plan and provide all necessar% infrastructure suc" as road. $ater

suppl%. drainage. electricit% and telep"one. open spaces. communit% service areaF consolidate and

replot t"e parcels and give bac/ to t"e o$ners6 '"e cost of planning and providing infrastructure is

covered from t"e land itself to be contributed b% eac" lando$ner6 '"us t"e o$ner gets bac/ about 78

=9@ smaller piece of land but $it" all necessar% infrastructure including par/s and open spaces6

*oreover. t"e original irregular s"ape plot is converted into a nice regular geometric s"ape6 '"us.

landpooling can be defined as a land management tec"niAue for carr%ing out unified design.servicing and subdivision of a group of separate land parcels for t"eir planned urban development

$it" t"e s"aring of t"e project costs and benefits bet$een t"e land o$ners and recover% of t"e project

costs b% t"e sale of some of t"e developed plots6

'"e concept of land pooling can be e+plained $it" t"e "elp of t$o /e% $ords. unification and

partners"ip6 Unification indicates t"e consolidation of separate land parcels. t"e unified design.

infrastructure provision and subdivision of t"ese parcels and a unified preparation and implementation

of t"e sc"eme under a single management6 '"e $ord partners"ip indicates t"e partners"ip bet$een

government. private and communit% for urban land development6 It s"ould be borne in mind t"at for

an% sc"eme to be successful. it s"ould offer sufficient benefit to t"e sta/e"olders so t"at t"e% are

$illing to activel% participate to ma/e t"e project successful6 In t"is conte+t t"e landpooling sc"emeoffers t"e follo$ing benefits to t"e lando$ners6

) significant net increase in t"e mar/et value of "is land

-ellserviced "ousing plots eas% to sell if needed6

) government agenc% , local government use its governmental po$er and

status to benefit "im6

Retain part of "is original land after its conversion from rural , semirural to

urban uses6 )ll of t"e above could never be possible b% individual effort6

'"e main objective of t"e consulting service is to provide tec"nical services t"at includes3 Preparation

of Detail Planning Report Support for project approval. Detail 0ngineering Design reports. Social

0nvironmental anal%sis. 0conomic 2inancial anal%sis. Preparation Design,-or/ing dra$ing.

Contract Document. and Demarcation (a% Out of land parcels according to road net$or/s

readjustment plan for t"e e+ecution of (P project in e$ 'o$n of Burti$ang6

1.1.2 Objectie of t!e Land Pooling

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'"e objective of t"e (and pooling is to prepare a master plan. providing basic infrastructure suc" as

road. electricit%. telep"one. drainage. potable $ater suppl%. open spaces. par/s ma/ing it suitable for

an ideal urban residential. commercial and ot"er or mi+ed bloc/s and redistribute t"e planned plots to

t"e land o$ners $"o agree to s"are t"e cost of development b% contributing a part of t"eir land parcel6

'"e main objectives of urban planning b% land pooling are3

'o provide ma+imum number of developed plots and to conserve agricultural

land. cultural "eritage and environment6

*a+imum participation of local people in t"e process of urban planning

ma/ing t"em a$are of t"e importance of planned urban development6

'o control t"e rapid unplanned urban gro$t" and its impact on environment

and to emp"asize t"e importance of t"e concept of planning in modern

urbanization6

'o provide emplo%ment opportunit% to local people6

'o set an e+ample t"at unified development efforts are successful onl% t"roug"

active participation of t"e local people6

'o set an e+ample of a planned urban residential area $it" all necessar%

infrastructure and clean environment6

"COPE O# "ERVICE"

'"e main scope of t"is assignment is to prepare a detail planning report for feasible alternative of (P

sc"eme. support for local and Go approval of project. preparation of detail engineering design report

for major infrastructure subprojects. land readjustment plan. and to conduct pegging $or/s for t"edemarcation of land plots according to land readjustment plan of proposed (P projects,sc"emes *total

a#ea s+o"l, be not less t+an & Haof e$ 'o$ns6 '"e scope of $or/ "as been grouped in t$o

stages as described but not necessaril% be limited to t"e follo$ing3

ta%e I: Plannin% an, P#o/e0t A#o2al

a6 Collect all reAuired maps. dra$ings 4digital. "ard5. and reports. studies of related e$ 'o$ns

useful as references for t"e preparation and implementation of (P Projects6 Similarl%. Collect

all necessar% acts. regulations. directives related to (P Projects and revie$ t"em in present

conte+t6 *oreover. collect Cadastral mapsF GIS based digital base maps. surve%coordinating

s%stem 4Go5 and ot"ers6 If necessar%. digitize in )utoC)D or ot"er format. establis" GIS

s%stem and prepare base maps $it" contour interval of one meter or less 4based on GIS base

map prepared b% 'PCO56

b5 (ocate and demarcate boundaries of t"e proposed (P sites in t"e base maps including overla%s

of cadastral maps and coordinating s%stem6 '"e base map s"ould s"o$ all natural and

manmade features $it" identification of t"e environmentall% sensitive areas6 '"e scale of suc"

maps s"ould be 73>99 or as agreed during preparation period6

c5 Support Project Office, 'DC to decide implementation of (PP $it"in t"e selected boundar%.

and "elp to publis" notice for public comments and suggestions6 *ean$"ile. support office to

get application for (P project from majorit% of lando$ners and tenants6


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d5 Conduct an intensive discussion $it" lando$ners to develop understanding and decide t"e

project area6 2ormulate different committees and subcommittees suc" as users committee.

land management committee and ot"ers in close coordination $it" Project Office to facilitate

t"e planning and approval process as per (and Pooling *anual 'o$n Development )ct,

Directives6

e5 Support 'DC to issue moratorium notice to prevent subdivision construction for t"e project

period as per 'o$n Development )C' 89H>6 Publis" project introductor% broc"ure $it"

tentative program sc"edule6

f5 Prepare (and use zoning map 4e+isting and proposed5 of $"ole (and Pooling Sites and

anal%se it.

g5 Collect maps and ot"er updated detail land information suc" as name,address of land o$ners.

tenants and area of eac" land parcel 4Government. Gut"i. Private etc all t%pes5 of (P sites $it"

close coordination of Project Office and prepare updated log s"eet6 Conduct a traverse surve%

of t"e project area to compare and confirm t"e total area according to lando$ners"ip

certificate6

"5 Prepare alternatives of Bloc/ Plans $it" t"ree different options ofall feasible (and Pooling

Sites $it" e+act location of e+isting features. built up areas and ot"ers6 '"e Bloc/ Plan s"ould

consist of p"%sical. social and economic infrastructures suc" as Road, drainage net$or/s.

$ater suppl%. electricit%. open spaces. greeneries. etc6 to ma/e it suitable for ideal urban

residential. commercial and ot"er or mi+ed bloc/s6

i5 Determine t"e land needed for reAuired infrastructures. and rearrange t"e planned plots for t"e

lando$ners $"o agree to s"are t"e cost of development 4project financing5 b% contributing a

part of t"eir land parcel6

j5 Recognize and estimate unit land,plot price of bot" developed and undeveloped land parcels.

/5 0valuate proposed infrastructures and conduct preliminar% cost estimate for construction and

$or/ out t"e plan of e+penditures to implement t"e (P sc"emes.

l5 Determine size and Auantit% of service plots and allocate t"em for sale to recover t"e e+penses

of project administration. management and ot"er services6

m5Conduct proper anal%sis. selection of t"e appropriate (P sc"eme,area and infrastructures

alignment.

n5 Propose land contribution ratio based on land position. value and infrastructure level for eac"bloc/ and get approval from land o$ners,committees6 Based on t"e polic% propose,calculate

t"e area of eac" land parcel to be returned to eac" lando$ners6

o5 Deliberate (P design and discuss as reAuired $it" land o$ners. land management committee

or ot"er sta/e"olders $it" close coordination of Project Office on t"e proposed Bloc/ Plan.

land contribution ratio. overall plan and ot"er tec"nical and administration parameters and

collect comments and suggestions6

p5 Improve t"e design incorporating comments and suggestion of sta/e"olders. and get approval

from t"em6 Recommend (P sc"emes to implement if t"e sites are tec"nicall%. financiall% and

sociall% feasible $it" all reAuired documents.

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A5 Support for t"e approval of t"e improved draft planning report from 'DC. and submit t"e

report to Go, *oUD for final approval6

r5 Support project office to all t"e managerial and administrative procedure of (P project suc" as.

committee formation. organizing consultation meeting. confirmation of project from land

management committee, 'DC. and submission of (PP proposal for Go approval

s5 '"e consultant s"ould be full% available and responsible to provide necessar% document. e+tra

information. clarification. presentation $"ere $"en necessar% as per reAuest from DUDBC

*oUD during project approval from Go 4even in "olida% period56

t5 Support Project Office, 'DC to get approval of proposed (PP from Go, *oUD. and issue

notice of approval of (PP6

ta%e II: DPR #ea#ation an, Lan, ,e3a#0ation

a6 Conduct detail topograp"ical and cadastral surve% of (P sites6 Prepare developed cadastral

map in close coordination of district surve% office,'PO on agreed or 73>99 scales $it" all

topograp"ical features and e+isting land plots6 Similarl%. conduct detail engineering

4road,drainage,$ater suppl%,electricit% net$or/, Communication5. social and economic surve%

of (P sites. and conduct proper anal%sis of t"em6

b5 Select appropriate infrastructures alignment and design t"em. Prepare detailed net$or/ing

design and development of all reAuired infrastructure $it" t"e future e+pansion,gro$t" of t"e

project area6 Prepare detailed engineering designs. tec"nical specifications. cost estimate. bid

document. etc for t"e selected major prioritized infrastructures suc" as road. drainage. $ater

suppl%. electricit%. open spaces etc6 In addition. calculate actual cost of t"e project

incorporating infrastructure cost and project management cost6 Prepare a financial plan and

cost s"aring mec"anism based on different scenarios. detailed economic and financial anal%sis6

c5 Prepare land readjustment plan b% plotting and assigning ne$ numbers,land o$ners detail,land

areas etc of eac" land parcel $it"in agreed frame$or/6 Based on t"is plan produce ne$

detailed long s"eet of land parcels of eac" Bloc/6

d5 Discuss as reAuired $it" land management committee. 'o$n Development Committee or

ot"ers $it" close coordination of Project Office on t"e developed maps 4Bloc/ b% bloc/5 and

detail long s"eet of land parcels. overall plan and ot"er tec"nical and administration parameters

and get approval from t"em.

e5 Conduct detail la%out of all Bloc/s and road net$or/ of approved (P sites6 Demarcate all

Bloc/s. individual land parcels and road net$or/ $it" concrete pegs.

f5 Prepare Building B%(a$s. proposed (and Use,P"%sical,Social Infrastructure,0conomic

)ctivit% *aps for Project area.

g5 Update developed,approved cadastral map in close coordination of district surve% office and

Project Office. and

"5 Ot"ers as stated in E(and Pooling *anualE6

ta%e III: I3le3entation a##an%e3ents

'"e e+ecuting agenc% for t"e Project is t"e *inistr% of Urban Development 4*oUD5 t"roug" t"e

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Department of Urban Development and Building Construction 4DUDBC56 ) Project Coordination

Office 4PCO5 "as been establis"ed to support and manage t"e e+ecution of t"e project at t"e centre

under t"e guidance of Project Steering Committee 4PSC56 '"e Project Director $ill be t"e C"ief

0+ecutive Officer of t"e Project6

Project Offices 4POs5 "ave been establis"ed in eac" to$n to e+ecute t"e project activities under t"e

guidance of PCO. 'DCs and DOs,DUDBC6 '"e proposed assignment $ill be managed as follo$ing3

Coo#,ination $it+ NTPCO4 POs4TDCs4 DOs-DUDBC4 (DC

'"e project manager of t"e POs. under t"e e$ 'o$ns $ill administer all administrative $or/s and

supports to consultant in t"e field of designing Bloc/ Plan. 'rac/ opening and detail engineering

design $or/s of t"e consulting services6 '"e consultant in parallel $ill produce Bloc/ Plan. cadastral

maps etc and ot"er necessar% tec"nical documents to discuss and get approval of local peoples and

committees $it" t"e administrative and ot"er legal $or/ from t"e PO6 '"e PO $ill pla% a leading role

in formulating t"e committees. arranging local level,different committees meetings. collecting land

parcel


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1.1.$ P%oced&%e of Land Pooling

'"e major steps of t"e activities are sc"ematicall% given in t"e tas/ flo$ diagram in 2igure 86

2igure 83 General Process of (and pooling Sc"eme

'"e s"ort description of eac" of t"e activities follo$s6

7676=67 )pproval

)fter receiving t"e reAuested of t"e lando$ners for land pooling of t"e areas t"roug" t"e concerned

municipalit% and in concurrence of local offices. t"e *inistr% of 'ransport and Public $or/s approves

t"e land pooling of t"e area and constitutes t"e users committee. representing t"e sta/e"olders and t"e

management committee. representing e+perts and local officials6

7676=68 Surve%s and *apping

I5 'opograp"ical Surve%3

'"e met"odolog% adopted to carr% out t"e topograp"ical surve% is as per t"e specification of

7=


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Surve% Dept6 epal $"ic" is briefl% outlined belo$6

Instrument Used3 'otal Station or ot"er 0D* instruments are used for t"e topograp"ical surve%6

'"e data storing are do$nloaded in )utoC)D environment. and maps are prepared in )utoC)D6

Control Points3 '"e control points trig points and benc"mar/s establis"ed b% Geodetic

Surve% Branc" $it"in t"e project area are obtained. identified and used in t"e field $it" t"e "elp of

t"e description cards6 '"e coordinates are in modified U'* projection s%stem and t"e Benc" *ar/

"eig"ts are6 *ean sea level "eig"t of Ba% of Bangal6 '"e ne$ additional control are establis"ed at an

accurac% of about 73>99996 '"e accurac% of e+isting geodetic control points are also c"ec/ed found

reliable of 79cm6

Contours3 '"e topograp"ical surve% is planned to produce final maps at 73>99 and $it" contour

interval of 96>9 m6

2eatures3 )ll t"e manmade and natural features is s"o$n in t"e topograp"ical map6

Boundar%3 Boundar% of t"e project area is identified clearl% $it" t"e "elp of t"e users

Committee and delineated on t"e maps6 )n% minor controvers% regarding t"e boundar% is resolved at

t"e time of surve% in t"e field itself6

II5 Cadastral Surve%3

0+isting Cadastral *ap3 0+isting Cadastral *aps of t"e project area is available from t"e District

Surve% Section and t"e records of t"e land "olding. certificates are available $it" t"e district (and

Revenue Office6 '"e cadastral maps are isle land t%pe =? districts out of ;> districts and at t"e scale of

7 inc" 799 ft 47378995 to 7 inc" H99 ft and 73>99 to 738>99. surve%ed during 7:>7;6 '"e% are

scanned and joined into one s"eet electronicall%6 '"e surve%ing met"od $as used t"e c"ain surve% for

distance measurement and plain table $it" or $it"out geodetic control points6 '"erefore. it is natural

to e+pect error in bot" area computation and t"e s"ape of t"e plot in t"e map

e$ Cadastral Surve%3 ) ne$ cadastral surve% $as carried out $it" cooperation $it"

Cadastral Surve% Part% 4api Gos$ara5 using geodetic control points as described above6

'"e ne$ cadastral plans of t"e area are prepared at t"e scale of 73>99. digitized and be overlaid on t"e

topograp"ical map6 '"e surve%ing met"od used are tapes for distance measurement and plain table

surve%ing for t"e preparation of t"e cadastral maps6 '"ese plans $it" e+isting plots and topograp"ical

details are be used for planning6

III5 (and Records

'"e land records are field boo/. plot register and o$ners"ip records. and cadastral plans6 '"e field

boo/ consist of t"e records of parcel number b% eac" $ard of *unicipalit% or Panc"a%at

4&DC no$5. name and signature of tenant. name and signature of land o$ners. adjoining parcel

numbers land use. land class. area. date of surve% and remar/s b% tenant and surve% office 4in remar/s

column56

'"e P"otocop% of field boo/s and plots register and list of o$ners $ere received from respective

offices e6g6 surve% office and (and Revenue Office of t"e district6 '"e area of parcel and o$ners are

c"ec/ed $it" records as $ell as re measuring t"e areas from e+isting maps and ne$ maps6

'"e average size of parcels is calculated and generall% lando$ner or tenants "as 8H parcels eit"er in

7H


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one location or in different locations6 '"e parcel sizes and t"eir distribution are used to decide t"e plot

dept" of t"e bloc/6

7676=6= Planning of Infrastructures

'"e process of planning started b% dividing t"e entire area into bloc/s b% roads6 Plots for open spaces.

par/s. and communit% facilities are delineated6 Ot"er service industries li/e "otels. entertainmentcatering tourism. mar/et place. I' par/s be added to create job opportunities6 '"e total area of suc"

open spaces $ill be in t"e range of = to >@ of t"e total project area6 '"e remaining area $ill be t"e

residential mi+ed and commercial areas and future "ousing reserve area. $"ic" $ill be divided into

smaller bloc/ areas b% providing smaller roads6 '"ese smaller bloc/s $ill be subdivided into

individual "ousing plots in suc" a $a% t"at eac" plot $ill "ave access to road. drainage. $ater suppl%.

electricit%. telep"one6

I5 Roads

'"e $idt" and rig"t of $a% of t"e roads are designed based on t"e available norms and standards and

are finalized after discussion $it" t"e users committee6 '"e pavements are designed based on

prevailing engineering practices6 '"ic/ness of t"e base course $ill depend on t"e propert% of t"e sub

grade6 Construction $or/s are carried out $it"out disturbing t"e environmental situations6 '"e

sta/e"olders $ill decide $"ic" costs are to include for t"e purpose of deriving t"e contribution ratio6

'"e design speed is of :9/m,"r and H9/m,"r for main road and ot"er roads respectivel% and

ma+imum gradient of t"e road is 73796 '"e road $ill be planned on t"e basis of land use. road t%pe

4one $a% or bot" $a%5 and number of service plots on t"e road "ierarc"% basis6 '"e m diameter and

78 m6 "ammer"ead $ill be maintained to junction of road longer t"an 8> m6 '"e

$idt" of road on commercial and institutional areas $ill be better t"an m6

'"e road "ierarc"% $ill be as follo$ing3

*ain Road 77 m6

Secondar% Road m6

Small Road ;6> m6

II5 Drainage and Se$erage

'"e storm $ater drainage and domestic se$age bot" $ill "ave to be ta/en care of b% providing se$ers

along eac" road6 '"ere $ill be serious problem of flooding b% rain$ater in t"e sout"ern part of

countr% during t"e monsoon period6 )djoining to to$n "ave problem of se$erage and $aste pollution

problems6 *an% culverts along t"e main roads and "ig"$a%s reAuire to be full% operational during t"e

period6 It is reAuired to separate t"e drain $ater and se$erage and treat t"em before interring into t"e

stream or river6 '"e suitable met"ods of treatment and locations Se$erage 'reatment Plants are

planned6 It is reAuired to reserve land for settlement of t"e persons affected from t"e plant6 '"e

se$erage line $ill run mostl% along centre of t"e road6

III5 0lectricit%

'"e suppl% of electricit% and "ig" tension lines are critical for planning6 '"e electricit% aut"orities

are reAuested to provide sufficient electric po$er and generall%. single pole 77

#&) lines are translocated along t"e main road6 '"e roads and open spaces are planned along t"e !'

lines6

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I&5 Drin/ing -ater

'"e e+isting ancient stone $aterspouts are repaired and used6 '"e potable 4drin/ing $ater5 are

supplied from e+isting s%stem. "o$ever. it is usuall% t"e municipalit% lac/s capacit% of reservoirs andF

"ence it needs land for $ater tan/6 '"e land pooling areas "ave population of about =99

population,"a. $"ic" needs about 799 litre,da%,person of potable $ater6 '"e pipeline $ill be placed

along t"e footpat" , side$al/ area6

&5 Ot"er Infrastructure 2acilit%

'elep"one3 '"e telep"one line $ill be provided along t"e footpat"s of along t"e main road6

'"e main lines $it" cabinets $ill be e+tended to t"e area6

0ducation3 '"e land for sc"ools is allocated as per standard norms $"ic" reAuired Auite "ig"

Auantit% of land6

!ealt" centre3 It is propose to "ave land for "ealt" centre $it" OPD and emergenc% c"ec/ups and

"ave referral facilities to t"e nearest "ospital6 It $ill "ave 78 plots at t"e centre of t"e areas6

Open spaces3 '"ere $ill be land for open spaces at t"e central ever% major bloc/6 )s per reAuirement

= >@ percent of area $ill be assigned for open spaces and green belt t"e steep sloping areas as $ell

as ot"er places6 '"e green belt $ill be planned around t"e river ban/s and steep slopping areas6

Communit% area3 '"e follo$ing communit% area li/e. temple. librar%. auditorium. mar/et places.

$ill be assigned6 '"e information tec"nolog% area. mar/et areas. bus, car par/s area

sae assigned6 '"e open spaces near t"e temples for cultural activities li/e marriage and ot"er

ceremonies. cemeter%, cremator% and inns for mourning near $aterspout6 '"e arc"aeological.

religions monument and sites li/e "istorical temple. inns. spouts. and $ells are renovated and

conserved $it" t"e participation of local people as $ell6

7676=6H Bloc/ Planning

I6 Project )pproac"

'"e land pooling is done on t"e approac" of land consolidation principle after anal%sis of topograp"%.

parcel size and consolidation of scattered parcels of a famil%6 '"e bloc/ are divided on t"e basis of

Plot size

umber of !ouses

Pressure of urbanization and

Reserve area6

'"e special emp"asis $ill be given to t"e follo$ing matter to la%out bloc/ and plots6

)ccess to "ig"$a% and planned roads

1unction points

0+isted buildings and infrastructures

atural topograp"% and slopes

0nvironmental situation 4greener%. open space. canals5

'"e bloc/s are generall% designed longitudinal direction of main roads and t"e distance bet$een t$o7:


17/61

open spaces $ill be 799899m6 '"e $idt" of road $ill be at least ;6> m6 e+cept t"e e+isting "ouses

$it" 76>m set bac/6 &er% fe$ "ouses $ill be demolis"ed6

II6 Sub Division

'"e bloc/s are subdivided to provide access road to eac" plot and open spaces are located centrall%

and planned clusterl% in order to "ave social "armon%6

III6 Bloc/ (a%out

'"e bloc/s are laid out to "ave plots of minimum size ?9 sA m and frontage of : m and t"e dept"s of

t"e bloc/s varies =9m to >9m depending on t"e parcel sizes of land o$ners6 '"e frontage also

depends upon t"e plot size6 Generall% plot dept" $ill be 86886> times of frontage and $ill not e+ceed

of t"e = times of frontage6

7676=6> Contribution Ratios

0ac" lando$ner $ill s"are t"e cost of t"e project b% contributing part of "is land area6 !o$ muc" land

"e $ill "ave to contribute $ill depend upon t"e total cost to be s"ared b% all t"e lando$ners. value of

t"e land after t"e project and t"e land covered b% t"e infrastructure and t"e open spaces6 '"e net area

of t"e developed land plots to be distributed bac/ to t"e o$ners $ill be t"e total original area less t"e

area occupied b% t"e infrastructure and open spaces less t"e area of t"e service plots6 '"e contribut

ion ratio is t"e ratio of t"e net area to be returned bac/ to t"e total original area6

Contribution Ratio 4CR5 et area to be returned bac/ , 'otal original area6

Contribution ratio and land to be returned to land o$ners,tenant $ill be as follo$ing3

76 (and be returned same localit%, place

86 '"e minimum parcel area and frontage s"ould be less t"an 78> m8 and ?m respectivel%

=6 '"e land less t"an ?9 m8 $ill be added to ma/e more t"an ?9m8 $it" more t"an :mfrontage and

returned to related o$ners on t"e price fi+ed price b% t"e project6

H6 '"e frontage of corner plot $ill be assigned as per t"e contribution b% t"e larger road and smaller

road6 '"e contribution $ill be deducted from t"e calculation of bot" roads6

>6 Corner plot assigning $ill be done as far as possible t"e original corner place6

'"e contribution for t"e road $ill be calculated on t"e basis of additional land reAuired for t"e road6

e6g6 t"e e+isting road is =m and ne$ and ne$ road is developed 77m6 !ence t"e plot reAuired to

contribute $ill be 4$idt" of ne$ road$idt" of e+isting road5 + t"e frontage of t"e plot6

:6 '"e setbac/ area of 76> m is /ept for t"e e+isting "ouses along t"e $indo$ sides6;6 '"e contribution ratio $ill be calculated on t"e basis of plot dept",frontage and table $ill be

prepared6 '"e generall% plot dept" $ill be generall%7? 8> m6

?6 '"e contribution ratio $ill be calculated b% reducing e+isting road up to t"e plot dept" and

after$ard eAuivalent reduction of e+actl% of footpat"6

6 Communit% area and o$ners plot $ill be assigned first and sales plots $ill be decided later6

796 Provision on "ig" tension line

'"e cost of moving 477 #&). single pole5 "ig"tension line $ill be borne b% lando$ners of effected

plots6

7;


18/61

'"e nonconstruction of area under t"e "ig"tension line $ill be used for construction of roads6 79@

of t"e land $ill be deducted from t"e o$ners6

Set bac/ $ill be left as per t"e regulation6

776 '"e plot less t"an 899m8 $ill be consolidated and returned to t"e o$ners6

786 '"e averages $eig"tage of 7 m footpat" $ill be given to t"e plot near t"e canal. streams and ot"er

common land6

7=6 Developed plots $ill not be allo$ed to subdivide t"e plot to t"e smaller t"an area and frontage

fi+ed b% t"e project6

7H6 '"e develop plots $ill not be allo$ed to provide access to t"e plots adjustment to t"e project area6

7>6 '"e adjoining plot of open spaces reAuires to contribute7@ of its land6

7676=6: Determination Priorit% of (ocation of Plots

'"e land o$ner, tenant $ill be allo$ed to c"oose "is plot $it" t"e follo$ing priorit%3

(and o$ner $it" e+isting "ouse or land preparation.

(and o$ner,tenant of corner plot of t"e same bloc/.

O$ner of land of same location.

(and o$ner of consolidated parcels located 8 or more t"an 8 different locations.

Plot size smaller t"an ?9 m 86

7676=6; 2inancial )nal%sis

I5 Cost 0stimates

'"e unit rates of labour and material $ere obtained from t"e District Development

Committee6 Rate anal%sis be carried out based on t"e prevailing norms using t"e district rates6

Juantit% of eac" of t"e items designed $ill be ta/en carefull% and precisel%6 2inall% cost per

metre of eac" t%pe of road 4eart". gravel and blac/top5 be found out6 Cost estimates of par/s and ot"er

communit% facilities $ill also be carried out6

II5 'otal Project Cost

)fter computing t"e cost of eac" of t"e project component. total project cost $ill be estimated6 '"e

cost and t"e mec"anism for s"aring t"e cost $ill be t"oroug"l% discussed in t"e meeting of t"e

sta/e"olders6 '"e meeting $ill decide $"at portion of t"ese total cost is to be borne b% t"e users6 '"evaluation of t"e developed land plots $ill also be decided b% t"e meeting6 '"en t"e area of t"e

developed plots reAuired to cover up t"e cost $ill be $or/ed out6 '"is area $ill be considered as t"e

service plots and part or $"ole of t"e cost of t"e project $ill be recovered b% selling t"ese service

plots6

7676=6? Preparation of t"e 2inal (and Records and *ap

I5 Replotting of t"e e$ Cadastral *ap

)fter t"e decision of contribution ratio. t"e final cadastral map $ill be prepared in consultation of

lando$ner $it" t"e e+act sizes of plots to be returned bac/ to t"e lando$ners6

7?


19/61

'"e ne$ plot numbers and area $ill be assigned to t"em6 '"e 2ield Boo/s are prepared along $it" t"e

ne$ map6 '"e map $ill also be plotted $it" dimension and area of parcel and in

colour assigning different colour to t"e residential plots. service plots. par/s and open spaces. roads.

communit% facilities 4sports centre. entertainment centre etc656 '"e ne$ land records are c"ec/ed and

adopted6

II5 Demarcation of t"e Plots in t"e 2ield

'"e planning completed in t"e map $ill be replicated in t"e field b% demarcating all t"e plots $it"

concrete monuments about 96>m "ig" for t"e bloc/ boundar% and t"e individual parcels as $ell as t"e

area of par/s and communit% centres6

1.1.' PROBLE(" AN) *EA+NE""E"'"e land pooling is a time consuming $or/ and is carried out $it" consultation and concurrences of

man% stoc/"olders6 '"e approval process is long and implementation of program is effected b%

various factors6 '"e $ea/ness of land records and efficienc% of staff also effect t"e progress of t"e

program. $"ic" $ill furt"er adds t"e inconveniencies to t"e land o$ners6 '"e mean $ea/ness of t"is

program is t"at it does not consider t"e provision of t"e land to landless and poorer families of t"e

area6

In epal. (R is not t"e part of "ig"er level plan6 Speculative land "olding practices is one of t"e major

problems in (and pooling areas6 '"e o$ners are mainl% concerned $it" t"e financial prospects in

monetar% terms and not $it" t"e full development of t"e site6 '"e purpose of t"e (R is to create

livable "ousing plots not t"e tradable "ousing plots6 Similarl%. dela% in implementation is anot"er

main problem in (R6

Proliferation of large lots at land pooling area limits t"e suppl% of ne$ "ousing to t"ose t"at can afford

to purc"ase a large plot of land and construct a large "ousing unit6 '"is in turn tends to raise median

prices in t"ese areas as t"e majorit% of ne$ "ouses are large and "ence in t"e "ig"er price ranges6 '"is

begs t"e Auestion as to $"et"er land is being developed in a manner designed to ma+imize profits for

/e% sta/e"olders in t"e development process rat"er t"an based on sound planning principles focused

to$ards "ousing affordabilit% considerations6 '"ere e+ist patterns of ver% lo$ densit% "ousing in t"e

ne$l% developing area6

Difficulties in (and readjustment3

'"ere are man% difficulties in (and Readjustment $"ic" are as follo$s3

Inaccurate and insufficient land record

)bsent land o$ners

Pending court cases 4mainl% related to t"e o$ners"ip5

(and bro/ers< vested interest

Resistance to c"ange

7


20/61

(ong gestation period

(o$ confidence in procedure

Difficulties ,dra$bac/s of land pooling in epal

)dministrative

2reAuent c"anges of project personnel

*isinterpretation of Projects responsibilit%

(ac/ of project e+pertise,tec"nologies

Difficulties in coordination $it" different line agencies

Conventional record /eeping s%stem and indifference in information s"aring

2inancial

*ajor problem in implementing (P projects is lac/ of budget6 In counties li/e epal. $"ere

municipalit% lac/s professionalism. finance is major problem6 'o initiate initial project p"ase. it

reAuires seed mone% for $"ic" t"e project "as to depend upon municipalit%6 )not"er problem is lac/

of financial plan due to $"ic" t"e project account is "az% and doubtful6 &ariation of initial projected

cost is %et added problem in (P $or/s6

Problems associated $it" land administration

o indication of road on t"e cadastral map but e+isting in t"e site

Plots t"at are not %et registered but are in "olding for generations

&ariation of area in cadastral map and t"e field

Plots t"at are and $ill be belo$ minimum permissible area

Plots not "aving name of lando$ner in t"e registration document

0+isting "ouses

(ocation c"anges of t"e readjusted plots

Social )daption

It "as been seen t"at most of t"e land o$ner in (and Pooling site sell t"eir plots soon after completion

of t"e project6 '"e social status of people living in t"ose sites are presumes "ig"er and suc" projects

"ave been seen e+clusive in nature6 O$ner "aving less land are eit"er to bu% additional land in ne$

set price or to leave area ta/ing designated amount6 In case t"e o$ner refuse bot" t"e condition.

t"ere


21/61

'ime consuming

'"e land pooling is a time consuming $or/ and is carried out $it" consultation and concurrences of

man% stoc/"olders6 '"e approval process is long and implementation of programme is effected b%

various factors6 '"e $ea/ness of land records and efficienc% of staff also effect t"e progress of t"e

programme. $"ic" $ill furt"er adds t"e inconveniencies to t"e land o$ners6

o provision for poor

'"e mean $ea/ness of t"is programme is t"at it does not consider t"e provision of t"e land to landless

and poorer families of t"e area6

87


22/61

CHAPTER & PRO'ECT AREA

2.1 B,RTI*AN-BA-L,N-:

Burtibang is a mar/et center located on Burti$ang&DC of Baglung district $"ic" is connected to

BaglungPo/"ara 4*!!5 and PalpaBut$al "ig"$a%s6 '"is mar/et is located on t"e ban/ of BadiGad #"ola6 )ccording to t"e population census of 89:? t"e total population of t"e &DC is 5661

and total "ouse"old number is 1775.

2igure H3 (ocation *ap of Burti$ang

'"e mar/et center is developing as a major mar/et center of Baglung District6 It covers $ard number

8 and = of Burti$ang&DC6 '"ere are =999 peoples living in >99 "ouse"old in mar/et center area6

Burtibang&DC covers t"e area of 81.8 sA6 /m6 '"e gro$t" rate of t"e population in t"e &DC from8997 to 8977. i6e6 in a decade is &.81 9per annum6 '"e male population in t"e %ear 8977 is 876

and t"e female population is ;67 suc" t"at t"e se+ ratio is 5&.76 '"e population densit% of

Burtibang&DC is 8per,"ec6

Burti$ang is a rapidl% developing &illage of Baglung District at Central Development Region6 '"e

main attraction of t"e village is Burti$ang mar/et $"ic" covers about =7697=> sA6 /m6 area situated

along side B"uji #"ola6 Burti$ang s"ares its boundar% $it" B"imgit"e and #"unga &DC in east and

)d"i/ari C"aur and Devist"an &DC in -est as $ell as #"unga and Bungadob"an &DC in ort"

along $it" Devist"an. Raj/ut and Darling &DC in Sout"6 )ccording to t"e population census of 89::

88


23/61

t"e population of t"e &DC is ?;;7 and total "ouse"old number is 7?6 '"e mar/et center is also

developing as a center of education comprising Utar Ganga. River"ead and e$ *odern li/e

"ig"s"ools and 1anata 0nglis" and isib"uji *ultiple campus6 '"e gro$t" rate of population in t"e

&DC from 8997 to 8977 i6e in a decade is 86=7@ per annum6'"e population densit% of Burti$ang

&DC is around = per "ec6

)long $it" development of *id !ill !ig"$a%. Burtibang is serving as a "ub for surrounding

settlements and is developing as a service centre for t"em6 It is located near to Baglung District

!eadAuater at a distance of onl% ?: /ms6 '"e attraction to$ards t"e trade centre is so "ig" t"at t"e

population and "ouses are increasing parallel6

P!/0ical Inf%a0t%&ct&%e0 and "e%ice0

)lt"oug" t"e terrain and environment "ere is ver% suitable for t"e people attracted "ere. no significant

development of infrastructures "as been done %et6 '"e present condition of t"e p"%sical

infrastructures and services are as follo$s6

Roa, an, T#anso#tation'"e road transportation is ver% poor at Burtibang &DC6 '"e access road 2rom Baglung "as most of

t"e section as eart"ern $it" boulders onl% and prone to landslide alt"oug" it is t"e part of t"e *id !ill

!ig"$a%6 '"e local roads are eart"en e+cept t"e mar/et roads $"ic" are stone paved and %et not

furnis"ed $it" drainage s%stem t"at "ampers transportation during monsoon6 '"e village roads are

"orse trails onl%6 '"e village is transportation "ub lin/ing t"e capital cit% as $ell as P%ut"an. Ru/um

and Rolpa district. but t"e district roads are %et to be developed for eas% transportation6 (ocals

travelling t"roug" Bus or 1eep face difficult and dangerous journe% t"roug" t"e village6

)ate# "l C""ant%al 8>

: *agar 7888>


26/61

; '"a/ali 7>H

? e$ari >?

*uslim H:

79 #ami 7==?

77 '"a/uri =9

78 Damai HH

7= Sar/i >?

7H Raji 8=

7> Gurung :=

7: San%asi 7;

7; 'amang 7:

7? Ot"ers 78

'"e population gro$t" rate in Burtibang &DC is 76> from Census of 89>?6 2ollo$ing t"e curve. t"e

population $as estimated to reac" ?797 in 89:? and H98 in 89;?6 '"e popularit% of t"e ne$ to$n

and development of *id !ill !ig"$a% $ill definitel% increase t"e population gro$t" rate $"ic" isassumed to be >9999 after =9 %ears of time6

"ocial Inf%a0t%&ct&%e

'"e social infrastructure includes 0ducation. !ealt" and Securit%6

E,"0ation

'"e statistics of Burtibang &DC enumerates H9>9@ of population as literate6 '"ere are 7 !ig"

sc"ool. 7 Secondar% Sc"ool. : primar% sc"ools and 7H Preprimar% sc"ools in Burtibang &DC6 '"e

isib"uji *ultiple campus serves t"e &DC in education sector6 '"e confrontation of numbers of

educational institutions s"o$s t"at t"e &DC is educational centre6

Healt+

Burtibang "as recentl% completed District !ealt" !ospital and one Ila/a "ealt" post6 People used to

go Baglung for medical treatment but t"e addition of t"e district "ealt" "ospital ensures t"e

development of Burtibang as a medical center also6 '"ere are numbers of p"armaceuticals and 7

&eterinar% Service cnetre in Burtibang mar/et6

e0"#itENT? ACT et0.

$.1 BRIE# CO,NTR PRO#ILE

epal "as been divided geograp"icall% into t"ree ecological strips M plain land in t"e sout". "ill% area

in t"e midland and mountain in t"e nort"ern belt6 '"ere is a s"arp increase in elevation as one goes from

t"e flat terrain of 'erai 4elevation about >? amsl5 to$ards nort" to t"e !ig"er !imala%as 4t"e "ig"est pea/

of t"e -orld *t6 0verestelevation3 ?.?H? amsl56 Politicall%. it is divided into > regional development

zones. ;> districts. more t"an =?99 &illage Development Committees 4&DCs5 and >? *unicipalities

and ot"er ;8 ne$l% establis"ed municipalities6 '"e countr% covers an area of 7H;.7?7 sA6 /m6 Its

lengt" is about ??> /m from east to $est and $idt" varies from 7=9 to 8>> /ms6 '"e census 8977

estimates t"e population at $"ic" over ?=@ live in t"e rural villages. $"ere ma+imum of t"e rural

population is devoid of an% infrastructure facilities6 But after t"e declaration of ;8 municipalities t"e

urban area as $ell as t"e population rises6 It is estimated t"at no$. about 8>@ populations of epal

are Urban people6 (and cover and population in t"e t"ree p"%siograp"ic regions i6e6 mountain. "illsand 'erai of epal are =>@. H8@. 8=@ and ;6=@. H:@ and H:6;@ respectivel%6 '"e population

gro$t" rate is 76=> @6

-it"in t"e7=9 to 8>> /ms$ide nort"sout" aerial distance. t"e feature of ecolog% drasticall% c"anges

from flat land. C"ure. *a"ab"arat and !imala%an Region6 Difficult topograp"%. %oung geolog% and

deep river crossings are t"e major causes of $as"ing up fertile soil. land slide. flas" flood. "urdles for

transport as $ell as road construction and delivering ot"er services and development6 In addition. poor

roads ma/e access to mar/ets difficult for local producers and "ave significantl% undermined t"e

viabilit% of t"e subsistence "ouse"old econom% in rural areas6 ConseAuentl%. man% poor farmers

migrate from t"e "ills to t"e 'erai plain and from rural to urban areas. pus"ing up migration rates over

t"e decades6 Relativel% $ea/ investment in development infrastructure and environmental problemssuc" as land degradation and natural disasters also drive migration from rural to urban areas6

'"oug" t"e rate of urbanization is "ig". epal "as been ran/ed as t"e eig"t" least urbanized countr%

in t"e $orld6 '"e percentage of urban population increased from =@ in 7>H to 7H@ in 8997 and to

about 7; @ in 8977 and no$ its is estimated as about 8>@6 Increase of urban population. demands

services li/e road and transport. $ater and sanitation. energ%. communication and ot"er social

institutions6 '"is need "uge investment to develop infrastructures to cope t"e rapid demand of

serviced "ousing plots as $ell as above stated services6 Government "as continued efforts to develop

urban infrastructures since last four and "alf decades in s%stematic $a%6 ation "as ta/en man%

initiatives for region $ise balanced development6 *an% to$n planning projects $ere launc"ed on t"e

master planning concept6 '"e earl% to$n planning initiatives in t"e late si+ties focused on p"%sical

development plans6 Since t"e 79s. t"e integrated action plans remained as a major tool of to$n

planning6 In t"e 8999s and on$ard. t"e to$n planning constituted t"e strategic and periodic plans6

'"roug"out t"e planning period. t"e government "as continued efforts to build urban infrastructure.

but t"ese "ave lagged be"ind t"e rapid gro$t" of urban population6 '"e issues on urban area can

summarize asF

I6 Government planning initiatives and investment on infrastructures lagged be"ind t"e pressure

of urbanization , pace of urban gro$t"6

8?


29/61

II6 '"is resulted on "ap"azard development of urban area $it"out proper transport. $ater suppl%

and sanitation and ot"er amenities6

III6 '"e primac% of &alle% still continued

I&6 Regional imbalance furt"er increasing

'o encourage t"e urbanization $it"in regional balanced level t"e government "as announced t"at it

plans to develop 79 ne$ cities across t"e countr% $it"in mid "ill "ig"$a%6 2or t"at tas/ t"e e$

'o$ns Development Project 4'DP5 is launc"ed6 e$ cities $ill develop in P"idim of Panc"t"ar.

Basantapur of 'er"at"um. #"ur/ot of Sind"uli. BaireniGalc""i of D"ading. Dumre B"ansar of

'ana"u. Burtibang of Baglung. C"aurja"ari of Ru/um. Ra/am #arnali of Daile/". Sanp"ebagar of

)c""am and Patan of Baitadi district6 '"e places "ave been selected on t"e basis of availabilit% of

land. access to transportation and drin/ing $ater and potential for economic development6 '"e

government plans to implement t"e project under t"e 89 %ear perspective plan6 '"e ne$ cities $ill

"elp to reduce population gro$t" in big cities in t"e countr% as $ell as migration to t"e 'erai from

!ill6

8

Figure 5: Location of Proposed New Towns acrossNepal


30/61

3i0to%/ of Land Pooling

'"e (and Pooling concept $as first used b% President George -as"ington in 7;7 $it" land o$ners

of t"e site $"ere t"e cit% bearing "is name to be developed6 (egal frame$or/ $as first introduced in

798 in German%6 *an% countries "ave lot of e+perience of t"is tec"niAue6 In 1apan =9@ of land in

urban area "as been developed b% t"is tec"niAue and more t"an =H8 land readjustment projects "as

been conducted in t"e republic of #orea6 -idel% used in 1apan. Sout" #orea and 'ai$an. (P,R is

being adopted in Indonesia. epal and *ala%sia6 0ven in 0urope land pooling concept is "ig"l% used

in or$a%. et"erland. 2inland 2rance etc6

In epal it $as initiated at7;> in Po/"ara $"ic" became most successful project6 )fter "aving t"e

success in C"ipled"unga. landpooling program $as implemented in different part in t"e #at"mandu

valle%6 Unsuccessful site and services sc"emes $ere graduall% transformed into t"e landpooling

project6

'"e urban land readjustment procedure can t"us be considered eit"er as a met"od for urban land

development 4b% lando$ners5 or as a tool for planning implementation 4b% societ%56 Different

countries "ave reac"ed different solutions depending on. for e+ample. t"e planning s%stem alread% in

e+istence and t"e attitude to$ards t"e responsibilities of t"e private and t"e public sectors in

producing urban land6

(and pooling project guide to avoid "ap"azard gro$t" suc" as3

Organic construction. often along e+isting roads. leading to urban spra$l6

Incremental constructions as people build graduall% according to t"eir available resources6

arro$. $inding roads t"at follo$ t"e pattern of field boundaries6

)bsence of proper drainage and designed infrastructure6

Insufficient open space and public facilities6

Creation of land loc/ed areas remain undeveloped due to lac/ of access6

0ventual over development of t"e area due to absence of building and planning b%la$s6

=9


31/61

6

86768 (and pooling Concept

'"e scattered and variousl% s"aped parcels of land are consolidated to render t"em of uniform

s"ape and sizes6 '"e costs of t"e project are borne b% deducting t"e landproportional to t"e

land area and inversel% proportional to land value. $"ereb% a comfortable urban environment

is developed. and cadastral land maps and records are updated $it" public and private

participation6 (and pooling "as been found to be a most suitable $a% of providing "ousing

and management of land in urban and semiurban areas as "as been s"o$n b% t"e successful

implementation of several land pooling sc"emes $it"in t"e #at"mandu &alle% and epalgunjand ot"er part of countr%6 '"e 'o$n Development )ct. 89H> provides t"e mandate as $ell as

t"e procedures to be during t"e preparation and implementation of a land pooling sc"eme6

In practice. t"e e+tent of t"e readjusted areas varies from large more t"an one "undred "ectares to

small less t"an one "ectare6 '"e areas ma% be un built or urban Auarters to be redeveloped6 '"e

areas be re plotted bet$een t"e joint o$ners. so t"at eac" of t"em receives "is s"are of t"e

readjustment area and t"e real estate boundaries are adjusted according to t"e detailed plan6 Public

areas are usuall% transferred to t"e municipalit%. t"e rig"ts relating to real properties are rearranged.

necessar% compensations are determined. and t"e infrastructure reAuired for t"e area ma% also be

implemented and t"e financing for its development obtained6 '"e construction of t"e building sites is

usuall% not included in t"e readjustment procedure6 '"e costs for t"e readjustment procedure are

covered eit"er b% t"e lando$ners or t"e municipalit%. or b% bot" jointl%6 In order to cover costs. t"e

municipalit% usuall% "as t"e rig"t to a s"are of t"e profit resulting from t"e readjustment procedure in

t"e form of parcels of land6

=7


32/61

2igure 7 2our models to adapt t"e o$ners"ip and propert% structure to c"anges in

land use 4#albro 78F (arsson 7=56

) development process in connection $it" t"e urban land readjustment procedure does not differ from

a Nnormal land development process in t"e main stages. $"ic". according to #albro. 4785 are3

initiation. land acAuisition. planning. financing. permission b% t"e aut"orities. construction of t"e

infrastructure and buildings. and evaluation of t"e project6 Generall% spea/ing. all of t"ese stages can

be implemented b% t"e urban land readjustment procedure and a pool of lando$ners 4readjustment

association5 instead of an individual developer $ill ans$er for t"e procedure6 )t t"e ver% least. t"e

readjustment procedure can be regarded simpl% as a met"od for c"anging t"e division of land6

In order to obtain t"e cooperation and participation of t"e lando$ners in an% suc" venture. a sound

and $ell managed sc"eme s"ould provide t"e follo$ing opportunit% to lando$ners3

to gain a significant net increase in t"e mar/et value of t"eir land6

to receive bac/ "ousing plots t"at can be easil% sold or built upon6

to develop ra$ land into $ell serviced "ousing plot,s6

=8

O$ner $"o

carries out

development

Previous

o$ner

C"ange in

o$ners"i

p

structure

C"ange inpropert%

structure

C"ange in

o$ners"ip

, propert%

structures

Potential secondar% c"anges t"roug" parcelling

and sale of ne$ plots to t"e final o$ner

47

5

48

5

4=

5

4H

5


33/61

to "ave a government agenc%,local government bod% use its po$er and status to benefit t"em6

to retain part of t"eir original land after its conversion from rural,semirural to urban uses6

'"e flo$ c"art e+"ibited belo$ illustrates t"e overall met"odolog% to be adopted in

implementing an% land pooling sc"eme 4!ere. RKTDCs"ould be construed to mean Ra=a3

Ka#nali To$n De2elo3ent Co33itteeF L>C denotes Lan, >ana%e3ent "b-

Co33ittee@ LP meansLan, Poolin% an, UC stands for Use#s Co33ittee5

==


34/61

868 Stages of (and Pooling Sc"eme

=H

)pproval of

Project

R#'DC

2ormat of

(*SC

Cadastral map

collection

Calculation of total

area as per cadastral

map

(ando$ners"ip record

collection

2ormation of UC

Polic% for land distribution

Percentage contribution

Conceptual plan

Consultation $it" UC

(*SC

Preliminar% *aster Plan

Boundar% fi+ation

Plot categor% anal%sis

according to area andfacilities received

Revised calculation of eac"

plot to be returned

Open space service

plot allocation on t"e

map

Plotting of Readjusted

plots on t"e map

Plotting of Roads

Plot Readjustment on

field

)pproval from (*SC Discussion $it" UC

Cadastral map preparation

$it" consultation from t"e

Cadastral Department

Distribution of

'emporar% (and

o$ners"ip Certificate

Cadastral *ap

submission to Cadastral

Section

'endering 0valuation and

Construction of

Infrastructural Items

Distribution of

Permanent O$ners"ip

Certificate

!)DO&0R O2 '!0

PRO10C'

Figure 3 : General land pooling method


35/61

) (and Pooling Sc"eme is generall% implemented in t"e follo$ing stages3

o Preliminar% Project 2ormulation

o Project Policies 2ormulation

o P"%sical Implementation

'"e flo$c"arts e+"ibited in 2ig6 768. 76= and 76H are illustrative of t"e various steps involved in t"e

respective stages6

2.2.1 P%eliina%/ P%oject #o%&lation "tage

In t"is stage. t"e collection of all data related $it" a project area is done6 '"e P"%sical demarcation of

project boundar% $it" t"e necessar% approval b% t"e Cadastral department is e+ecuted and eit"er

acAuisition of all land parcels as per t"e act is ac"ieved or a certain moratorium is applied $it"in t"e

project area6 '"e detailed procedures for t"is stage are provided in t"e follo$ing flo$c"art

=>

)$are generation

regarding (and pooling

concept and its

advantage

Stud% of P"%sical

C"aracteristics of

t"e )rea

Interaction $it"

(ando$ners and

'enants

Collection of (and

Records and

&erification

Starting of

Preparation of

detailed Project

Report2ormation of User


36/61

2.2.2 P%oject Policie0 #o%&lation "tage

)t t"is stage. t"e Project formulates different policies for t"e landpolling sc"eme for appropriate

guidance to t"e implementing bod%6 '"e various stages of consultation $it" t"e concerned lando$ners

and tenants are performed and (*SC provides necessar% approval to t"e issues li/e land contribution

criteria. design parameters patterns. mode of construction of p"%sical infrastructure $it" reAuired

prioritization and all ot"er project policies6 '"e stage again is "ig"lig"ted b% t"e follo$ing flo$c"art3 policies6 '"e stage again is "ig"lig"ted b% t"e follo$ing flo$ c"art6

=:

Figure 4 Flow chart of Preliminary Land Pooling Procedure


37/61

2.2.$ P!/0ical Ipleentation "tage:

In t"is stage. t"e project performs actual p"%sical $or/s in t"e field as per t"e policies and guidelines

fi+ed in t"e earlier stages6 '$o t%pes of $or/s go concurrentl% in t"is stage. one is t"e land re

allocation distribution process and anot"er is t"e construction of p"%sical infrastructures6

2.$ Land Adini0t%atie I00&e0:

'"ese issues cover t"e field demarcation of various features of t"e project as per t"e approved master

=;

Discussion $it"

UC on *aster Plan

of t"e )rea

prepared under

DPR

Discussion upon

t"e p"%sical

Infrastructure and

Prioritization

Discussion upon t"e

land Contribution

Criteria

0volution and

Revie$ of DPR

2inal report ont"e Project to be

submitted to

(*SC

2inal *aster Plan

2inal Infrastructural

Design and Priorit%

(*SC *eeting for

t"e reAuired )pproval

Discussions $it" UC

on details of designparameters and

implementation

)ctive role of User


38/61

plan and subseAuent revie$ing of t"e plan as per t"e practical field conditions6 '"e c"anges occurred

during t"e field demarcation or t"e need of polic% revie$ing $ill be reported to (*SC for necessar%

decisions6 Different agencies li/e (and Revenue Office. Cadastral Department,Office.

*unicipalit%,'o$n Development Committee and ot"ers as needed are involved in t"is stage6 '"e final

project map as demarcated in t"e field is presented. c"ec/ed and approved b% t"e Cadastral

Department,Office upon t"e reAuest of (*SC6 )ctual redistribution starts after getting t"is approval6

Construction b% la$s for t"e project are also formulated in t"is stage6

=?


39/61

2.' I00&e0 of P!/0ical Con0t%&ction of Inf%a0t%&ct&%e:

'"ese issues cover tendering. evaluating. emplo%ing t"e contractor and consultants. supervising t"e

$or/s and monitoring evaluating t"e $or/s as per t"e prioritization done b% UC. approval of

(*SC and as per t"e total fund available6 Coordination $it" t"e various utilities suc" as -ater

Suppl% Corporation. epal 0lectricit% )ut"orit%. Roads Department and ot"ers as needed is necessar%

at t"is stage6 '"e "andover of t"e project to Users< Groups. -ard offices or an% communit% envisaged

b% (*SC is also done after t"e completion of t"is $or/6 '"e follo$ing flo$c"art "ig"lig"ts t"e

activities of t"is stage

8. Lan, Poolin% *L.P. P#o%#a3 in Kat+3an," (alle


40/61

of B"a/tapur are t"e first land pooling projects of t"e &alle%6 Similarl%. a%asada/ (PS in Po/"ara

municipalit%. #"a"are *arg (PS in Po/"ara municipalit%. Baglung Bus Par/ (PS in Po/"ara. Sadar

(ine Bazar Bistar (PS in epagunj municipalit%. Bagamati Corridor (PS in (alitpur sub

metropolitant79. (ibali (PS in B"a/tapur municipalit% 7 and 8. Sinc"itar (PS in Bode of

*ad"%apurt"imi municipalt% 7 and =. Sainbu (PS in (alitpur district. Dallu (PS in #at"mandu7>.

#"usibu (PS in #at"mandu 7: and 7;. C"aba"il (PS in #at"mandu 7;. Sinamangal (PS in

#at"mandu=> are t"e ot"er completed land pooling sc"emes $it"in t"e countr%6

(and Pooling project runs entirel% on land

o$ners participation in $"ic" all scattered

undeveloped or under developed land

parcels are readjusted in appropriate size.

s"ape and in orientation $it" ne$

infrastructure services6 '"e readjusted and

developed plots are returned bac/ to t"e

original land o$ners and farmers and t"is

effectivel% removes t"e prospect of farmer

t"emselves. and t"e prior investment to

purc"ase land is not necessar% alt"oug" some upfront budget in necessar% to finance initial

development cost. main positive aspect of t"is concept is its cost recover%. $"ic" is done b% selling

some developed plots t"at ultimatel% reduces t"e government financing in improving t"e communit%

infrastructure services6

Fi%"#e 1&: ainb" Lan, Poolin% P#o/e0t

A. Lan, Use Patte#n in Go2e#n3ent Ho"sin% #o/e0t o! Kat+3an," (alle


41/61

'able H3 (and Use Pattern of !ousing Project in #at"mandu valle%

)t present. #&'DC is concentrating on t"e implementation of landpooling sc"emes. as t"e% "ave

proved to be a promising tool for urban development in epal6 Considering t"e "olding of land

b% individuals and problems in land acAuisition. t"e landpooling concept "as been $idel%

supported b% members of t"e public and la$ma/ers6 (and pooling is based on t"e concept of

readjusting e+isting irregular plots into regular and sAuare plots and creating road and drainage

net$or/s and open space6 '"e project compensates lando$ners b% providing t"em $it"

developed plots of "ig"er value but reduced land area6 '"e cost of constructing infrastructure

4roads and drainage5 is financed b% auctioning reserve plots6 'o date 77 projects "ave been

completed. t"ree projects are nearing completion. and seven projects are being implemented6 '"e

landpooling project in #at"mandu "as inspired people in ot"er to$ns. and several projects are

being launc"ed in Po/"ara. Dang. epalgunj. and D"aran6 Despite deficiencies in planning and

implementation. land pooling "as proved a pragmatic tool for urban development in a countr%

li/e epal $"ere land belongs to t"e people not t"e government6

B. Lan, Use Dist#ib"tion Patte#n o! In,ian Cities:

Urban Development Plan 2ormulation and Implementation 4UDP2I5 Guidelines prepared b% t"e

*inistr% of Urban Development and Povert% )lleviation. t"e 'o$n Planning 4'6P65 Sc"eme termed as

(and Pooling Sc"eme "as been included as a tec"niAue for assembling land for planning and

H7


42/61

development6 ) separate c"apter on (and Pooling Sc"eme "as also been included in t"e *odel Urban

and Regional Planning and Development (a$6 It envisages t"at ever% planning and development

aut"orit% s"all for t"e purpose of implementation of t"e plan proposals contained in t"e plan. prepare

one or more land pooling sc"emes for an% part of t"e area $it"in its jurisdiction6 It also provides time

frame and procedure for preparationF approval and implementation of land Pooling Sc"eme6

Because t"e o$ners are t"e net gainers from t"e 'o$n Planning,(and Pooling Sc"eme. as suc" t"e%

can contribute to$ards t"e cost of development in proportion to t"eir benefits6 '"e o$ners also

receive compensation for t"e land deducted from original plots for t"e roads and public purposes6

O$ners also get increment of land value in future64Source3 (and Pooling 'ec"niAue3 ) 'ool for Plan

Implementation)n Indian 0+perience. #6'6 Gurumu/". C"ief Planner. 'o$n and countr% Plan

Organization. GOI. e$ Del"i . IndiaInternet3 (and Pooling5

Prepared b% t"e Bureau of Public 0nterprises of India t"e belo$ 'able s"o$s t"e (and use distribution

in percentage for India cities6

Table 8: Lan, Use Dist#ib"tion in Pe#0enta%e in In,ia Cities

Source3 Del"i *aster Plan

In 7; a ne$ Real Propert% 2ormation )ct came into force in 2inland. $"ic" redefined t"e urban

land readjustment procedure6 '"is act repealed t"e former urban land readjustment 4/aavauusja/o5

procedure. $"ic" "ad been in force for =: %ears. but "ad "ardl% ever been applied in practice

4&iitanen 8999a56 In t"is article t"e focus is t"e ne$ 2innis" urban land readjustment 4ra/ennusmaan

jrjestel%5 procedure. as defined b% t"e ne$ )ct. and. in particular. its role in t"e development

process. i6e6 "o$ t"e instrument $or/s and "o$ it could be improved6 In addition to identif%ing t"e

problems t"at can be solved b% t"e urban land readjustment procedure and increasing t"e

understanding of t"e development of t"e urban structure6

(and Development In 0urope

'"e German Umlegung. t"e S$edis" e+ploateringssamver/an and also t"e 2renc" )2U de

remembrement are e+amined in particular6 '"ese are urban land readjustment procedures used in

countries ver% similar to 2inland and bot" 2inland and S$eden "ave a common legislative "istor%

greatl% influenced b% German% and 2rance6

'"is article is based on studies made b% t"e aut"or at t"e Ro%al Institute of 'ec"nolog%. Stoc/"olm.

S$eden 4&iitanen 7:. 8999a. 8999b56

H8


43/61

2.9 LEON LEARNED

Lea2in% asi,e !e$ e0etions? t+e a2e#a%e 0ont#ib"tion #atio 0o"l, 2a#< bet$een

89 an, 89 $+i0+ 0o"l, be ta=en as a %ene#al !#a3e$o#= !o# 0ont#ib"tion 0al0"lation.

Al3ost all #o/e0ts +a, t+ei# #o/e0t e#io, o2e##"n *sannin% bet$een an< ti3e!#o3 to 1


44/61

'able :3 Infrastructures orms and Standard

$.2.4 +a%5i T.+.6 7An A00e00ent of Regional and ,%ban )eelopent Policie0

and P%og%ae0 of Nepal86 #I- *o%5ing *ee56 At!en0-%eece6 (a/ 222'6

299'.:

'"is paper includes an attempt to assess t"e current regional and urban planning policies and

programmes of epal and conclude b% recommending measures for sustainable urbanization policies6

'"e paper revie$s3

o all t"e five %ear national plans. urban development related policies and

programme documents to see t"eir continuit% on t"e polic% commitment

overtime and t"e degree of budgetar% support to t"e regional and urban

planning policiesF assess t"e interagenc% coordination and t"e coordination

bet$een spatial and economic or sectorial policies6

o t"e annual reports. evaluation mission reports. Auarterl% ne$sletters of t"e

Rural Urban Partners"ip Programme 40P,:,99=5 supported b%

UDP,UC!S to identif% t"e e+tent of rural urban lin/age t"e programme "as

generated6

HH


45/61

On t"e basis of t"e revie$s. t"e paper "ig"lig"ts various regional and urban planning issues and.

finall% concludes b% recommending polic% measures for regional and urban development. urban

economic development. urban planning and rural urban partners"ip programmes6

Re2ie$ o! Go2e#n3ents oli0ies an, ,e2elo3ent lans in t"e transport and ot"er

sectors. particularl% t"ose directed to$ards t"e accelerated integrated development oft"e influence area and t"e construction of secondar% and tertiar% roads and motorable

trails6

$.2.11 Planning app%oac!e0 o&t0ide alle/

Rajbiraj. district "eadAuarters of Saptari. $as modeled on t"e cit% of 1aipur in India6 It $as

declared a municipalit% in 7>. after t"e old district "eadAuarters of !anumannagar $as

badl% affected b% flooding in t"e nearb% #os"i River6 Rajbiraj $as t"e earliest plannedto$ns"ip in t"e countr%6 S%stematicall% designed in 7=?. it $as declared a municipalit% in

7>6

Government in epal "as c"osen to meet t"e need for urban land b% e+ecuting site and

services. land pooling and guided land development sc"emes. carried out b% its regional

offices and local aut"orities6 '"e first sites and services sc"eme $as per"aps begun in t"e

7;9s6-"en land pooling and guided land development became attractive. e+perts $ere

broug"t to epal to conduct $or/s"ops $"ic" transferred practical /no$ledge of t"ese

strategies to staff of t"e Department of !ousing and Urban Development of t"e *inistr% of

!ousing and P"%sical Planning6

a6 Site and Services

Some officials li/e sites and services sc"emes best because t"ere are no cost recover% problems6 '"is.

of course. ignores t"e substantial subsid% involved in giving a$a% a public asset. ie land and publicl%

financed infrastructure6 Subsidies of t"is magnitude cannot be replicated for ver% long or for ver%

man% "ouse"olds. for t"ere is not ver% muc" publicl%o$ned land and t"ere is not a governmental

capacit% to finance service facilities $it" little or no cost recover%6 '"is vie$ ignores as $ell t"e

ineAuit% of public benefit being given to a relativel% fe$ selected individuals. $"o in epal at t"is

time are unli/el% to be t"e urban poor6 ot onl% do problems of land acAuisition cause dela%s in

e+ecuting sites and services sc"emesF '"e% prevent sc"emes from actuall% being feasible6 (and

acAuisition is nearl% impossible because of t"e political sensitivit% of t"e issues it raises6 ot onl%

does government pa% less t"an t"e mar/et price. but during t"e inevitable dela%s of bringing about

action. mar/et prices go up $"ile t"e compensation remains fi+ed6 (and o$ners< objections create

political pressures $"ic" "alt t"e implementation of sc"emes and bloc/ t"e initiation of ne$ ones6

0ven $ere t"is not t"e case. government is e+tremel% unli/el% to allocate funds sufficient for

purc"ases at mar/et prices $"ic" matc" t"e scale of future needs6

b6 Guided (and Development

H>


46/61

In t"e case of guided land development. all t"e o$ners along its route must agree to provide

land for a road6 &er% difficult problems arise at 75 junctions $it" e+isting roads 4t"e entr%

points to t"e ne$ roads5. $"ere t"ose $"o "ave access alread% provided b% t"e e+isting road

see no advantage in giving land to start ane$ road. and 85 ver% small plots. $"ose o$ners

$ill be left $it" too little land to use for t"emselves if t"e% give land for a road6ConseAuentl%. to ma/e guided land development $or/. it is necessar% to "ave po$er and

resources to 75 pa% compensation in difficult cases. 85 force participation at t"e entr% points.

and =5 forcibl% acAuire land from t"e fe$ land o$ners $"o object to t"e sc"eme6

In practice. guided land development "as been successful onl% in $idening t"e rig"tsof$a%

for e+isting roads6 Let. t"ere is little or no mone% for actual road construction6 It is recognised

t"at guided land development does not deal $it" environmental problems or provide sites for

sc"ools or open spaces6 One anal%st concludes t"at it s"ould be used onl% $"ere t"ere are

adeAuate public and communit% facilities nearb%. a rare situation in urban epal6

c5 (and Pooling3

Government and its consultants favour land pooling above t"e ot"ers. mainl% because it "as t"e

enormous advantage of avoiding t"e problems of land acAuisition and compensation6 !o$ever. it

faces great recover% $"ic" is unaffordable b% most lo$ income "ouse"olds6 (and pooling and sites

and services sc"emes especiall% reAuire ver% detailed la%out planning of plot arrangements. roads and

infrastructure net$or/s6 Guided land development cannot be done until accurate maps of e+isting plot

boundaries and building and road surface locations are prepared6 '"ese necessities lie be"ind t"e

enormous staff and time reAuirements6 So do t"e lengt"% and complicated negotiations $it" land

o$ners $"ic" decide t"e redistribution of plots in a land pooling sc"eme or $"ic" settle roadboundaries in guided land development6

'"e integrated approac" to t"e planning and management of land resources. $"ic" deals $it"

t"e reorganization and. $"ere necessar%. some strengt"ening of t"e decisionma/ing

structure. including e+isting policies. planning and management procedures and met"ods t"at

can assist in putting in place an integrated approac" to land resources6 It does not deal $it"

t"e operational aspects of planning and management. $"ic" are more appropriatel% dealt $it"

under t"e relevant sectoral programmes6 Since t"e programme deals $it" an important cross

sectoral aspect of decisionma/ing for sustainable development. it is closel% related to a

number of ot"er programmes t"at deal $it" t"at issue directl%6

$.2.12 LE-I"LATION"

It is a simple concept but its success calls for careful project preparation and efficient implementation6

'"e formulation of present legislation started in 7>H enacting Development Committee )ct 897=6

'"e 'o$n Development )ct 89H>. Para 78. and (and Reform )ct 8987 and B%ela$ 89:9. regulates

t"e land pooling activities6 Some of t"e literatures are revie$ed as seems relevant for t"is project6

Some of t"em are described "ereF

(ands act 8987

H:


47/61

(and Reform )ct 8987 and B%ela$ 89:9. regulates t"e land pooling activities6

(and acAuisition act 89=H

(and revenue act 89=H

'"e 'o$n Development )ct 89H>. Para 78.

(and Surve% and measurement act 897 and (and surve% regulation 89>?

Planning orms

Urbanization Process

Planning 'ool #it Go 489775.

Draft on ational (and Use Polic%. 89:?. #at"mandu3 *inistr% of (and Reform and

*anagement. Government of epal6

Go 489985. #at"mandu &alle% Development Plan 8989. #at"mandu3 #at"mandu &alle%

'o$n Development Committee. Government of epal6

(ocal SelfGovernance )ct 89>> and regulation 89>:

=6867867 'o$n Development )ct. 89H> 47?5

As e# t+is a0t? t+e "se#s a#e to ,e3an, an, +el t+e #o/e0t in e2e#< ste. o? a lot o!

inte#a0tion $it+ lo0al lan,o$ne#s an, tenants is nee,e, !o# t+e e!!i0ient i3le3entation o!

t+e #o/e0t.

'"e municipalit% and t"e 'DCs are ot"er agencies t"at can. according to respective (SG) and 'DC

)cts. carr% out t"e (P projects but e+perience to date s"o$ t"eir limitation in carr%ing out suc"

endeavors6

Generall% lando$ner


48/61

given area 4Subsection78B Subclause 76853

'o ma/e available reAuired land to suc" organization under t"e prevailing la$ 4Sub Section

78B Subclause 76=5

=6867868 (and )cAuisition )ct. 89=H 47;;5

'"is act spea/s on understanding of constraints related to land acAuisition. compensation6 '"e

present stud% on t"e development of identified (D sites and t"e adjacent lands t"roug" t"e

concept of land pooling "as to meet t"e reAuirements of t"is )ct6 2or t"e commissioning of t"e

Project t"roug" (and Pooling. t"ere is a need to return t"e land to lando$ners in a proportionate

and fair manner as $ell as to acAuire land for infrastructure development and raise t"e

administrative costs of t"e Project. for $"ic" a (and Contribution Polic% need to be establis"ed6

Basic Guideline on 'o$n Planning and Building construction 89;8

'"is Basic guideline on 'o$n planning and Building construction 89;8 is t"e revised version

after t"e devastating eart" Aua/e 89;86 '"is recentl% publis"ed document gives t"e guideline

regarding (and development and planning aspect6 *inimum reAuired of =9Ropani land to start

t"e land development $or/6 '"is Guideline indicates t"e basic reAuirement of 7>@ land for

Road. >@ land for open space $"ic" is to be located completed inside t"e plot6 It also indicates

t"e minimum size of open space not less t"an ?9 sA6 meters6 )llo$able ma+imum ground

coverage of :9@ and ;9@ for residential purpose and >9@ ma+ ground coverage for institution

purpose $it" ma+imum 76;> 26)6R6 is set b% t"e Guideline6 '"e guideline restricted t"e

settlement development on t"e land $it" more t"an =9 Q slope6 '"is document guides on t"e t%pe

of structure to be built in planning6 Guideline enforced about t"e inventor% of e+isting road.

public open space and government land6 Rig"t of $a% and minimum $idt" of :m road is

proposed in t"e guideline6

86?6: (and pooling procedures and guidelines6

'"ere are fe$ documents publis"ed describing t"e land pooling procedures and guidelines li/e

t"e manual b% UD(0. guidelines b% DUDBC. introductor% publication b% DUDBC and some

project reports b% #&'DC6 )ll t"ese reports "ave been revie$ed and salient features and

procedures of land pooling "ave been studied ta/ing t"e stud% area in mind6

2rom t"e revie$ of all documents and legal frame$or/s it is understood t"at ever% land lando$ners in

one part and due interest and ent"usiasm from t"e project in anot"er part6 -it"out active

participation from t"e sta/e"olders t"e concept cannot be applied successfull% and $it"out active

and speed% $or/ from t"e project t"e benefit t"at s"ould "ave been stemmed from t"e concept

$ill graduall% become less6 !ence. time and coordination are t"e onl% /e%s of an% land pooling

project6

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CHAPTER ;:-TECHNICAL APPROACH AND >ETHODOLOG

APPROAC3

'"e consultants $ill be conducted t"is $or/ $it" full understanding of t"e objectives and scope of t"e

$or/ and $ill be guided b% t"e 'oR to come up $it" "ig" Aualit% outputs. $"ic" $ill meet t"e

intended objective and e+pectations of t"e client6

5.1.1 General Approach

'"e consultants $ill give "ig" priorit% to e+ecute t"e project $it" a team effort6 '"e follo$ing general

approac" $ill be strictl% follo$ed during t"e service period3

Selection and mobilization of appropriate tec"nical e+pertsF

Use of tested and proven met"ods and tec"nologiesF

Close contacts and effective coordination $it" t"e client. and $it" all concerned

agenciesF

2ull consideration of t"e PCO,DUDBC


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P"ase M II 3 2ield Surve% , Detailed Surve% data collection

P"ase M III 3 Office -or/

Stage second !olida% Period M : mont"sF )pproval p"ase

Stage t"ird M H mont"sF DPR Preparation (and Demarcation P"ase

Detailed 0ngineering design

Preparation of Contract Pac/ages Documents

Preparation of Detailed Project Report

In general. our approac" to t"e Detailed Surve%. stud% and DPR preparation s"all include follo$ing

aspects3

Collection and Revie$ of all available data. reports. maps and ot"er information etc6

Preparation of field programs

Revie$ t"e e+isting, proposed project area

2ield visit. Data Collection and Surve%s

Sensitization $or/s"op

Orientation 'rainings

Social Surve%s

0nvironmental surve%

P"%sical Surve%

Cadastral information and *ot" Utar

Reconnaissance surve% b% complete $al/ over t"roug" proposed area in order to plan for

detail surve% and stud%

Preparation of topograp"ical map of t"e project area

Detail surve% and investigation

'opograp"ical surve%

Geological and geomorp"ologic studies

Soils and materials investigation

!%drological. drainage and meteorological studies

Road and structure inventor%

(and inventor%

0nvironmental impact Stud%

Data compilation. mapping. anal%sis and interpretation of results

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Development of alternative scenarios based on different aspects

Selection of Concept

Bloc/ planning and land readjustment plan

Preparation of cadastral map

0ngineering design. unit rate anal%sis and cost estimates of t"e projects

2inal planning and recommendation

Jualit% management and Aualit% assurance as manual and procedure

Preparation of Detailed project reports 4DPR5

In order to ac"ieve targeted progress. our approac" $ill be to ensure t"at eac" and ever% activit% is

properl% planned and sc"eduled so t"at it is completed in time6

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*et"odolog% for Planning and Implementation of Project

'"e Detailed description various activities under eac" tas/ is described in follo$ing subsections6

Stage IF Planning and Project )pproval

'61 INCEPTION REPORT P3A"E

#uring this phase$ the consultant has mo%ili&ed team mem%ers$ carried out des'

study$ field (isit and prepared detail methodology for underta'ing further tas's) The

inception report summari&es the all acti(ity and methodology propose for e*ecution of

proposed tas'

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'.1.1 (obiliation of t!e 0taff0 ; )e05 "t&d/

The consultant has mo%ili&ed all the staffs as re+uired as included in the contract)

The Team Leader$ including other e*pert and support team$ The pro,ect team

collected the secondary data a(aila%le from different agencies) The a(aila%le reports$

documents etc) were collected)

'"e steps to be follo$ed for t"e prepar