FIELD REPORT

Government of Nepal
Ministry of Urban Development
Department of Urban Development and Building
Construction (DUDBC)
NEW TOWN PROJECT COORDINATION OFFICE (NTPCO)
PREPARATION OF DPR & PARTIAL IMPLEMENTATION OF LAND POOLING PROJECT
OF CHAURJAHARI NEW TOWN

Field Report

Submitted By
GEOC Nepal P. Ltd./ECoCoDE Nepal P. Ltd./ Technocrat Consultancy P.
Ltd.in
New Baneshwor, Kathmandu
January 2016

TABLE OF CONTENTS
1.

INTRODUCTION......................................................................................................... 1-5

1.1
1.2

Background................................................................................................................ 1-5
Land Pooling: Brief Introduction with public Understanding........................................1-6
1.2.1 Land Pooling an introduction..................................................................1-6

1.3
1.4

Prevailing Acts, Policy and Design Guidelines............................................................1-6

Public Understanding.................................................................................................1-6

2.

PROJECT AREA DESCRIPTION...............................................................................2-7

2.1
2.2
2.3

Geographical Description...........................................................................................2-7
Climate....................................................................................................................... 2-7
Physical and Social Infrastructures.............................................................................2-7
2.3.1 Road......................................................................................................2-7

2.4

2.3.2

Water Supply..........................................................................................2-8

2.3.1

Electricity................................................................................................2-8

2.3.2

Communication and postal service.........................................................2-8

2.3.3

Irrigation.................................................................................................2-8

2.3.4

Sewerage and waste management........................................................2-8

Social and economic analysis of Bijeshwori VDC and Chaurjahari Bazzar.................2-9

2.4.1 Population and lifestyle..........................................................................2-9
2.4.2

Agriculture..............................................................................................2-9

2.4.3

Social services (Education, Health and Security).................................2-10

2.4.4

Government and non-government organizations.................................2-10

2.4.5

Environmental situation........................................................................2-10

3.

FIELD SURVEY AND INVESTIGATION....................................................................3-11

3.1
3.2
3.3
3.4
3.5
3.6

Public Meetings and Consultation.............................................................................3-11

Demarcation of Land Pooling Area...........................................................................3-11
Land Inventory.......................................................................................................... 3-12
Socio-Economic survey............................................................................................3-12
Population Density....................................................................................................3-12
GPS Survey.............................................................................................................. 3-12
3.6.1 Objective..............................................................................................3-12

3.7

Institutional Arrangements........................................................................................3-12

4.

OVERALL SITE ASSESSMENT...............................................................................4-14

4.1
4.2
4.3
4.4
4.5

Features of Project Area...........................................................................................4-14

Development Activities.............................................................................................4-14
Present Land Use.....................................................................................................4-14
Available Physical Infrastructure and Service conditions..........................................4-15
Land Ownership Status............................................................................................4-15
4.5.1 Total Number of Land Owners and Percentage of their Participation. . .4-15

4.5.2

Households..........................................................................................4-15

4.5.3

Natural Features..................................................................................4-15

4.5.4

Existing Roads-section.........................................................................4-15

4.6
4.7
4.8
4.9
4.10

Plot Size Analysis.....................................................................................................4-16

Land Buying and Selling Activities............................................................................4-16
Present Land Value..................................................................................................4-16
Demand for Land......................................................................................................4-16
Challenges............................................................................................................... 4-17

5.

CONCEPTUAL BLOCK PLAN.................................................................................5-17

5.1
5.2

Design Criteria.......................................................................................................... 5-18

Planning Components..............................................................................................5-18
5.2.1 Land Use Plan......................................................................................5-18
5.2.1

Infrastructure Development Plan..........................................................5-18

6.

OUTLINE OF FINAL REPORT..................................................................................6-19

7.

CONCLUSION.......................................................................................................... 7-22

FIGURES
Figure 3.1: Institutional Hierarchy................................................................................................. 3-13

TABLES
Table 1.1: Selected 10 New Towns..................................................................................................... 1-5
Table 2.1 : Household and Population of Bijeshowri VDC..................................................................2-9
Table 2.2 : Fertile area of the Bijeshwori VDC....................................................................................2-9
Table 3.1: Consultant's Major Field Visits..........................................................................................3-11
Table 3.2: Users' Committees........................................................................................................... 3-13
Table 4.1: Features of Project Area.................................................................................................. 4-14
Table 4.2: Land Use Pattern............................................................................................................. 4-14
Table 4.3: Land Ownership Status.................................................................................................... 4-15
Table 4.4: Present Land Value.......................................................................................................... 4-16

ANNEXES
Annex 1:

Land Owners List

Annex 2:

Consensus of Land Owners

Annex 3:

Minutes

Annex 4:

Drawings
o

Block Plan

Option I

Option II

Option III

Existing Land Use Map

ABBREVIATIONS

Cu.m

Cubic Meter

DDC

District Development Committee

DUDBC

Department of Urban Development and Building Construction

FGD

Focus Group Discussion

GoN

Government Of Nepal

GPS

Global Positioning System

HH

House Holds

IEE

Initial Environmental Examination

MHH

Mid Hill Highway

MoPPW

Ministry Of Physical Planning And Works

MUD

Ministry of Urban Development

NGO

Non Governmental Organization

PCO

Project Coordinate Office

TDC

Town Development Committee

UC

Users' Committee

VDC

Village Development Committee

Chaurjahari New Town

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Preparation of DPR and Partial Implementation

of Landpooling Project at Chaurjahari, Rukum.

January 2016

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1.

January 2016

INTRODUCTION

1.1 Background
With the recent announcement of 72 new municipalities, there are 133 municipalities across
the country displaying that the urbanization process in Nepal is going with rapid pace. The
population growth rates in the urban (municipal) areas, are as high as 6% per annum, and is
roughly four times the average national population growth rate (1.35%) (CBS2068).
Simultaneously, the rapid urbanization has instigated a high demand of serviced land and
housing units including provision of physical, social and emergency amenities. Also the
urban growth of Nepal has been so rampant, haphazard and City concentrated that causing
serious degradation of environment making the living and working condition worse.
Moreover, the demand in most of rapidly developing cities including capital was so high that
the initiated process of supplying sufficient urban infrastructure and other facilities was
inadequate.
Thus, to respond to the unbalanced, rapid, haphazard and uncontrolled urbanization, as
well as the increasing demands of housing, infrastructure and other public amenities in the
cities of Nepal, the Government has decided to plan and build ten new towns in the junction
or in around 3 km distances of Mid hill highway (MHH) and North /south corridor roads
through New Town Project Coordination Office (PCO) under DUDBC, MUD. This initiation, in
addition, once it succeeds will help to mitigate the increasing trend of migration to the capital
and other rapid urbanizing cities with all its negative environmental and social
consequences. The New Towns will attract the population growth through planned
development in the upcoming years, by creating economically vibrant towns as a place to
live, work and entertain. This will delineate a rural urban boundary and create an
environment of city development with an integrated approach that consists of all physical,
social, economic and other anticipated urban facilities. To address the corresponding urban
spatial growth demands, land required for the road, drainage and water supply development
subcomponent will be managed through the mechanism of land pooling (LP) too. This is to
reduce haphazard development and urban sprawl and land speculation.
Thus as a long-term policy initiative, GON is providing technical and financial support to
study and implement different land development tools as a part of urban development
process in the designated 10 new towns. So efforts have been done to implement Land
Development Programs in the feasible areas of Chaurajhari, Rukum through Land Pooling
Programs with people's participation and cost recovery basis. Hence, the Consultant
prepares the Detail Planning Report (DPR) and Implementation Works of Land Pooling
Projects of Chaurjhari New Town.
The project aims to develop new cities which are given as follows:
Table 1.1: Selected 10 New Towns
S.
No.

Road

District

Basantapur New Town

Tehrathum

Baireni-Galchi New Town

Dhading

Dumre-Bhansar New Town

Tanahu

Burtiwang New Town

Baglung

Rakam Karnali New Town

Dailekh

Safebagar New Town

Achham

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Patan New Town

Baitadi

Chaurjahari New Town

Rukum

Phidim New Town

Panchthar

10

Khurkot New Town

Sindhuli

1.2 Land Pooling: Brief Introduction with public

Understanding
1.2.1

Land Pooling an introduction

Land pooling is an appropriate technique of urban development and land development of

and area. The technique helps to unified all the scattered small or big, irregular and
inaccessible physical infrastructures (road, sewerage) and develop with necessary physical
infrastructures by contributing the proportionally for the infrastructures and returning back
with serviced developed land plots to land owners.

1.3 Prevailing Acts, Policy and Design Guidelines

Nepal Government has promulgated following acts, policy and design guidelines for the
planned urban development in urban areas and provides necessary legal provision to carry
out the Land Development projects.
Town Development Act (TDA 1989)

1. The Act under Section 3, gives power for integrated physical development of city in
reconstruction, further development in any parts of Nepal.

2. The act under Section 12 empowers the Town Development Committees for the initiation
and implementation land development for urban housing and development through
Guided Land Development (GLD), Site and Services and Land Pooling.

3. Under Section 16, the act has guiding provision for the involvement of various actors of
urban land development process.
Local Self Government Act 1999
Local Self Government Act 1999 is a policy of decentralization. The act empowers local
authorities to initiate especially the municipalities to land development activities relating to
guided land development, land pooling and site and services. It has also spelled the
involvement of private sector in local governance as a policy instrument.
Land Act of 1964 (for understanding of constraints related to land ownerships, tenancy
rights),
Land Acquisition Act, 1977 (for understanding of constraints related to land acquisition,
compensation.)
Land Pooling Reference Manual
Besides acts and policies, the overall process for the implementation of the land pooling
projects are described on the manual
Town development, urban planning and building-related basic guidance, 2072

1.4 Public Understanding

There is a great sense of enthusiasm and anticipation from land pooling project on the part
of the local community. The people of Chaurjahari, having waited decades for course of
development to come to their doorsteps are positive about the future of their own town and
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in particular about the future of their land that would now be subjected to instrument of land
pooling. Primarily, the hilly people, dependant largely on subsistence agrarian activities and
the demand of labor market at far away land for their economics, had not experienced the
planned urban living so far and the proposed land pooling project provides them with so far
inexperienced and unsolicited opportunity . Thus the public support for conducting land
pooling had been overwhelming as almost all landowners within the delineated project
boundary had expressed their support by signing the written consent paper along with a
copy of citizenship and landowner certificate. This support is achieved partly because of the
expectation that the land price with rise up significantly once the plots are serviced with
necessary infrastructure for planned urban living. Proposed land pooling project, as only a
small instrument of urban development under IDP preparation had been successful to win
the confidence of local people for the larger policy commitment shown by the central
government in the issue of urban planning and development. It is expected that with the
accomplishment of the project not only the land value of the land owners would but life
standard index of the inhabitants itself would go up because they would have access to
amenities of urban living which is designed to support healthy and prosperous living.
Based on the survey following suggestions are identified
About 90 % have positive response towards the landpolling project and ready to contribute
their lands for the project.
About 5 % have the doubtful responses and quite feels doubt on the successful
implementation of the project.
About 5 % have the mixed responses that means want to contribute for the landpooling but
fear of loss of agricultural lands.
On average overall all people have great enthusiasm on the project

2.

PROJECT AREA DESCRIPTION

2.1 Geographical Description

Chaurjahari lies at the flat terrain of Bijeshwori VDC, one of the model VDC among 43
VDCs, of the Rukum district in the mid- western development region of Nepal. The VDC is
surrounded by Kotjahari Kholagaun VDC at east, Jagatipur VDC of Jajarkot district at west,
Khalanga VDC of Jajarkot district at North and Kalagaun VDC of Salyan district at south.
This VDC is 85 KM away from salli bazzar of surkhet. Total area of the VDC is 27.485
square km.

2.2 Climate
Chaurjahari is too hot in the summer time and too cold in winter. During the winter season
Chaurjahari is covered with misty fog which is visible from some VDC of surrounding district
of Salyan and Jajarkot that lasts till 10-11 am in the morning. The average annual highest
temperature is 290 celcius and minimum is 9.50 Celsius. Maximum rain here 61 millimeters
and minimum is zero and average rain in this VDC is 9.42 millimeters.

2.3 Physical and Social Infrastructures

2.3.1

Road

Considered as a spine of the development process, the road transportation has been in
operation in Chaurjahari since last 3 years. There are two main road networks connecting
Bijeshwori VDC to headquarter of Rukum district, Musikot (Khalanga), and to Nepalgunj
through Sallibaazar. All the VDCs except 1, 8 and 9 are connected to road networks, and
these VDCs do not have access to road network because of the lack of political consensus.
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Chaurjahari had an airport as far back as 2029 BS and NAC had established its office, and
now Chaurjahari air service serves commercial flights for 2 times a week. A ring road,
encompassing the main market area and airport, construction has been started recently in
Chaurjahari.
2.3.2

Water Supply

Despite the fact that, millions have been spent time and again in water supply construction
and maintenance project with the support of ADB, local people are still facing the problem of
access to adequate quality drinking water. Increasing population and its growth rate along
with the poor maintenance services and high leakages, demand of sufficient of water supply
is still high in Chaurjahari. People of Chaurjahari commute far and spend hours collecting
water for domestic purposes. The main sources of water are mul, kuwa, padhera which are
been consumed by people and is not sufficient now. Also 793 households of ward no 3 to 7
have access to drinking water through Chaurjahari Drinking Water Plan office and this has
made life little better for those Households.
1

Electricity

Since 2047 BC, Vijeshwori hydro power company had been yielding 150KW of power and it
has been in operation under lease since 2055 BS. Electricity had been supplied to 650 HH,
but most of its customers are in the neighbouring Jajarkot district. Since two years micro
hydropower has not producing any power due to which people of Chaurjahari is compelled to
live in dark with limited solar power. Nowadays solar energy is the main source of power in
Chaurjahari night life.
2.3.3

Communication and postal service

After the telephone lines were closed during the Maoist insurgency period, VSAT line had
provided services in this VDC where at present people have been communicating through
CDMA, SKY, Namaste and NCELL. People coming from Jajarkot to access telephone
services now have to make a STD call in their own district. Since the rapid proliferation of
mobile technology people have not been using postal office present present at Chaurjahari.
The facility for communication is average in Bijeshwori New Town area.
2.3.4

Irrigation

Chaurjahari tar irrigation project, started in 2027 at Bijeshwori hilltop, covering an area of
1770 square meter, has its source point at setigaon khola muhan at ward number 3 and 4
and it is 19.5km long. This project was completed in 1934 BS. This project, although capable
of providing irrigation services to 600 hectors, local people had not been able to enjoy this
service easily. Despite the availability of sufficient fertile land, the inadequate irrigation
supply has turned those fertile lands into barren land.
2.3.5

Sewerage and waste management

Urbanizing Chaurjahari does not sign of proper settlement development. In the bazaar area,
nowhere we could see the provision for sewer lines. Local community had been raising the
demand for proper sewer disposal system in the entire town area. There is neither public
centralized sewerage network system for sewage collection nor sewage treatment plants for
sewage disposal. Most of the households have ordinary toilets with soak pits. Only few
household have managed safety tank and toilet.
Because of the lack of solid waste management, degrading urban environment has emerged
as important issue. The prevailing solid waste disposal from toilet includes pit system of
disposal. The state of drainage and other sanitation facilities are almost negligible. Solid
waste from kitchen and degradable matters are decomposed for manure, and other solid
wastes are either collected and burnt or disposed along the riverside. Thus, from the current
status of the VDC, provision of landfill site seems necessary.

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2.4 Social and economic analysis of Bijeshwori VDC and

Chaurjahari Bazzar
2.4.1

Population and lifestyle

Spreading across 27.35 square km, the total population of Bijeswori VDC is 9847 and total
household 1646. The male population in the year 2011 is 5017 and the female population is
4830, such that the sex ratio is 90.8. The density of population in the Bijeshowri VDC is 3
persons per hectare and average household size is 4.65.
Table 2.1 : Household and Population of Bijeshowri VDC
Ward no.

Household no.

Population
Total

Male

Female

205

1193

639

554

196

1186

594

592

199

1191

596

595

243

1468

698

770

188

1239

637

602

181

1087

549

538

141

856

431

425

150

845

461

384

143

782

412

370

Total

1646

9847

5017

4830

Source: Village Profile of Bijayashwori VDC, 2070

2.4.2

Agriculture

Major economic activity of the people of this area is agriculture but some are also engaged
in trade and business activity. Major agricultural yield of this area includes maze, potato,
wheat, barley. Beside this, animal husbandry is also a major occupation in this region which
is yet to be commercialized and scaled up. In this regard, while the Bijeshwori VDC is largely
dependent on agriculture, Chaurjahari is developing as a market center that provides for the
needs of the surrounding areas. Likewise with the development of MHH the influx of people
in Chaurjahari is constantly on the rise.
Table 2.2 : Fertile area of the Bijeshwori VDC
Serial Number

Name of the fertile

land

Location
number)

1.

Chaurjahari wariwala

5,6,7

Vegetables,
potato,
paddy, maze, wheat

2.

Chaurjahari pariwala

3,4

Vegetables,
potato,
paddy, maze, wheat,
barley

3.

Mankot, tata, takura

Paddy, wheat, barley,

potato

4.

Laharesimal, dabkhet

Paddy, wheat, barley,

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ward

Yielded crop

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potato, vegetables
5.

Khahare

Paddy, wheat, maze,

potato, vegetables

6.

Amlatakura jyula

Paddy, corn, wheat,

vegetables

Source: Bijeshwori village profile, 2070

Chaujahari baazar has been serving as the main market center for business from Rumkum,
Dolpa, Salyan and Jajarkot. Fancy, clothes, galla, medicines, stationaries, gold/silver,
utensils, hotels are present in the area for business. People from Rukum (Khalanga,
Kholagaun, Purtimkada, Kotjahari, Nuwakot, Simli, China Baazar, Nakhira,
Lamichhanegaun, Aathbiskot), Jajarkot (Punma, Khalanga, Jagatipur, Bhur) and Dolpa come
there for purchase and selling goods.
2.4.3

Social services (Education, Health and Security)

Education
Bijeshwori VDC has many social infrastructures. In Chaurjahari, there are 7 government
school, 6 private boarding schools, 1 higher secondary school and 1 campus. This shows
that there are sufficient schools and college within the project area.
Health
A Chaujahari Mission Hospital has been running in this VDC. This hospital serves people
from Rapti, Bheri, Karnali zone; especially for people of district such as Rukum, Salyan,
Jajarkot, Dolpa, Rolpa, and Surkhet. Initially established with capacity for 15 beds, now it
has a capacity of 40 beds and 37 staffs are working in this hospital including two doctors.
Also District Ayurved Hospital, Bijeshwori sub health post, and Uphela, and number of
medical halls are serving as health centres in the VDC.
2.4.4

Government and non-government organizations

Chaujahari has number of Government and non-government organization. Financial

institutions such as ADB (agricultural development bank), NBB (Nepal Banijya bank), Gramin
Bikash Bank and other some cooperative organizations have been under services. Road
Division, Rukum and New Town Project Coordination Office are some governmental offices
which have under services.
2.4.5

Environmental situation

Bijeshwori VDC is mostly covered with forest. Chaurjahari is rich in Flora and Fauna.
Because of this the environment does not seem to appear as severely dilapidating but
however by being subjected to continuous population growth pressure and under the
pressure from the market forces that are making its presence felt in the Chaurjahari market
area, considerable proportion of environmental degradation can be observed. Especially the
mixing up of the sewerage and other waste in Jahari River and Bheri river is a matter of
concern. Ever increasing amount of waste disposed in the river and continuous and
unregulated exploitation of natural resource for extracting sand and aggregate from the river
belt has contributed to environmental degradation. Furthermore the increasing trend of
deforestation and lack of public toilets in bazaar area is another matter of concern which is
adding up to the degradation of the environment. Development of MHH has given impetus to
the growth and expansion of this market center. So even if environmental characters do not
seem to go out of proportion it is bound to be more problematic in future if proper measures
would not be taken.

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3.

January 2016

FIELD SURVEY AND INVESTIGATION

3.1 Public Meetings and Consultation

The main approach of the Land Pooling Project is to participate the local people, political
parties and other concerned parties in all the levels of land pooling process. So Consultant
has been in extensive consultation with land owners and concerned parties to get optimum
consensus, views and suggestions made by the public and plot owners. Consultations were
generally in the form of public meetings in close coordination with town development
committee, and New Town Development Project Coordinate Office. Information (particularly
for explaining land pooling) was disseminated through presentations and interactions. So the
Consultant has been in close interaction, consultation, coordination and cooperation with the
local people from the site selection to the date of LP process. Still there will be a number of
public meetings and workshops carried out in the process of preparation of Chaurjahari
Structure Plan, and implementation of land pooling.
Table 3.1: Consultant's Major Field Visits
Date

Consultant Personnels

From 2072-05-28 To Nabin Koirala

2072-06-06
Engineer)

Field Progress

(Civil

Field verification of feasible sites,

collection of cadastral maps, GPS
surveys, Information transfer about Land
Pooling to the local people, TDC , Public
gatherings, fixation of tentative area

From 2072-06-26 To Surendra

Maharjan
2072-07-02
(Civil Engineer)

Meeting with TDC president, public

gathering and information dissemination,
review of the LP areas

Abinash Hamal

Abinash Hamal
From 2072-08-09 To Surendra
Maharjan
2072-08-17
(Civil Engineer)
Amir
(Architect)

Maharjan

Meeting with TDC, Formation of Users

Committee,
Consensus
collection,
Demarcation of land pooling area.
GPS survey

Abinash Hamal
From 2072-09-23 To Surendra
Maharjan
2072-09-30
(Civil Engineer)
Abinash Hamal

Collection of consensus letter, meetings

with
UC
members,
information
dissemination to at female gatherings
about land pooling
Visit to Malpot Karyala, Khalanga

3.2 Demarcation of Land Pooling Area

Based on the extensive consultations and interactions with the land owners, from the
meeting of landowners of date 2072-08-12 following boundaries of the landpooling project
area has been finalized;
North Boundary: House of Bhadralal Jaisi
Southern Boundary: Nakhira Watersupply lines along Irrigation Canal
Eastern Boundary: Gharigaun-Lamichanne Gaun Roadsection
Western Boundary: Chaurjahari-Salli Bazzar Road (Nakhira Airport Road)
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The Project area covers around 33.987 hectars as per the GPS survey along the boundary
of the LP site.

3.3 Land Inventory

The detail inventory of lands within the area including their ownership has been prepared
and is presented as Annex 1.
Walkover survey of the project area was carried out by key professionals using appropriate
methods, including GPS and cameras. These were followed up by Inventory Surveys of the
land in order to collect all the information in concerning the actual condition of land, roads
and existing utility services such as electric lines, drains, irrigation crossings, watersupply
lines etc. The inventory work also included numbers of households within the project area
including public institutions like schools.

3.4 Socio-Economic survey

The socio-economic survey of randomly selected land owners including residing
outside the land pooling area was conducted to explain about the project, collect their
opinion about the project, infrastructure requirement, land utilization and their
contribution, and gather other information required for planning. A simple questionnaire
was completed from the land owners.

3.5 Population Density

The density of population in the Bijeshowri VDC is 3 persons per hectare and average
household size is 4.65.

3.6 GPS Survey

3.6.1

Objective

In order to confirm the project area, the GPS survey has been carried out. The survey was
generally aimed at the following:
i)

Area Calculation.

ii)

Ascertaining/identification of the following:

Geometry of Project area

Other features within project area

3.7 Institutional Arrangements

Users Committee (UC)
The UC is responsible to represent the interest of all land owner and the tenants of the
project area to take the part in the field level decision. There are 15 members in the User's
Committee representing landowner, tenants, representatives of political parties, women.
UC is to assist to TDC and Consultants. UC is also responsible for participation in
development of internal infrastructures for the blocks to conduct block discussion of the
readjustment plan and to deal with the community in any conflict that may arise and for the
solution to this. Likewise UC is responsible for external infrastructures, readjustment of land
parcels and formation of the common land pooling principle for community participation in
the financing of the project cost as well as in the implementation.

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Under the coordination of former Ward Chairman 15 membered users' committee was
created on the date 2072/08/12 under the presence of the mass of land owners, political
parties and teachers etc.
Table 3.2: Users' Committees
S.No
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15

Designation
Coordinator
Vice-Coordinator
Member
Member
Member
Member
Member
Member
Member
Member
Member
Member
Member
Member
Member

Name
Mr. Jhuse Bista
Mr. Kul Bahadur Bista
Mr. Daulat Bahadur Bista
Mr. Tek Bahadur Bista
Mr. Bhadre Giri
Mr. Lal Bahadur Bista
Mr. Bir Bahadur Giri
Mr. Gopal Lamichhane
Mrs. Chandra Kala Bika
Mr. Indre Bista
Mr. Jhup Bahadur Bista
Mrs. Pabitra Pun (Giri)
Mr. Tej Bahadur Gosai
Mr. Mote Giri
Mr. Tularam Sunar

Land Management Committee (LMC)

The main actor of the Chaurjahari LP project is Chaurjahari TDC which has been defined as
the land management committee. The level and quality of the infrastructure is depend upon
the land owners will because the project is preparing on their land. The land owner decides
how much land will be contributed for the development cost of the project (infrastructure,
open spaces, development and land management cost). The committee functions as a
management committee for the overall administrative and managerial activities of the
landpooling.
But the present Chaurjahari Town Development Committee is not full yet. Representatives
from the different line agencies still need to be fulfilled.

Department of Urban Planning and Building Construction (DUDBC)

New Town Project Coordination Office, Chaurjahari, Rukum

Other Actors;
Land Revenue Office, Rukum
Chaurjahari Municipality
Chaurjahari Town Development Committee (TDC),

Consultant

User's Committee (UC),

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Figure 3.1: Institutional Framework

4.

OVERALL SITE ASSESSMENT

4.1 Features of Project Area

Table 4.1: Features of Project Area
Site Attribute
1

Remarks

Site Location
District

Rukum

VDC(past)/Municipality(currently
announced)

Past : Bijeshwari VDC

Chaurjahari Municipality

Ward Nos

VDC 3 and 4 /Municipality Ward No: 1 &

2

/Present:

Accessibility
District Headuarters, Khalanga

40 Km

From Salli Bazzar

60 Km

Distance from bus park, from hospital,

school,

From bus park- 430m

From hospital-760m
From school- 85m

Terrain

Plain

4.2 Development Activities

Regarding to the development activities within the boundary of land pooling project site,
there are no major development activities running currently. NTPCO, Chaurjahari has been
planning a ring road encompassing the Chaurjahari phat including the LP site. Such a facility
definitely embraces the importance of the land pooling at the present site.

4.3 Present Land Use

Most of the land pooling projects implemented to provide comfortable housing plots on small
areas to control the unplanned urban sprawl. After implementation of land pooling
programmes, the area will be a mixture of housing plots, shops and commercial areas. It is
difficult to develop the industrial and commercial plots in such small plots. The present
pattern of the land use of the land pooling site is given as;
Table 4.2: Land Use Pattern
S.N.

Description

Area (ha)

Percent (%)

Agriculture

30.03

85.01

Commercial & Residential

4.03

11.41

Institutional

0.59

1.68

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Others (Kulo, Khola, Trail roads

etc)

0.67

1.90

Total

35.32

100.00

4.4 Available Physical Infrastructure and Service

conditions
The 11kva transmission lines runs along the North-East direction to South West direction.
The four irrigation canal cross the area from East to West
The pipe lines to Nakhira cross the southern boundary of the LP area
The existing roads encompasses at three direction north, east and west of LP area
Chaurjahari Airport

4.5 Land Ownership Status

Most of the land owners of the project area are private with no public lands. Almost all land is
owned by land owners themselves with no mohis. The detail land owners covered within the
periphery of project area are presented on the Annex 1.
Table 4.3: Land Ownership Status
Ownership

Area (sq.m)

Government Ownership (TDC ownership, school)

5941.69
Private Ownership
340,591.92
Road
2388.75
Water bodies
4307.85
Total LP Area
353,230.22
Source: Cadestral Map provided by the Department of Survey, Rukum
4.5.1

Percent of Total
1.68
96.42
0.68
1.22
100

Total Number of Land Owners and Percentage of their Participation

Total plots demarcated within the land pooling site is 1140. The average number of plots
holding by a land owner is around 3.5 based upon which the total number of land owners in
the within the LP site is around 300.
As per the TDC Act 12.1.1, to operate the land pooling program in an area requires
consensus of at least fifty one percent of local land owners and tenants. Abide by this clause
the consultant has collected 160 consensuses of the 300 land owners hence the further
processing for the land pooling in the decided LP site has been mandated. The detail list of
land owners' plots has been given at Annex 1.
4.5.2

Households

The project area has total households of 255 nos. mainly along the Chaurjahari-Salli Road
section, west boundary.
4.5.3

Natural Features

The Kahare khola named Dattule Khola runs along East-West direction of the project area

Average Gradient

: 0.7 %

Length

: 540 m

Average Linear waterway

: 8.5 m

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4.5.4

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Existing Roads-section

Cross section features adopted for design are as under.

Chaurjahari to Salli Road Section

Formation Width

: 8.0 m (without drains)

Carriage Way Width

: 4.00 m sealed gravel (Otta Seal) pavement

Pavement Condition

: Gravel

Ghari Gaun to Lamichanne Gaun Road Section

Formation Width

: 8.0 m (with drains)

Pavement Condition

: Gravel

Northern Boundary (Behind the Chaurjahari Hotel)

Average Width

Pavement Condition

: 6.0 m
: Earthen

4.6 Plot Size Analysis

The project area encompasses the 34.1 ha land within the two existing main roads. During
the analysis of plots within the area, the plot ranges from 19.46 sq.m to 1935.42 sq.m. Most
of the plots are irregular and lengthy with narrow fronts which are not good shapes for the
housing plots. The average size of plot is 307.42 sq.m.
As far as developed plots are concerned, based on the privately plotting projects, usually
the developed plots are made with 5 to 15 m front and 10m to 12m depth.

4.7 Land Buying and Selling Activities

With the announcement of Government's strategy to make the Chaurjahari; a well-planned
town, people from the neighbouring districts have a dream to have a housing plot at
Chaurjahari area. Presently the land transaction activities are light, but it is definitely going to
be high in near future.

4.8 Present Land Value

Being the most potential area and along with the governments strategic plan to make the
Chaurjahari as a planned and facilitated town along the Mid Hill Highway at Rukum district,
the land value of project area is very high. The value of land at Chaurjahari depends upon
the nearness to the Chaurjahari market and road accessibility.
Base on the local people following values of land has been surveyed
Table 4.1: Present Land Value
Particulars

Land Value per 12 sq.m

Land Value per 12 sq.m

Based on Local people

Based on VDC rate

Adjacent
to
GharigaunLamichanne Gaun Road
section, Sa near to Market

NRS 200,000.00

NRS 50,000.00

Along
GharigaunLamichanne Gaun Raod
section about 1km away of

NRS 100,000.00

NRS 25,000.00

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market

4.9 Demand for Land

The demand for land within Chaurjahari will continue to grow with the anticipated influx of
new residents. Additionally the Nepal Government's strategic plan of making the Chaurjhari
a planned town, attracting families from nearby districts likes Jajarkot, Rolpa, Dolpa, and
Salyan. As such the new residents will require a variety of land resources, services and
community facilities. The in-migration and demographic shifts will have significant
implications for the real-estate dynamics throughout Rukums urban core and peripheries.
Some privates have initiated the land pooling in small scale. Hence it is anticipated that the
land within these areas could experience significant growth-pressure due to its connectivity,
favourable location and potential of trade and administrative center.

4.10 Challenges
The Consultant is facing a series of challenges that could continue to create constraints in
planning and implementation of the project. Some of the key challenges and considerations
for Consultant include:
Incomplete TDC
As TDC is the main actor of the project with the ultimate power and authority to take
decisions, formulate plans and policies regarding the implementation and management of
the project. But the Chaurjahari Town Development Committee is still incomplete till date
hence it surely going to be a challenge for the consultant to make important decisions and
consensus.
Lack of Coordination
An effective coordination is prerequisite for the successful and timely completion of the
project. The line agencies like New Town Development Project Coordination Office, Land
Revenue Department, Road Division are not well coordinated. The consultant alone rushes
for the consensus and coordination.
Technical Challenges
A 11 KVA electric line runs diagonally across the project area and making the consultant to
plan the area freely.
In addition the squatter houses along the west boundary making the plan little difficult
Airports
The Chaurjahari Airport will limit the height of buildings to be constructed.
VDC Ward Boundary
The project area encompasses two wards of Bijeshwari VDC; ward 3 and ward 4. On
account of which it has been producing technical constraint to plan the area freely.
Irregular and unshaped plots
As the existing plots are very length with narrow width, it seems to be difficult to hand over
the developed housing plots at the original location.
Cadastral maps and documents
The cadastral maps have errors due to smaller scale of maps, difficulty to match
adjoining sheets and errors of land records. Some of the parcel may not be registered or has
litigation or on mortgages. If the total area of the project and the summation of area of all
parcels as per the land records are same or more or less same, it will not be the problem. It
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there is some discrepancy between field measurement and record, certainly disputes will
occur.

5.

CONCEPTUAL BLOCK PLAN

Ever since LP project has been announced people of the project area seemed to be very
enthusiastic and very much curious about the future plan of the area. On this regard
Consultants have been in regular consultation with the land owners, TDC professionals on
the making of conceptual plan of the Chaurjahari area.

5.1 Design Criteria

From the suggestions, views of local people, site condition, available design guidelines, the
consultant has fixed the following design criteria for the preparation of block plan of
Chaurjahari Land Pooling Project.
a. The existing house/building will not be shifted.
b. All landowners will contribute at least 30% to land polling in the form of physical land.
c. The road facilities will be 4m, 6m and 8m.
d. Open space not less than 5%
e. Minimum radius of curve at the road intersections, turnings will be 20% more than the
road width.

5.2 Planning Components

For the land development at the proposed site, following plans have been proposed
1. Land Use Plan
2. Infrastructure Development Plan
5.2.1

Land Use Plan

There will be change in the land use pattern of the site than the previous land use pattern.
From the plan there will be increase in the road and free space area in the land use resulting
in the change of agricultural lands into housing plots.
1

Infrastructure Development Plan

The required physical facilities for the project site of area 30 ha will be planned as follows
a.

Road Network

In order to supply road facilities to each and every plots of the site, a road network plan has
been prepared. While planning the road network, the existing roads and other affecting
factors have been kept in mind.
In the road network plan three types of road have been proposed.
4m
6m and
8 m Road
b.

Drain Network

To catch the storm water surface drain along the sides of the roads will be proposed and the
drain network has been prepared which ultimately drains into the Duttele River.
c.

Open Space

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One object of the land pooling project is to provide required open spaces within the project
area. Generally the demarcated open spaces are proposed for social and green belts. Open
spaces increase the aesthetic value of the area. In addition the open space is the minimum
criteria of the propose land use plan of the propose land pooling plan.
In this planning the open spaces have not been proposed at separate location but have
been proposed on the either sides of the river. Land for open spaces will not be less than
5%.
d.

Water Supply Lines, Electric Lines and Telephone Lines

In the well and proper planned urban area, facilities like water supply, electricity and
telephone line is essential. In the present contest these facilities have been the prerequisite
of the modern urban life. Generally these facilities are provided by the concerned authorities
and line agencies. Hence it is suitable to initiate to invest on those facilities through the
related line agencies.
If it's decided to invest on such facilities through the project, definitely the contribution of the
landowners is going to be increase considerable which might hamper on the implementation
of the project. Hence it will be a wise decision to initiate for those facilities and other possible
works like blacktopping of roads through the concerned authorities.
The investment on the facilities will be equal to the amount of the sales plot. Detailed other
funding sources will be decided by the town development committee.

6.

OUTLINE OF FINAL REPORT

The organization of the Final Report is as follows

Volume I: Main Report
Executive Summary
1.0 Introduction
1.1
Background

2.0
3.0

1.2

Objectives of the Project

1.3

Scope of Works

1.4

Land Pooling: Brief Introduction

1.5

Land Pooling Management and Implementation Method

1.6

Land Pooling Projects in Nepal

Study Methodology
Project site profile
3.1
Geo-Graphical Information
3.2

Administrative Division

3.3

Demographic Characteristics

3.4

Land Use

3.5

Municipal Infrastructures

3.5.1

Water Supply

3.5.2

Storm Water Drainage

3.5.3

Road and Transport

3.5.4

Solid Waste Management

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4.0

5.0
6.0

January 2016

Site Assessment/Project Feasibility

4.1
SWOT Analysis
4.2

Project Boundary

4.3

Land Ownership Status

4.4

Land Pooling Principals

4.5

Landowners Consensus

4.6

Issues on contribution

Institutional Framework
Block Plan Design and Housing Plot Analysis
6.1
Block Plan Concept Design
6.1.1

Engineering Design Parameters

6.1.2

Planning Components
Land Use Plan
Infrastructure Development Plan
Road Network Plan
Drain Network
Open Spaces
Utility Services

6.2

Contribution Percentage Analysis

6.2.1

Proposed Land Use

6.2.2

Construction Cost

6.2.3

Average contribution percentage

6.2.4

Contribution percentage based on category of housing plots

Based on road width
Based on nearness to open space

7.0

6.2.5

Issues on contribution

6.2.6

Calculation of project parameters

6.2.7

Contribution Percentage Table

Implementation Strategy
7.1
Implementation schedule
7.2

8.0

Institutional framework

Conclusion and Recommendation

8.1
Conclusion
8.2

Recommendation

Volume II: Social and Environmental Analysis

1.0
1.1
1.2

Socio Economic Analysis

Introduction
Regional Context
1.2.1 Demographic Profile

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1.3
1.4
1.5
2.0
2.1
2.2
2.3

2.4
2.5

1.2.2

Settlement Patterns

1.2.3

Migration

1.2.4

Human Resources

1.2.5

Economic Status

1.2.6

Basic utilities and services

Public consultation
Social mitigation and monitoring
Socio- economic and cultural issues
Environmental Assessment
Introduction
Methodology Adopted for this Study
Brief Description of Existing Environment
2.3.1 Bio-Physical Environment
2.3.2

Biological Environment

2.3.3

Land-Use

Public Consultation
Impact Identification, Prediction and Evaluation
2.5.1 Beneficial Impacts
2.5.2

2.6
2.7
2.8

January 2016

Adverse Impacts

Environmental Monitoring
Table Framework for environmental Management Plan
Costs for Executing the Environmental Management Action Plan
2.8.1 Specific Cost Details
2.8.2

Summary Costs for Environmental and Social Safeguard Measures

Volume III: Cost and Financial Analysis

1.
1.1
1.2

1.3
2.
2.1
2.2
2.3
2.4
2.5
2.6
2.7
2.8

Cost Estimate
General
Costing Details
1.2.1 Unit Rates
1.2.2

Rate Analysis

1.2.3

Quantities

Cost Estimates
Economic Analysis
Introduction
Potential for poverty alleviation
Review of previous feasibility study
Construction costs
Land - economic costs
Economic Analysis Results
Distribution of benefits
Sensitivity tests

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Conclusion

Volume IV: Maps and Drawings

1.0
2.0
3.0
6.0
4.0
5.0
7.0
8.0

7.

Index map
Proposed Land Use Map
Conceptual Block Plan - Bubble Map
Block Plans
Road Network Plan
Strom Water Drainage Network Plan
Plan, Profile and Cross section of Roads
Drawings of Typical structures

CONCLUSION

This report presents the field investigation of the Chaurjahari Land Pooling Project and also
presents the progress of the project development till date. Before presenting the Detailed
Engineering Report, the report provides a conclusion of the detailed site analysis undertaken
by the consultant. This analysis forms the basis for the preparation of the detail Landuse
Plan, Road Network Plan, Residential Plan, Green and Open Space Plan, Industrial Plan
and Infrastructure Plans on the selected Land Pooling site at Chaurjahari. Further, the report
gives the mandate for the further process of the Land Pooling Development Process.

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