Kuma , Ashwani
A icle
Re iew o building egula ions o sa e y agains haza ds
in Indian hill owns
Jou nal o U ban Managemen
P o ided in Coope a ion wi h:
Chinese Associa ion o U ban Managemen (CAUM), Taipei
Sugges ed Ci a ion: Kuma , Ashwani (2018) : Re iew o building egula ions o sa e y agains
haza ds in Indian hill owns, Jou nal o U ban Managemen , ISSN 2226-5856, Else ie , Ams e dam,
Vol. 7, Iss. 2, pp. 97-110,
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Re iew o building egula ions o sa e y agains haza ds in Indian
hill owns
☆
Ashwani Kuma
Depa men o A chi ec u e and Planning, Mala iya Na ional Ins i u e o Technology Jaipu , India
ARTICLE INFO
Keywo ds:
Disas e s
Seismic ulne abili y
Hill Towns
Building egula ions
U baniza ion
ABSTRACT
The pic u esque hill owns o India a e ulne able o diffe en ypes o na u al haza ds, which
may cause eno mous des uc ion du ing hei occu ence leading o subs an ial loss o p ecious
human li e and esou ces. Hill owns a e p esen ing unde going emendous de elopmen al ac-
i i y ha ing densely cons uc ed mul i-s o ied buildings causing se e e conce ns ela ed o hei
sui abili y in he hill owns. Diffe en building egula ions a e o mula ed and en o ced o he
p o ec ion o human li e and buildings in hill owns. Bu , in spi e o he en o ced building eg-
ula ions, mos o he buildings exis ing in hill owns ha e no/minimal measu es o wi hs and he
ad e se impac s o disas e s.
The e o e, his pape highligh s he gene al issues and p oblems ela ed o he de elopmen
and building egula ions o hill owns. A compa a i e s udy o exis ing building egula ions o
sa e y agains na u al haza ds o a ious Himalayan hill owns is made o ha e he in-dep h
unde s anding o issues ela ed o building egula ions o sa e y agains haza ds in hill owns.
1. In oduc ion
Hilly egions a e he mos difficul ye mos exci ing and challenging ea u es o ca y any de elopmen wo k. Cons uc ion o
buildings in hilly e ain is cons ained by hei difficul e ain, s eep g adien s, complex geological s uc u e, clima ic condi ions
and ich flo a. In esponse o hese se ings a ious buil o m cons uc ion echniques and pa e ns o de elopmen ha e eme ged in
diffe en hill egions o he coun y. Any a ea ha ing al i ude mo e han 600 m om mean sea le el o any a ea wi h an a e age slope
o 30° is classified as hilly in India (BIS, 2005). In India, 21% o he o al land a ea is hilly o moun ainous, which includes he
no he n moun ains o he Himalayas, he Cen al Highlands, he Deccan Pla eau, he no h-eas e n hill anges.
Mos o he hill owns o Himalayas a e loca ed in he seismically mos ulne able zones o he coun y and classified as zone V
and IV o seismic ulne abili y a las (NDMD, 2007). These egions a e suscep ible o high magni ude ea hquake and may lead o
eno mous des uc ion du ing he occu ence o an ea hquake. Hill egions a e in gene al p one o landslides and e e y yea du ing
ains massi e loss o human li e and esou ces occu s due o landslides. Along wi h landslides and ea hquakes, hill egions a e also
p one o he a ious disas e s like he cloudbu s , floods, fi e, wildfi e, a alanche, e c. (BIS, 2000). In spi e o high p oneness o hill
a eas o diffe en disas e s, a ious hill s a ions a e es ablished and subsequen ly de eloped as majo u ban cen e s in hill egions,
hus ha e high popula ion densi y. Shimla, Mussoo ie, Manali, Dalhousie, Naini al, S inaga , Shillong, and I anaga a e some such
impo an ou is cen e s and as -g owing hill owns, which a e expe iencing a lo o p essu e o de elopmen in p esen con ex .
Hill owns a e mos ly loca ed in ecologically sensi i e zones (Menon, Kapoo , & Kohli, 2009). The ecological balance o owns is
affec ed due o high-densi y de elopmen ha ing mul i-s o ied buildings and lowe ca ying capaci ies o hill owns (Fig. 1). Also,
h ps://doi.o g/10.1016/j.jum.2018.06.002
Recei ed 25 No embe 2017; Recei ed in e ised o m 4 May 2018; Accep ed 3 June 2018
☆
Pee e iew unde esponsibili y o Zhejiang Uni e si y and Chinese Associa ion o U ban Managemen .
E-mail add ess: [email p o ec ed].
Jou nal o U ban Managemen 7 (2018) 97–110
A ailable online 21 June 2018
2226-5856/ © 2018 Zhejiang Uni e si y and Chinese Associa ion o U ban Managemen . P oduc ion and hos ing by Else ie B.V. This is an open
access a icle unde he CC BY-NC-ND license (h p://c ea i ecommons.o g/licenses/BY-NC-ND/4.0/).
T
deg ada ion o na u al opog aphy, ege a ion and dis u bance o na u al d ainage pa e n due o massi e cons uc ion has esul ed
in en i onmen al deg ada ion in he hill owns (Kuma , 2016). Cons uc ion ac i i y on high and uns able slopes (350–600) cha -
ac e ized by high pe cen age o g ound co e age is aking place and he eby limi ing na u al ligh , ai and en ila ion, which is likely
o affec human heal h and well-being (ITPI, 2004).
The cu en scena io o de elopmen is mo e c i ical in hill owns han u ban cen e s on fla ening opog aphy, which is cha -
ac e ized by s eep e ain, complex geological s uc u e, ad e se clima e, and agile ecological con ex . The unique u banscape
p esen in hill owns is a esul o he wea ing oge he o opog aphy, a chi ec u e, he a angemen o s ee s, u ban spaces and
is as (Ju la, 2000). Bu , hese hill owns ha e been expe iencing eno mous p essu e o de elopmen om las h ee decades his has
changed he u ban scena io o hill owns conside ably (Mesh am, 2008;Kuma , Pushpla a, 2013a)(Fig. 2). As g ow h in a ci y is
egula ed and guided by diffe en building egula ions ha a e en o ced in ha u ban a ea a e s ong and igid (S idha , 2010), bu
a e poo ly implemen ed and lead o mos o he p oblems o he buil en i onmen in hill owns (Kuma and Pushpla a, 2015b).
Likewise, o mi iga e he impac o abo e men ioned na u al haza ds/disas e s and sa e y o buildings and p o ec ion o human
li e du ing any ca as ophe, a ious s uc u al and non-s uc u al measu es o disas e mi iga ion a e employed in he hill owns.
Building egula ions, being he mos aluable ool o egula e and guide de elopmen , and mos impo an non-s uc u al measu e o
disas e mi iga ion a e en o ced in diffe en hill owns (Kuma and Pushpla a, 2015c). Va ious building egula ions ela ed o sa e y
agains landslides, ea hquake, slope s abili y, fi e, and floods ha e been inco po a ed in building egula ions o diffe en Indian hill
owns (Kuma and Pushpla a, 2013b).
Va ious p oblems ela ed o he sa e y o buildings s ock in hill owns s ill p e ails and u he in ensified due o massi e de-
elopmen on he s eep and dange ous slope, imp ope o insufficien si e de elopmen and s abiliza ion, i egula d ainage pa e n,
dilapida ed housing s ock (Pushpla a and Kuma , 2012)(TCPO, 2011). Mo eo e , due o ex ensi e use o wood as cons uc ion
ma e ial, mos o he hill owns a e also p one o fi e, and many ins ances o fi e ha e al eady been aken place in hill owns, which
has esul ed in significan loss o human li e and p ecious he i age a ailable in he o m o adi ional buildings. Also, due o poo
compliance and en o cemen o diffe en building egula ion, mos o he buildings ha a e cons uc ed o being cons uc ed wi hou
adhe ing o sa e y p o isions agains na u al haza ds and a e suscep ible o subs an ial damage om any na u al ca as ophe (Kuma
and Pushpla a, 2015a)(Fig. 3). Mo eo e , he land holdings o plo s ollow na u al opog aphical p ofile and a e i egula in shape.
Residen s pu chase i egula shaped land (wi hou equisi e essen ial se ices and in as uc u e) om landlo ds o cons uc
buildings (Kuma and Pushpla a, 2017). An unp eceden ed haphaza d and unau ho ized de elopmen on i egula ly shaped plo s due
o lack o se iced land has become a significan conce n o sa e y agains disas e s.
The e o e, i becomes mos e iden o s udy and unde s and diffe en building egula ions en o ced in hill owns o sa e y agains
disas e s, o highligh issues o exis ing building egula ions.
A compa a i e s udy o exis ing building egula ions o sa e y agains na u al haza ds o a ious Himalayan hill owns is made o
ha e an in-dep h unde s anding o issues ela ed o building egula ions. P e ailing building egula ions o majo hill owns in
Fig. 1. Densely cons uc ed conc e e buildings in hill owns.
A. Kuma Jou nal o U ban Managemen 7 (2018) 97–110
98
Himalayan egions such as Shimla, Naini al, Mussoo ie, Dalhousie, Manali, S inaga , and Shillong a e s udied.
2. Exis ing building egula ions o sa e y agains disas e s in hill owns
Exis ing building egula ions o sa e y agains disas e s en o ced in majo Himalayan hill owns o India a e s udied o iden i y
diffe en issues ela ed o hei o mula ion and en o cemen . Building egula ions conside ed o e iew a e aken om la es de-
elopmen plans and building bye-laws a ailable wi h local go e ning au ho i ies/bodies. Diffe en documen s/mas e plan/de el-
opmen plan/building egula ions used o his s udy o exis ing building egula ions o Indian hill owns a e as ollows:
i) D a De elopmen Plan o Shimla Planning A ea 2021 (TCPO, 2011)
ii) De elopmen Plan o Manali Planning A ea 2021 (TCPO, 2005)
iii) De elopmen Plan o Dalhousie Planning A ea 2021 Town & Coun y Planning office Shimla, 2004.
i ) Meghalaya Building-Bye Laws 2011 (MUDA, 2011)
) Building Regula ions and Bye-Laws (Kashmi Di ision) 2010 (CA 2010) (Chie A chi ec J&K, 2010)
Fig. 2. Eno mous de elopmen in he pe iphe al egions o hill owns.
Fig. 3. Occu ence o landslides in hill owns.
A. Kuma Jou nal o U ban Managemen 7 (2018) 97–110
99
i) Mussoo ie Deh adun De elopmen Au ho i y Building Cons uc ion and De elopmen Byelaws (Amendmen ) 2003 (MDDA,
2003)
.
The s a us o sa e y egula ions ela ed o a ious haza ds (i.e., whe he p o isions a e specified in egula ions o no ) in diffe en
hill owns is shown in Table 1 and Fig. 4. Key findings ela ed o sa e y egula ions in hill owns a e as ollows
i) The majo i y o hill owns like Shimla, Mussou ie, S inaga , Manali do no ha e any p o ision ela ed o landslide and slope
s abili y conside a ions, in spi e o ha ing nume ous occu ences o landslides o slope ailu es e e y yea du ing ain ha
esul s in significan loss o human li e and esou ces. The e a e a ious p o ec i e measu es ela ed o sa e y agains landslides
men ioned in a ious Indian s anda d (IS) codes. Bu , he adop ion o hese p o ec i e measu es will lead o significan inc ease
in cons uc ion and si e de elopmen cos . As a consequence, he owne ha ing weak economic condi ions o en neglec ed he
a ious c ucial p o isions ha a e necessa y o p o iding p o ec i e measu es agains landslides in hilly egions.
ii) Due o he high seismic ulne abili y o hill owns, ea hquake sa e y egula ions a e included in mos o he hill owns excep
Dalhousie and Manali. Bu , p o isions and conside a ions discussed in exis ing building egula ions o Indian hill owns ha e a
lo o a ia ions and dispa i ies, which esul s in noncompliance o ineffec i e en o cemen o hese manda o y laws. In mos o
he building egula ions, i is specified ha he s uc u e o he p oposed buildings should be by he no ms laid by he a ious IS
codes. The e is no mechanism o check and ensu e he adop ion o p esc ibed ea hquake sa e y p o isions specified in Indian
S anda d (IS) codes. P i a e p o essionals in ol ed in building designing and cons uc ion p ocess, as well as, p o essionals
wo king wi h local au ho i ies o g an ing app o al p ocess do no ha e he necessa y compe ence o design and cons uc he
ea hquake- esis ance buildings and o check and ensu e he compliance o a ious p o isions ela ed o ea hquake- esis an
design in exis ing building egula ions o hill owns. Mo eo e , a s uc u al sa e y ce ifica e is equi ed om he a chi ec o
s uc u al designe indica ing he compliance o p esc ibed sa e y measu es, bu he adap a ion o a ious sa e y measu es while
cons uc ion is no ensu ed o moni o ed by he de elopmen pe mi ing au ho i y.
iii) Regula ions ela ed o he cu ing o slopes a e p esen in all hill owns, and he maximum heigh o cu ing o hill slopes a ies
om 3.5 m o 6.6 m. Bu in p ac ice, hills a e cu much mo e han he pe missible alue, which leads o he change in slope
s abili y and na u al d ainage pa e n, inc easing ins ances o ins abili y o landslides, which ad e sely affec human li e, e-
sou ces, and he en i onmen . The maximum limi o slope cu ing is p esc ibed i espec i e o slope g adien and ype o soil o
ock in he own. The e is no mechanism in place o check and ensu e he compliance o maximum limi o slope cu ing.
Table 1
Sa e y egula ions agains diffe en haza ds in hill owns.
Sa e y o Shi-mla Dalh-ousie Man-ali Muss-oo ie Nain-i al S in-aga Shill-ong No o owns ha ing egula ions
Landslide OOOO*O*02
Ea hquake O O * * * * 05
Slope s abili y OOOO***03
D ainage o si e * * * * * * * 07
Cu ing o slopes * * * * * * * 07
Main enance o d ainage pa e n * * * * * * * 07
P ese a ion o na u al ea u es O O * * * O O 03
Fi e sa e y O O * * O * 04
Cons uc ion sa e y O O O O O * * 02
Quali y o Ma e ials O O O O * * * 03
* egula ions specified O egula ions no specified.
Fig. 4. Sa e y egula ions agains diffe en haza ds in Hill Towns.
A. Kuma Jou nal o U ban Managemen 7 (2018) 97–110
100

i ) Some hill owns like Mussoo ie, Naini al, and Manali ha e egula ions ela ed o p ese a ion o na u al wa e sou ces, bu
na u al wa e sou ces like s eams, wa e alls, i e s, lakes, e c. p esen in o a ound hill owns a e acing se e e p oblems
ela ed o enc oachmen , pollu ion, and sil a ion. Buildings de eloped illegally on he na u al d ainage cou se and on o nea
wa e bodies a e mos p one o a ious ypes o disas e s.
) E e y hill own s udied has egula ions ela ed o main enance o ups eam d ainage pa e n, and si e d ainage, which eflec he
impo ance o main aining d ainage pa e n. Bu , in spi e o hese ules na u al d ainage pa e n has changed in hill owns due o
human in e en ions like enc oachmen s, buildings buil ac oss d ainage cou se and de elopmen o la ge e aces and cu ing
and filling o slopes, which esul s in inc eased ulne abili y o a ious disas e s (Kuma 2017).
i) Hill owns like Manali, Dalhousie, and S inaga , do no ha e any egula ions abou fi e sa e y. In o he s, fi e sa e y egula ions
a e men ioned as fi e sa e y guidelines bu , do no ha e any egula o y measu e o se up o ensu e efficien adop ion o such
c ucial laws. No Objec ion Ce ifica e (NOC) om he fi e depa men is also manda o y o ge ing app o al in ew hill owns,
whe eas, his is no equi ed in o he hill owns. Also, he e is no p o ision o mechanism o check and inspec a ious fi e sa e y
ules adop ed in diffe en buildings.
ii) Ci ies like S inaga and Shillong also men ion some egula ions ela ed o sa e y conside a ions du ing he cons uc ion phase
whe eas; o he owns do no ha e any p o isions pe aining o he sa e y du ing he cons uc ion phase.
iii) Rules ela ed o he quali y o ma e ials used and hei wo kmanship a e also p esen in he building egula ions o ew hill
owns o India.
Along wi h hese en o ced building egula ions, he e a e o he no able ecommenda ions/p o isions sugges ed in a ious IS
codes which a e c ucial o de elopmen in hill owns and sa e y agains disas e s.
As pe NBC 2005 (Annexu e G pa III), se lemen planning in he hill a eas has eno mous implica ions on he en i onmen . Fo
planning new se lemen s o wo king ou s a egies o g ow h o exis ing se lemen s, i is necessa y o conduc de ailed en i on-
men al in en o y/impac assessmen , which include geological in es iga ions, slope analysis, soil, flo a and auna analysis, clima ic
in en o ies and ulne abili y assessmen o na u al disas e s, along wi h aes he ic ac o s, cul u al, a chi ec u al and his o ical
he i age, scenic /landscape alue. I u he ecommends ha necessa y s eps shall be aken in designing and cons uc ion in hilly
egions o achie e disas e esis ance agains ea hquakes, a alanches, flash floods, landslides, e c. (NBC 2005)
As pe Na ional Disas e Managemen Di ision, o en i onmen ally sound de elopmen o hill owns, in eg a ed de elopmen
plan should be p epa ed which include ecologically sensi i e a eas, haza d-p one a eas, d ainage channels, s eep slopes and e ile
land. Whe e cu ing o hill slope causes ecological damage and slope ins abili y in adjacen a eas, such cu ings shall no be un-
de aken wi hou app op ia e p e en i e measu es. No cons uc ion should be o dina ily aken in a eas ha ing slope abo e 30° o
egions which all in landslide haza d zones o a eas alling on he sp ing lines and fi s o de s eams iden ified by he S a e
Go e nmen om a ailable scien ific e idence (NDMD, 2007).
As pe IS 14804 (2000) Si ing, Design and Sec ion o Ma e ials o Residen ial Buildings in Hilly A eas- Guidelines, sa e y,
de elopable opog aphy and closeness o he place o wo k a e he p ima y objec i es which should go e n he selec ion o he si e
o se lemen in hilly egions. Va ying geological si ua ions, ongoing de elopmen ac i i ies, clima ic a ia ion and diffe en hy-
d ogeological condi ions esul in a ious ypes o haza ds like ea hquakes, landslides, a alanches, mudflows, flash floods occu ing
in hill a eas (BIS, 2000).
As pe IS code 14243 Pa 2 (1995) Guidelines Fo Selec ion And De elopmen o Hill Si es, Field su ey and s abili y analysis o
hill slopes should be ca ied ou o cu ings and buildings should be loca ed on s able hill slopes. Hill slopes and cu ings which a e
s able unde no mal clima e and wea he condi ions unde go mo emen s and ailu es due o wea he ing along join s and o he
discon inui ies in ocks, changes in d ainage condi ions, e osion and su ace exca a ions, ea hquakes and o he causes. Mo eo e ,
cu ings and exca a ions on s able hill slopes a e made o loca e buildings. Such, cu ings o en equi e p o ec ion wo ks which add o
he si e de elopmen cos . Hence, i is essen ial o ensu e he s abili y o such cu ings o ha e he adequa e sa e y o he buildings.
Hillsides wi h less han 30° slope, in gene al, a e no ed o be s able as he g adien co esponds o he sa e angle o he epose o slope
o ming ma e ial. Building si es should, in gene al, be loca ed on hillside wi h no mo e han 30° slope. Non- esiden ial empo a y
buildings may be cons uc ed on s eepe slopes up o 45°. Si e de elopmen in hilly egions consumes abou 30 o 40 pe cen o o al
cos o building complex. The heigh o cu ing, clea ance a ound buildings, blas ing and p ope d ainage a e some essen ial poin s
which shall be kep in mind du ing he de elopmen o e ace o a buildable si e (BIS, 1995)
To de elop he unde s anding o a ious conce ns ela ed o sa e y in exis ing buildings, a s udy is conduc ed in selec ed locali ies
in Shimla- he amous hill s a ion and la ges hill op ci y o no h India.
3. S udy o selec ed locali ies in Shimla
Shimla- he p esen capi al o Himachal P adesh and he o me summe capi al o India du ing he B i ish pe iod is he la ges hill
own o no h India. Shimla, is known o i s scenic beau y and pic u esque se ing. The opog aphy consis ing o he idge and
adjacen hill slopes on which Shimla is loca ed and he su ounding hills and dense ege a ion on he slopes o m an in e es ing
landscape. I is he la ges hill op ci y o i s own ype in he No h Indian Himalayan egion. The ci y is loca ed in he seismic zone V
ha ing highe ulne abili y o he ea hquake. I is also p one o na u al haza ds like landslides, slope ailu e, flash floods, cloudbu s
along wi h a ious an h opogenic disas e s like u ban fi e, building collapse, oad acciden s, e c. Two locali ies (SDA complex and
New Shimla Township) ha e highe popula ion densi ies and a e de eloped in las wo decades a e conside ed as he case o
unde s anding o a ious issues conce ning de elopmen especially sa e y agains disas e s.
A. Kuma Jou nal o U ban Managemen 7 (2018) 97–110
101
3.1. SDA complex
SDA complex is a comme cial, shopping cum office complex de eloped by HIMUDA (Himachal P adesh Housing and U ban
De elopmen Au ho i y) o decen alize he co e ci y a ea and o inc ease he employmen oppo uni ies by p o iding comme cial
and wo kspaces. SDA complex is loca ed a Kasump i, a he pe iphe y o Shimla own, which is app oxima ely 7 km away om he
co e a ea o Shimla own. This complex has o al 42 buildings designed o house mo e han 200 shops and offices de eloped on a si e
measu ing 46190 sq m. Access o he si e is h ough 12 m wide oad and in e nal oads o 9 m, 6 m, 4.5 m and 3 m wid h a e p o ided
in diffe en pa s depending upon he affic condi ions. SDA complex is de eloped on a si e ha ing 46190 sq m a ea wi h a le el
diffe ence o 70 m. The slopes in diffe en pa s o si e a ies om 15° o 35° and sp eads o e mid slopes o wo spu s o sou h sloping
hill which has sou h and sou h-wes o ien a ion(Figs. 5 and 6). Heigh o buildings in his complex a ies om 12 m o 25 m. In his
complex one building has 3 s o ey high, 7 buildings ha e 4 s o eys, 23 buildings ha e 5 s o eys, 10 buildings ha e 6 s o eys and 2
buildings ha e 7 s o ey, which indica ed ha mos o he buildings in his complex a e mid- ise (ha ing mo e han 04 s o ey) as
shown in Fig. 7 and Fig. 8. The floo o floo heigh is aken as 3.20 m. A ea co e ed unde diffe en buildings in his complex is
15253 sq m, which is 33.03% o o al si e a ea. Diffe en oads in complex ha e an a ea o 11901sqm which is 25.77% o o al si e
a ea. Remaining 41.2% a ea on si e is kep unco e ed and unde eloped. The open a eas on he si e ha e high slope g adien , which
makes hem unsa e o any de elopmen pu poses. To al buil -up a ea unde diffe en buildings in SDA complex is 77152 sqm, which
accoun s o consump ion o 1.67 floo a ea a io (F.A.R) in he complex. The a ious p oblems ela ed o de elopmen and building
egula ions a e as ollows:
i) To al buil -up a ea unde diffe en buildings in SDA complex is 77152 sq m, which accoun s o consump ion o 1.67 F.A.R in he
complex, which is usually highe han building egula ions en o ced in own.
ii) Buildings a e designed on diffe en le eled e aces, he slope o he si e is mo e han he desi able o building de elopmen
wo ks, building blocks a e designed in linea / ec angula shapes
iii) The si e has high s eep slopes which usually mo e han 20° and mul is o ied (04 o 07 s o ied) buildings a e cons uc ed on hese
Fig. 5. Layou o SDA Complex, Shimla. Sou ce: HIMUDA, Shimla.
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s eep slopes as shown in Fig. 10 and Fig. 8, which is in iola ion o exis ing building egula ion, as exis ing building egula ions
speci y maximum pe missible numbe o habi able s o ey as 04 and mos o he buildings in his complex a e de eloped wi hou
adhe ing o his p o ision o exis ing building egula ions.
i ) Mos o he buildings in he complex a e linea in shape, which a e usually placed along he con ou s o educe he si e de el-
opmen wo k. Mos o he buildings ha e one o hei longe sides acing sou h o ha e maximum sola exposu e. Bu o he /no h
side which is mos ly adjacen o cu slope ecei e minimum sola exposu e. Thus, damp and unheal hy li ing condi ions gene ally
p e ail on lowe s o ey o buildings owa ds cu hillside su ace.
) The oads p o ided in he complex ha e insufficien wid h and ha e g ea e slope g adien s o ca e inc eased numbe o ehicles,
which o en esul s in affic jams and acciden s in he complex. The slope g adien o in e nal oads is e y high a diffe en
loca ions which make i difficul o d i e and ehicles pa ked on oad make i mo e edious. The condi ion o oads is poo , no
ainwa e / was ewa e d ains a e p o ided along he oads.
i) Mos o he buildings de eloped in his complex a e go e nmen office buildings, which ha e adequa e sa e y measu es agains
ea hquake, bu he p o isions o minimize he impac s o flash floods and u ban fi e a e majo ly no p esen in he complex.
3.2. New Shimla ownship
New Shimla is a esiden ial ownship which is planned and de eloped by Himachal U ban De elopmen Au ho i y (HIMUDA) on
he ou ski s o Shimla own on sou he n slopes, o lessen he p essu e o own co e a ea and o p o ide esiden ial acili ies o
inc easing popula ion (Fig. 9). This ownship has 04 sec o s and is de eloped in wo phases. Sec o 3, which is de eloped in phase II,
is conside ed o his s udy as he issues o building egula ions and hei impac s a e p onounced in New Shimla. This ownship has
781 esiden ial uni s in he o m o indi idual plo ed and apa men (g oup housing) de elopmen , which accoun s o 36.39% o
p oposed landuse (calcula ed on he basis o layou plan p o ided by HIMUDA). Indi idual plo s o a ea, 90 sq m, 120 sq m, 200 sq m,
250 sq m and apa men s o fla s o a ea, 35 sq m, 48.5 sq m. 77 sq m, 133 sq m, 165 sq m a e p o ided o esiden ial accommoda ion
in his ownship as shown in Table 2.
The se backs imposed on de elopmen in his ownship a e 3.0 m on , 2.5 m o 3.0 m side and 3.0 m ea se back. The side
Fig. 6. Schema ic Sec ions o SDA Complex, Shimla.
Fig. 7. Mul i-s o ied Buildings on Diffe en Te aces in SDA Complex, Shimla.
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se back depends upon he size o plo and ype o de elopmen . The maximum numbe o s o ey allowed o plo ed de elopmen is
03, including basemen and habi able a ic. The p oposed de elopmen in sec o III is shown in Figs. 10 and 11.
Bu in con as o he p oposed de elopmen ha ing 03 s o ey buildings, he exis ing de elopmen pa e n which is de eloped
o e ime in his ownship is diffe en . The exis ing de elopmen in he s udy a ea comp ises o buildings ha ing a ia ion in numbe
o s o ey as shown in Fig. 11. The ac ual g ound co e age as well as F.A.R used in his ownship is much highe han he p oposed
g ound co e age and F.A.R. in he own. Va ious obse a ions ela ed o he condi ion o exis ing de elopmen and pe o mance
/adop ion o building egula ion and hei impac s a e as ollows:
Fig. 8. Heigh o Buildings in SDA Complex, Shimla.
Fig. 9. View o New Shimla Township, Shimla.
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