𝐑𝐞𝐬𝐢𝐝𝐞𝐧𝐭𝐬 𝐕𝐨𝐢𝐜𝐞 𝐂𝐨𝐧𝐜𝐞𝐫𝐧𝐬 𝐎𝐯𝐞𝐫 𝐒𝐭𝐫𝐮𝐜𝐭𝐮𝐫𝐞 𝐏𝐥𝐚𝐧 𝐂𝐡𝐚𝐧𝐠𝐞𝐬 𝐢𝐧 𝐂𝐚𝐩𝐢𝐭𝐚𝐥

…𝒔𝒎𝒂𝒍𝒍 𝒍𝒂𝒏𝒅𝒐𝒘𝒏𝒆𝒓𝒔 𝒘𝒐𝒓𝒓𝒚 𝒂𝒃𝒐𝒖𝒕 𝒏𝒆𝒘 𝒑𝒍𝒐𝒕 𝒔𝒖𝒃𝒅𝒊𝒗𝒊𝒔𝒊𝒐𝒏 𝒓𝒖𝒍𝒆𝒔 𝒂𝒏𝒅 𝒖𝒓𝒃𝒂𝒏 𝒑𝒍𝒂𝒏𝒏𝒊𝒏𝒈 𝒓𝒆𝒔𝒕𝒓𝒊𝒄𝒕𝒊𝒐𝒏𝒔.

By Kinzang Lhamo

Concerns over the social and economic impact of the revised Thimphu Structure Plan were raised in Parliament after the Member of Parliament from Gangzur–Menji constituency questioned the government on the implications of increasing the minimum plot subdivision size in the capital and its surrounding areas.

The MP said that while the government’s intention to promote sustainable and organized urban development through the revised Thimphu Structure Plan was commendable, the sudden increase in the minimum plot subdivision size from 10 decimals to 25 decimals had caused significant anxiety and hardship for many citizens, particularly small landowners in and around Thimphu.

The MP asked whether the government had conducted any distributive impact assessment to determine how the policy change would affect small landowners and vulnerable citizens. He also questioned how the government justified a policy that appeared to disproportionately disadvantage families with limited landholdings while claiming to promote sustainable development.

He further sought clarification on what specific policy measures or alternatives were being considered for landowners with plots between 10 and 25 decimals, who are now effectively prevented from subdividing ancestral land for their children.

Responding to the question, Lyonpo Chandra Bdr Gurung, Minister for Infrastructure and Transport, said urban plans are essential to ensure that development benefits both the public and the country, while making the best use of limited land and infrastructure. He said Bhutan has prepared 128 urban plans so far, many of which are currently under implementation.

In the case of Thimphu, the minister said the Royal Commission for Urban Development led the preparation of key planning documents between 2021 and 2024, including the Thimphu–Paro Regional Strategy, Regional Prospectus, Regional Economic Strategy, and the Thimphu Structure Plan. The Structure Plan was approved by the Cabinet in October 2023, and the Design Code for its implementation was issued on November 15, 2024.

“The intention of the Thimphu Structure Plan is to promote compact growth, prevent unplanned expansion, and improve living conditions, not to disadvantage landowners,” said the Lyonpo.

He acknowledged that grievances have arisen due to restrictions on subdivision, reduced allowable floor area ratio, and height limits in suburban and rural areas such as Babesa, Semtokha, Kabesa, Ngabiphu, Serbithang, Begana, and Changtagang. According to the ministry, these measures were introduced to address overcrowding, poor building amenities, scattered development, underutilized public land, and increasing risks from construction on steep slopes.
“The ministry is reviewing the concerns raised and is working to balance individual interests with long-term public benefits,” said the minister.

He added that proposals related to these issues have been submitted to the Cabinet and are currently under review by the ministry and the Royal Commission for Urban Development. Local Area Plans are being prepared for Kabesa and Ngabiphu to translate the vision of the Thimphu Structure Plan into planned development on the ground. He said joint ownership and comprehensive development models are permitted under the plan, offering alternatives for landowners affected by subdivision restrictions.

The minister also said that major infrastructure projects, including roads, parks, bridges, and transport facilities, are being implemented to ensure that planned development brings tangible benefits and contributes to increased land value for affected communities.

Despite these assurances, concerns remain among residents about how the revised rules affect long-held land rights and family planning. Sonam Wangchuk, a resident of Thimphu, said, “People understand the need for proper planning, but many landowners are worried about how the new rules affect what they can do with land they have held for years.”
He said residents are not against development but want clearer explanations and practical options, especially in areas newly brought under the Thimphu Structure Plan where subdivision and building rights have changed.
He said, “If the plans are meant to improve the city in the long term, the government should also ensure that those directly affected see real benefits and fair solutions.”

He added that timely preparation of Local Area Plans, visible infrastructure development, and clear communication would help reduce confusion and build trust among landowners and residents.

Another resident, Pema Lhamo, said Thimphu cannot continue to grow the way it has and that some form of control is necessary to protect living conditions and public spaces. She said overcrowding, lack of sunlight in buildings, traffic congestion, and pressure on infrastructure have become increasingly visible in many parts of the city.
She said, “At the same time, people need clear guidelines and timely local plans so they know what is allowed and what is not.”

She added that transparent rules and proper consultation would help residents adjust to the changes while supporting the city’s long-term development goals.

As the government continues to review proposals and refine implementation measures, the issue has highlighted the challenge of balancing long-term urban planning objectives with the immediate concerns of citizens whose livelihoods and family futures are closely tied to land.