Phuentsholing Thromde has initiated a comprehensive review of the Pasakha and Toorsatar Local Area Plans (LAPs), aiming to ensure safer, more efficient, and sustainable urban development in two of the city’s rapidly growing areas. The review—motivated by technical gaps in earlier plans—will integrate updated geotechnical data, topographic surveys, and modern planning tools. A temporary moratorium on new development has also been imposed to facilitate the process.
According to Thromde officials, the objectives of the LAP review seeks to create a holistic, safe, and sustainable development framework. The key goals include development of a realistic and comprehensive plan by reassessing existing infrastructure and services; aligning planning documents with ground realities, addressing discrepancies between lagthrams and actual land use; integrating geotechnical and slope stability assessments to enhance long-term safety and climate resilience; adopting modern urban design and smart city principles to accommodate future development trends, and; preparing detailed, sustainable, and technologically up-to-date infrastructure designs for long-term resilience.
The Pasakha and Toorsatar LAPs, drafted in 2015 and 2017, were prepared based largely on satellite imagery without adequate geotechnical or topographical assessments similar to other early spatial plans. This led to significant inconsistencies during implementation, including mismatched precinct boundaries, technical limitations, and infrastructure challenges.
To address these issues, the Thromde recently completed comprehensive geotechnical and topographical surveys, which will form the basis for the revised LAPs. The Spatial Planning Standards 2017 also recommend reviewing spatial plans every five years to incorporate evolving technologies and community needs.
A multidisciplinary consulting firm selected through a QCBS process will lead the review. The team will include specialists in urban planning, engineering, disaster risk reduction, and sustainable infrastructure design.
The review is designed to align closely with the Phuentsholing Structure Plan 2013–2028, reinforcing the city’s long-term goals of safety, land-use efficiency, smart urbanisation, and climate-resilient development.
A moratorium from October 2025 to December 2026 has been imposed to prevent uncoordinated construction during the review. The pause ensures that future developments fully comply with the updated, climate-resilient standards.
However, construction activities with valid site plans and building permits issued prior to the notification may continue without interruption.
Building inspectors will monitor compliance, and unauthorized development during the moratorium will be treated as a violation and dealt with under existing regulations.
Phuentsholing Thromde has committed to a robust stakeholder engagement processes like in-person and online consultation meetings, announced at least two weeks in advance; a project office established in Phuentsholing by the consultant to facilitate continuous dialogue; field visits and draft plot demarcations conducted jointly with landowners; creation of chat groups for real-time communication, and; acceptance of written submissions, including through email and authorized representatives.
The Thromde emphasized that active participation from landowners is essential, noting that low participation in past consultations has led to grievances during implementation—when changes become difficult and disruptive.
The Thromde ensured that the moratorium does not affect ongoing public or private investments with prior approvals. While no formal support mechanism exists, the Thromde will consider genuine concerns from affected landowners on a case-by-case basis.
Officials note that while immediate impacts on land values cannot be quantified, the revised LAPs are expected to enhance infrastructure quality, improve safety, and support long-term business prospects.
Expected Improvements in the Updated LAPs
The revised LAPs are expected to deliver significant improvements, including accurate and updated land-use zoning based on actual ground conditions; upgraded physical and social infrastructure, including roads, utilities, public spaces, and services; enhanced geological safety and hazard zoning, including non-developable precincts in high-risk areas; consistent Development Control Regulations (DCR) across LAPs, with clear guidelines on building heights, FAR, coverage, setbacks, and safety requirements; climate-resilient and environmentally friendly infrastructure designs; detailed investment plans with cost estimates for major infrastructure networks, and; adoption of modern urban design and smart city principles for efficient, sustainable growth.
Given Phuentsholing’s vulnerability to landslides, flooding, and riverbank erosion, the LAPs will integrate geotechnical findings and mitigation measures, climate-adaptive urban design, updated buffer zones and drainage systems, and, hazard zoning to prevent unsafe development.
The review and detailed infrastructure designs will be completed within seven months, after which the approval and plot demarcation process will follow. Full implementation of the revised LAPs is expected to resume by January 2027.
Tashi Namgyal
From Thimphu
