Bumthang’s new townships struggle without basic infrastructure

Lhakpa Quendren

Bumthang—Relocated businesses in Bumthang’s new local area plans (LAPs) are struggling with inadequate infrastructure and a lack of basic amenities.

The relocation, part of the Bumthang Valley Development Plan (BVDP), has left many disheartened by the bleak operational conditions in the three LAPs—Dekiling, Chamkhar, and Jalikhar. These locations are dusty in winter and muddy in summer.

The town planning was set for implementation in 2017, following the land demarcation approved in 2014.

The leaseholders relocated to these new areas after their revised lease term ended in August last year. Yet, there are no basic amenities such as reliable water supply and proper drainage systems.

While formation cutting works, some internal roads, footpaths, and streetlights along main routes in some LAPs have been completed, businesses have been largely left to fend for themselves in the new townships.

Of the 180 relocated shops, most moved to Jalikhar, followed by Chamkhar, while about 10 percent migrated to Thimphu, Gelephu, Phuentsholing, and other dzongkhags.

“We have to comply with the government’s land acquisition, but they must address the challenges residents face,” said Kuenzang Dechen, a landlord in Jalikhar.

She revealed that a portion of her 30-decimal plot was acquired during land pooling in 2017, yet her appeals for proper drainage development have gone unanswered. “I had to build my own drain as rainwater formed pools around my building, washing away sand and causing damage.”

The residents rely on an unreliable, untreated water supply and have appealed to the dzongkhag administration to resolve the issue.

“The basic infrastructure should have been in place before relocation,” said one resident. “Urban taxes are being imposed, but we lack even the most fundamental amenities.”

Without proper street lighting, most shops close by 8 pm while unpaved roads deter customers during the rainy season.

Sangay Choden, a shopkeeper in Chamkhar, said some businesses have been affected by these issues. “Mud makes the roads nearly impassable in the summer, and the lack of proper drainage increases safety risks.”

Business owners are hesitant to invest further without guarantees of infrastructure development. “If the government addresses these issues, it will encourage us to construct permanent buildings,” said Karma Lekden, a resident of Dekiling. “Otherwise, the risks of repaying loans without sufficient income are too high.”

Rushed relocation

Although leaseholders were given two years to prepare, followed by an additional year of Kidu extensions, a shortage of space made it difficult to accommodate all relocated businesses. Some operated from unfinished buildings, while others temporarily set up in Jalikhar or awaited construction completion.

“I stayed home for two months without income, waiting for the building to be finished,” said Sangay Choden. “During that time, I spent my savings on rent and living expenses, and my vegetables spoiled, causing a huge loss.”

Another business owner, who relocated from the old Chamkhar town after seven years, has set up shop on the ground floor of an ongoing construction. “The electrical and plumbing works aren’t complete, but we had no choice.”

The dispersal of shops across Dekiling, Chamkhar, and Jalikhar has also fragmented customer traffic. “Most customers prefer Jalikhar due to its proximity to the highway,” said a business owner.

Some business owners even had to rely on alternative jobs to pay their rents.

“As businesses from the old town did not relocate earlier, new ones from other dzongkhags had already set up shops by the time of relocation,” said Bumthang Thromde Ngotshab Ugyen Sangay. “With the decline in population, there are more shops than customers in the town.”

With the rise in demand for both commercial and residential spaces, some landlords exploited the relocation process by increasing rents.

“I now pay Nu 12,000 monthly rent, compared to Nu 8,000 in the old town,” said a businesswoman in Chamkhar. “The facilities here are better, as this is a concrete building, whereas the old town had temporary sheds.”

In contrast, house owner Kuenzang Dechen has lowered rents due to poor business. “The tenants rely entirely on their businesses,” she explained.

To address the high demand for apartments, she is constructing a single-storey building and has even allowed tenants to move in while renovations on her three-storey building are still underway.

The old Chamkhar town, situated in a flood-prone red zone along the Chamkharchhu River, has only six buildings remaining after the relocation. These houses will also be relocated in the future.

The lease term was extended by three years—including a Kidu extension—to help leaseholders recover from pandemic-induced hardships.

Although the majority of leaseholders own land and buildings in the new locations, they did not move and instead appealed for another extension as the final relocation deadline approached.

The lease agreement requires the lessee to use the land only for personal purposes. However, a joint investigation by the National Land Commission Secretariat and the dzongkhag land and survey sector in 2022 found that 70 percent of lessees had violated their agreements, with 26 partially renting out their properties, 58 fully renting them, and four even selling their leased land and structures.

“Some lessees charged exorbitant rents, up to Nu 95,000 a month, while others built multiple houses, which violated the conditions outlined in the lease agreement,” revealed a source.

Despite these issues, businesses cooperated during the final relocation phase, dismantling structures without the need for enforcement measures from the dzongkhag administration.

Development plans

The Ministry of Infrastructure and Transport submitted its assessment report to the dzongkhag administration for implementation of the plan, followed by a two-month land topography survey conducted by the National Land Commission.

The government allocated Nu 10 million each through the Small Development Project for the construction of internal roads in three LAPs and to address water issues in Jalikhar. In addition, the dzongkhag administration plans to allocate 10 percent of its total budget for town development.

Speaking to Kuensel, Chhoekhor-Tang Member of Parliament (MP), Kuenzang Thinley, said the plan is progressing with close consultation with stakeholders. “The road development has been prioritised, with work expected to start in early this year, followed by activities to address water issues,” he said. “The dzongkhag has also completed the design for the road base course.”

Bumthang Thromde Ngotshab Ugyen Sangay said development activities are delayed due to budget constraints. “Streetlight installation and footpath construction are planned this fiscal year,” he added.

The Bumthang Valley Development Plan spans 516 acres, including Dekiling, Jakar, and Jalikha, which collectively have 642 households.