PRESENT STATUS OF APARTMENT BUILDING APPROVAL AND CONSTRUCTION IN KATHMANDU VALLEY Study Report SUBMITTED TO NEPAL ADMINISTRATIVE STAFF COLLEGE JAWALAKHEL, LALITPUR, NEPAL In partial fulfillment of “Advanced Course on Management and Development” for Class II Officers of the Government of Nepal (Paush 23 – Falgun 10, 2069) SUBMITTED BY: Binay Charan Shrestha (DUDBC) Dilip Kumar Sadaula (DSCWM) Kamaldeo Prasad Shah (DoR) Mahendra Dhose Adhikari (MoHP) Rudra Nath Devkota (MoHA) Sanjaya Dhungel (WECS) FALGUN 2069
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Present Status of Apartment Building Approval and Construction
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PRESENT STATUS OF APARTMENT BUILDING
APPROVAL AND CONSTRUCTION IN
KATHMANDU VALLEY
Study Report
SUBMITTED TO
NEPAL ADMINISTRATIVE STAFF COLLEGE JAWALAKHEL, LALITPUR, NEPAL
In partial fulfillment of “Advanced Course on Management and
Development” for Class II Officers of the Government of Nepal
(Paush 23 – Falgun 10, 2069)
SUBMITTED BY:
Binay Charan Shrestha (DUDBC)
Dilip Kumar Sadaula (DSCWM)
Kamaldeo Prasad Shah (DoR)
Mahendra Dhose Adhikari (MoHP)
Rudra Nath Devkota (MoHA)
Sanjaya Dhungel (WECS)
FALGUN 2069
ACKNOWLEDGEMENT
We would like to extend our sincere gratitude to respective Ministries for providing
opportunity to take part in the training program and Nepal Administrative Staff
College for providing the training.
We are grateful to Division Chief Mr. Shiv Hari Sharma, Engineer Mr. Himal KC and
Architect Mr. Rajendra Khatiwada of Department of Urban Development and
Building Construction, Division office Kathmandu, for providing data / information
on the topic and also for extending continued support to complete the study.
We are very much thankful to Mr. Ishwari Prasad Ghimire and his team members Mr.
Santosh Koirala, Mr. Hari Lal Gyawali and Ms. Achala Dahal for their kind
cooperation during the whole training period.
We would also like to convey our sincere thanks to the respondents from the Kalash
Apartment, Tahachal, Kathmandu for providing the insight of the apartment living.
Finally, the study team would like to express their sincere gratitude to all who directly
or indirectly helped in bringing this report in the present form.
The Study Team
Abstract
The study entitled “Present Status of Apartment Building Approval and Construction
in Kathmandu Valley” has been undertaken as a project work in the context of
completing “Advanced Course on Management and Development” for class II
officers of Government of Nepal conducted by Nepal Administrative Staff College
during the period of Paush 23 to Falgun 10, 2069.
Job opportunities and availability of physical facilities causes rapid increase in
population in the urban areas. The increase in population demands the housing
facilities and accordingly the construction of multi-story buildings/apartments are
taking place. Apartment construction is providing the business opportunities for the
builders, financial institutions and manufacturers of construction materials.
Realizing the need to provide safe as well as quality living standard housing facilities,
government has designed the procedures and mandated different agencies as a
regulators. This study is focused mainly in examining the apartment buildings
approval procedures as well as monitoring and supervision process currently practiced
by DOK.
The relevant primary data are collected from residents of Kalash Apartment through
questionnaire survey and secondary data are collected from DUDBC, DOK. The
collected data were analyzed and inferences were drawn. Till Paush 2069, sixty-four
apartments have obtained approval from DOK in the Kathmandu Valley out of which
thirteen apartments are in operation with completion certificate and 15 are on
operation without obtaining completion certificate. 28 are under construction and 8
apartments have yet to start construction. There are many agencies (at least 6)
involved in apartment approval process. DOK lies at the core, but is working under
the condition of resource constraint.
Many issues have emerged as pertinent and challenging in this sector. Some of them
are related to project management while other is ethical.
The apartment construction processes have been found to be streamlined gradually.
However, enhancements of capacity of regulating agencies are yet to be in place to
provide safe and quality apartments to the residents.
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TABLE OF CONTENT
TABLE OF CONTENT .................................................................................................. i
LIST OF TABLES ....................................................................................................... iii
LIST OF FIGURES ..................................................................................................... iii
LIST OF ABBREVIATIONS ....................................................................................... iv
Figure 15: Organization Chart of DOK ....................................................................... 48
iv
LIST OF ABBREVIATIONS
CANN Civil Aviation authority of Nepal
DOK Division Office Kathmandu
DUDBC Department of Urban Development and
Building Construction
EIA Environmental Impact Assessment
IEE Initial Environmental Examination
KVDA Kathmandu Valley Development Authority
KVWSMB Kathmandu Valley water supply Management
Board
MoPPW Ministry of Physical Planning & Works
MoUD Ministry of Urban Development
MoSTE Ministry of Science, Technology &
Environment
NNBC Nepal National Building Code
NRRC Nepal Risk Reduction Consortium
OJHA Ownership of Joint Housing Act
OJHR Ownership of Joint Housing Regulation
1
CHAPTER 1
1. INTRODUCTION
1.1 BACKGROUND
The study entitled “Present Status of Apartment Building Approval and Construction
in Kathmandu Valley “has been undertaken as a project work in the context of
completing “Advanced Course on Management and Development” conducted by
Nepal Administrative Staff College from Paush 23 to Falgun 10, 2069.
The National Census (2068 B.S.) revealed that the total population in Nepal is
26,494,504. Out of which the male and female population are 48.50% and 51.50%
respectively. The populations settling in the urban areas are 17.07%.The density of
population in the urban area is 1381 compared to 153 persons per square kilometer in
rural area. Though Nepal has the lowest urbanization rate in south Asia at 14 per cent
its urban growth rate is 6.4 per cent which is the highest in south-Asia. In the last
decade population growth in the urban areas was 3 times that of the country as a
whole. Kathmandu has high population density (4416 person per square kilometer)
compared to other part of the country. Nepal has a total of 5,423,297 households, of
which 85.26% and 12.81% families are residing in their own house and rented houses
respectively. The total number of houses/buildings or residential structures until 2068
are 4,768,196.
The development pace between rural and urban parts of the country resulted people
migrating to urban areas for better opportunities and quality life. Opportunities for
self-employment in enterprises have attracted people in urban areas. Health, education
and other facilities are well developed in urban areas compared to rural. The
migration of the large rural population from the countryside and the influx of
foreigner for business and other purposes have created a need for additional housing
facilities. The available land in the urban areas is limited to provide housing facilities
to the growing population. In order to cater the housing needs of increasing
population, multi-story buildings in the forms of collective and apartment housings
are being developed. People residing in urban areas have less time to arrange the
various physical facilities and security measures on their own. Further, those residing
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in the individual houses also prefer to move into the apartments for availing better
security and physical facilities. The good earning populations, who are unable to
spend time for building their house are also seeking for the readymade
apartments/buildings. These factors necessitate the need for the apartment buildings.
Increase in demand of housing will continue as the new generation prefers nuclear
families.
The growing demand of the apartments has provided the opportunities for business
communities to diverse the investment in the multi-story building sector. Likewise,
the commercial banks, financial institutions and cooperatives also took this as an
opportunity to diversify the loan portfolio. The construction materials manufacturers
and suppliers are also attracted in this sector. The skilled and unskilled construction
workers also prefer to work in multi-story building construction as it provides long
term employment with assured wages. Thus, the builders, financial institutions and
manufacturers are putting collaborative efforts to get cash benefits from the housing
business.
Building construction around a decade ago was completely a personal matter. There is
a tradition of constructing houses through self-effort and utilizing own resources and
means. The local municipalities were the only authority to give approval to construct
a house after examining the drawings and inspecting the construction site. The limited
technical and financial resources in the municipalities has posed a problem to examine
the overall aspects of construction that includes environmental assessment, structural
design, sanitary, water supply and plumbing system, firefighting system, electrical
system and design etc. in details. These factors are of utmost importance to maintain
safe and quality living.
Considering these aspects, government has formulated 'National Shelter Policy, 2012'
with the vision of providing housing, which is safe, adequate and as per living
standard to all. Change in attitude and working style of both regulating authorities and
construction entrepreneurs are the prime factors for translating the vision into reality.
Multiple agencies are involved in providing clearance to the builder for apartment
construction. Ministry of Science, Technology and Environment (MoSTE) is
responsible for Environmental assessment, Kathmandu Valley Development
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Authority (KVDA) is for providing planning permit, Civil Aviation Authority
(CAAN) is for clearing safe flying zone, Kathmandu Valley Water Supply and
Management Board (KVWSMB) for groundwater use and Department of Urban
Development and Building Construction (DUDBC) granting approval for apartment
construction. After the clearance from these agencies, final approval is given by the
concerned local government (Municipalities / Village Development
Committee(VDC)).
In the construction of apartments, on the one hand multiple regulatory agencies and
on the other several builders/companies from different background are involved. The
objective of regulatory agencies is to ensure compliance of specified design as well as
quality construction and safety measures whereas, the objective of the
builders/companies is to complete the construction at earliest with minimum cost
ensuring higher profit. The regulating agencies should sincerely adhere to the stated
policy and procedure to approve, monitor and supervise the construction process.
Likewise, the honest effort of the builders is required for timely completion and
quality of construction.
In this context, the team has identified the apartment construction process including
monitoring and supervision as a pertinent issue and decided to undertake as a study
project.
1.2 OBJECTIVES
The general objective of the study is to review the present status of apartment
construction industry in Kathmandu valley.
The specific objectives are:
To assess the apartment construction approval procedures.
To examine the monitoring and supervision process currently adopted by
DUDBC, DOK.
To access the present apartment living condition in a sample apartment.
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1.3 METHODOLOGY
The information on the apartment construction approval process was gathered from
presentation made by officials from DUDBC, DOK. The unpublished materials
provided during the presentation were reviewed and studied in detail. Legal
provisions relating to apartments were also studied from different acts, regulations
and building bylaws.
The study group visited the Kalash apartment, Tahachal and interacted with the
apartment dwellers and collected necessary information and verified them through
observation at the site. The inference has been derived based on the available data.
1.4 LIMITATIONS
The present study is mainly based on secondary data / information collected
from DUDBC, DOK.
Review of apartment construction approval procedure is mainly focused on the
role of DUDBC, DOK.
The primary information collected is from one apartment (10 residential units)
only and may not represent the case of all the apartments. It is of qualitative
type and only subjective inferences have been made.
5
CHAPTER 2
2. INTRODUCTION OF THE ORGANIZATION
2.1 INTRODUCTION
The first public entity office established in Nepal for construction sector was named
as “Banaune Adda” in 1970 BS during the Rana Regime. Its main objectives were to
maintain the royal palace, existing government buildings and construction of new
project. This office was then renamed as the Department of Building (DoB) in 2020 BS under the then Ministry of Works and Transportation (MoWT) and was mandated
to design and construct the government buildings. From the fiscal year 2027/28 the
department was reformed as Department of Housing, Building and Physical Planning
(DHBUP) and was also mandated to address the growing need of housing and Urban
Planning in Nepal.
In 2044 BS the government of Nepal gave priority to planned urban growth as well as
safe shelter and formed a new Housing and Physical Planning Ministry. In 2045 BS
under this new ministry DHBUP was reconstituted into two separate entities namely;
Department of Buildings(DOB) and The Department of Housing & Urban
Development(DHUD) at the central level; whereas as the regional and district level,
both the departments have the same offices. The district chiefs of these offices were
deputed as the member secretary of the concerned Town Development Committees.
Again in 2058 the government of Nepal reorganized the two departments into one
single unit under the Ministry of Physical Planning & Works (MPPW) and named the
newly formed entity as Department of Urban Development and Building construction
(DUDBC) to avoid duplications in works carried out by the then two departments.
Recently in 2069 BS this department has been put under the newly formed Ministry of
Urban Development (MoUD).
At present DUDBC have three divisions, twenty-four division offices and one training
center (Appendix 5,Figure 13) The main task of the Department of Urban
Development and Building Construction (DUDBC) lies in the sphere of planning.
Since 2002, the office assisted in the preparation of Periodic Plans following the
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participatory and consultative process for municipalities. The department was also the
focal point for the Integrated Action Planning exercise which commenced in 1992.
More than 30 municipalities have prepared their own integrated action plan, which
was later replaced by Periodic Plans as provisioned in the Local Self-Governance
Regulations.
There is no history of the department being directly involved in the housing sector.
Yet in recent years the Department of Urban Development and Building Construction,
has been increasingly committed to the urban housing problem and acknowledged the
issue of squatter settlements. The department took exemplary action by signing MOU
with the NGOs to upgrade slums and squatters. The department has set a target to
upgrade 25 slums and squatter communities in their three year interim plan beginning
July 2007. There are several ministries involved in the land tenure issue. Yet in
absence of a clear policy on addressing the urban squatter problem, the fund allocated
for squatter settlement could not be used as intended. Instead the fund was utilized to
buy land for resettlement of squatters.
Besides these the department has been an important partner for disaster risk
management (DRM) initiatives specifically regarding building codes, technical
assistance, orientations, enforcement and trainings. Based on the mandated work, the
DUDBC has provided significant support for the Nepal Risk Reduction Consortium
(NRRC). The following lists the various activities DUDBC has contributed for DRM
in Nepal:
Flagship 1: School and hospital safety
Structural and non-structural aspects of making schools and hospitals
earthquake resilient
Flagship 2: Emergency preparedness and response capacity
Prepare site inventory of major open spaces to enhance preparedness of GoN
& international agencies & reduce adverse consequences that might happen
after disaster. This includes camp management plan, water supply and
sanitations, primary health and school buildings, security posts and
improvement of infrastructure services
7
Municipal Profiles in terms of Earthquake Risk and Vulnerability,
Vulnerability Assessment and Damage Assessment.
Flagship 5: Policy/institutional support for disaster risk management
Preparation of Risk Hazard Map, GIS map of municipalities.
Study of Existing Practices in High Rise Building & Recommendation for
safety.
Support to municipalities on Building code implimentation & Update of Nepal
National Building Code
Seismic Vulnerability Evaluation Guideline for Private and Public Building /
Training Manual / Training on Damage Assessment, Vulnerability
Assessment, Demonstrative Retrofitting works
2.2 VISION
The main vision of the Department is:
Urban Development Sector: Achieve a balanced national urban structure,
Promote safe and economically vibrant urban environment and Promote
effective urban management.
Housing Sector: Promote Planned Development through providing affordable,
adequate and safe shelter to all income group people.
Building: Promote safe, economical and Environment friendly buildings that
can display indigenous architecture
2.3 OBJECTIVES & STRATEGIES
Objectives
Urban Development
To invest in urban infrastructure and other services through inter-agency coordination,
to legally empower and institutionally strengthen local bodies in order to build a
clean, safe and prosperous urban environment, and to progressively guide rural
settlements towards urbanization by expanding rural urban inter-relationship under
the overall notion that urban development promotes rural development.
8
Housing
To provide safe and economical housing facility by developing organized habitats
under the notion of “shelter for all”.
Building
To construct and develop buildings which portray Nepalese architecture to the extent
possible, and are safe, affordable and environmental friendly.
Strategies
• To develop large urban centers in the country as regional economic centers, and to
link them with medium and small centers through roads and other infrastructures,
and thereby strengthen the rural urban inter-relationship.
• To guide urban development by establishing urban infrastructure through physical
development planning with an aim to preserve and conserve the existing cultural,
historical and tourist areas. To develop suburbs at the periphery of the city and to
prepare a base for planned development of urbanizing VDCs.
• To develop local bodies as the major agency to implement urban plans, and also
strengthen institutional capability of concerned central agencies involved in urban
planning and policy formulation, and monitoring.
• To develop urban housing with the participation and involvement of the
government, cooperatives and the private sector.
• To develop market centers in the urbanizing settlements and develop requisite
infrastructure in the scattered settlements in rural areas, while regulating
development in urban and rural settlements to preserve historical and cultural
heritage.
• To update and implement the Building Code and byelaws in the government and
private sectors as well.
• To promote and develop the capability of national consultants and contractors.
• To develop appropriate building construction technology and materials.
9
CHAPTER 3
3. DATA PRESENTATION & ANALYSIS
3.1 EARLY INITIATIVES
The need of "Joint housing" was felt during early 2050BS due to the sudden increase
of population pressure on urban areas and the subsequent increase in the land price.
Nepal enacted the Ownership of Joint Housing Act (OJHA), in 2054 (authentication
and publication date: 2054.9.7). However, the actual apartment building began after
the approval of Ownership of Joint Housing Regulation (OJHR) by the then HMG/N
in 2060/04/12 B.S. Indreni Apartment - 1 (having 32 units), located at Kathmandu
municipality - 4, Bhatbhateni, Kathmandu and owned by Subhakamana Housing
company Pvt. Ltd, was the first to obtain the apartment construction approval from
DUDBC, DOK.
3.2 APPROVED APARTMENTS
In total 64 apartments have obtained apartment construction approval from the
division till paush 2069. Status of these 64 apartments has been summarized in Table
1 below.
Table 1: Status of the 64 Apartments having apartment approval