HOUSING & NEIGHBOURHOOD

City Region Development Planning Project

Rajdhani Unnayan Katripakkha (RAJUK)

Housing for all at least by 2030…..

1. Backdrop: Housing in DhakaMegacity being the least livable city15 million population (2011) over an

area of 1528 sq.km.High rate of internal migrationLarge number of poor citizen

compared with other megacitiesWider gap between housing demand

and supplyConsistent housing pressure on limited

land resource

To plan and develop capacity as well as incentives to meet housing demand by 2035

To encourage transit oriented multi-family housing development within high activity area

To conserve scale and character of residential neighborhoods.

To reduce regulatory and procedural barriers to increase housing production and capacity

2. Objectives of Housing Study

3. Existing Inventory Analysis

Population density: 34000/ km2

Average HH size: 4.9

Estimated housing demand:

120,000 units

3. 1 Population and Housing demand projection

Source: Dewan and Yamaguchi (2009)

1975

1992

2003

3. 2 Spatial growth trend in DMDP area

Region Area ()

Growth Rate Population and (Growth Rate in % per annum)

2001-2011 2011 2015 2020 2025 2030 2035

1. CENTRAL REGION 75740 3.15% 8841105 (3.15) 9803389(2.62)10832758

(2.02)11752801

(1.64)12516292

(1.27)13036340

(0.82)

Density     117 129 143 155 165 172

a. Core Area 33511 2.53% 6943380 (2.53) 7509845(1.98)8062377

(1.43)8486231

(1.03)8756937

(0.63)8814005

(0.13)

Density     207 224 241 253 261 263

b. Fringe Area 42229 5.85% 1897725 (5.85) 2293544(4.85)2770381

(3.85)3266570

(3.35)3759356

(2.85)4222335

(2.35)

Density     45 54 66 77 89 100

2. NORTHERN REGION (Gazipur) 89776 7.43% 1625768 (7.43) 2086002(6.43)

2717289(5.43)

3374910(4.43)

4092294(3.93)

4843948(3.43)

Density     18 23 30 38 46 54

3. EASTERN REGION 58770 2.72% 610799 (2.72) 669533(2.32)735543

(1.9)799343(1.68)

859195(1.45)

913348(1.23)

Density     10 11 13 14 15 16

a. Rupganj Upazila 39352 3.04% 500860 (3.04) 553719(2.54)612550(2.04)

669372(1.79)

722526(1.54)

770346(1.29)

Density     13 14 16 17 18 20

b. Kaliganj Upazila 19418 1.41% 109939 (1.41) 115814(1.31)122992(1.21)

129972(1.11)

136669(1.01)

143002(0.091)

Density     6 6 6 7 7 7

4. SOUTHERN REGION 68721 3.63% 1965425 (3.63) 2230821(3.22) 2559446(2.79)2825817

(2.0)3052130

(1.55)3224348

(1.1)

Density     29 32 37 41 44 47

a. Narayanganj Upazila 24894 4.13% 1323600 (4.13) 1526507(3.63)1780836

(3.13)1978748

(2.13)2145360

(1.63)2269343

(1.13)

Density     53 61 72 79 86 91

b. Bandar Upazila 13441 2.26% 312841 (2.26) 338762(2.01)369641(1.76)

398405(1.51)

424145(1.26)

446001(1.01)

Density     23 25 28 30 32 33

c. Sonargaon Upazila 30386 3.07% 328984 (3.07) 365552(2.67)408969(2.27)

448665(1.87)

482625(1.47)

509004(1.07)

Density     11 12 13 15 16 17

5. SOUTH-WESTERN REGION (Keraniganj) 41091 2.79% 794360 (2.79) 878194(2.54)

983460(2.29)

1087950(2.04)

1188870(1.79)

1283276(1.54)

Density     19 21 24 26 29 31

6. WESTERN REGION (Savar) 60661 9.26% 1285836 (9.26) 1639324(6.26)2068437

(4.76)2428303

(3.26)2715388

(2.26)2890823

(1.26)

Density     21 27 34 40 45 48

Total 394759 3.96% 15123293 (3.96) 17307263(3.43)19896932

(2.83)22269124

(2.28)24424169

(1.86)26192083

(1.41)

Density     38 44 50 56 62 66

3. 3 Population Projection

Density in 2011 

Density in 2035

Very Low Low Medium HighVery High

Very Low X

Gazipur Paurashava, Pathalia, Mura , Golakandail, Kanchpur, Madanpur, Musapur, Mugrapur, Bandar, Kalagachhia, Baktaboli, Aminbazar

Basan, Kashimpur, Yearpur,

X  X 

Low X  XAshulia, Tarabo Paurashava

Central Region outside DCC, Tetuljhora, Dhamsona, Konabari, Gachha, Siddhirganj Paurashava

Kalindi

Medium  X  X X

Subhadya, Enayetnagar, Narayanganj Paurashava, Kashipur, Gognagar, Kadam Rasul Paurashava

Savar, Fatulla

High  X X   X X  X

Very High  X  X X  X  X

Source: Consultant Team, RDP

3. 4 Distribution of Future Projected Population

4. Existing Housing ScenarioPredominant private land ownershipHigh land value

AreaLand price (Tk./katha*)

1975 1990 2000 2010

Baridhara 25000 6,00,000 25,00,000 400,00,000

Gulshan 25000 6,00,000 22,00,000 250,00,000

Banani 25000 6,00,000 20,00,000 150,00,000

Mohakhali 25000 6,00,000 18,00,000 120,00,000

Dhanmondi 25000 6,00,000 22,00,000 200,00,000

Lalmatia 20000 6,00,000 18,00,000 150,00,000

Azimpur 17500 6,00,000 16,00,000 55,00,000

Mohammadpur 25000 5,00,000 12,00,000 70,00,000

Shantinagar 20000 5,00,000 15,00,000 100,00,000

Shamoli 17500 3,00,000 10,00,000 45,00,000

Uttara 20000 3,00,000 10,00,000 75,00,000

Cantonment 20000 4,00,000 10,00,000 75,00,000

Kamlapur 17500 4,00,000 8,00,000 40,00,000

Gandaria 10000 4,00,000 7,00,000 35,00,000

Bashabo 2000 3,00,000 8,00,000 35,00,000

Kalyanpur 17500 3,00,000 8,00,000 32,00,000

Mirpur 10000 2,00,000 7,00,000 40,00,000

Badda 4000 2,00,000 6,00,000 30,00,000

Goran 4000 2,00,000 6,00,000 26,00,000

Demra 4000 2,00,000 6,00,000 180,00,000

Motijheel 50000 12,00,000 35,00,000 200,00,000

Karwan bazar 41500 10,00,000 25,00,000 150,00,000

Average 19341 4,81,818 14,27,273 111,72,727

4. Existing scenario(contd..)

Imbalanced distribution of housing

Upper Income Group

Middle Income Group

Squatters Refugee rehabilitation

colonies/ camps

Bustees Tenement slums

Employees housing

Others0

10

20

30

40

50

60

70

City Population (%)City’s Residential Land (%)

Source: Nazrul, 1998.

4. Existing scenario (contd..)

High rate of rules violation

Locations of Buildings

Violation of Rules

Building Height Road encroachment

Setback Rules

Khilgaon Khilgaon & Taltola 48% 84% 96%

Mohammadpur Lalmatia & Samoli 60% 88% 92%

Mirpur Mirpur & Kollanpur 68% 92% 100%

Kotowali Bangsal & Tantibazar 68% 96% 100%

Sabujbag Mugdapara 78% 96% 100%

Ramna Kalabagan & Kathalbagan 78% 96% 100%

Badda Nikunja 52% 92% 96%

Gulshan Gulshan & Banani 16% 44% 78%

Uttara Uttara 24% 56% 84%

Source: TIB Report, 2006

Illegal housing developmentStatus of Housing Projects No. of Housing Projects

Approved by RAJUK 30

Without Approval from RAJUK 79

Illegally developed 18

Most of the city dwellers do not own any land

4. Existing scenario (contd..)

RegionTotal

Household

Housing Tenancy

Owned Rented Rent Free

Core Area 1428259 19.5 76.7 3.8

Fringe Area 447853 30.4 62.1 7.5

Northern region, Gazipur 386688 37.3 60 2.7

Eastern Region(Rupganj & Kaliganj) 135985 78.5 18.5 3

Southern Region, Narayanganj, Bandar & Sonargaon 452213 56.4 40.3 3.3

South-Western Region, Keraniganj 172967 61.5 35.5 3

Western Region, Savar 329433 33.3 64.5 2.2

Total 3353398 316.9 357.6 25.5

House rent differs with income levelsType Low income group Middle income group High income group

Av. Rent (Tk./sft) 13.8 16.7 22.5

4. Existing scenario (contd..)

Increasing rate of ‘pucca’ construction within city core

More ‘semi pucca’ buildings are at the outskirt of the city

‘Jhupri and kutcha’ houses are diminishing

Region

Housing Pattern

Pucca-2011

Pucca-2001

Semi-pucca-2011

Semi-pucca-2001

Kutcha-2011

Kutcha-2001

Jhupri-2011

Jhupri-2001

1 60.643.52

2729.39

9.919.26

2.47.83

2 38.5 39.3 16.9 5.3

Northern Region Gazipur 17.7 12.46 50.1 28.98 30.2 52.77 2 5.79

Eastern Region-Rupganj, Kaliganj

10.6 3.51 31.2 9.77 56.8 83.26 1.5 3.46

South-Western Region, Keraniganj

27 19.7 35.1 22.28 36.5 52.13 1.4 5.89

Western Region, Savar 24.8 13.14 56 31.46 18.3 49.85 0.9 5.55

Southern Region 21.9 13.15 30.8 19.93 46.2 62.85 1.1 4.07

Total 28.73 17.58 38.50 23.64 30.69 53.35 2.09 5.43

Source: Population Census 2001 and 2011

Lack of proper infrastructural facilities in outskirt areas

4. Existing scenario (contd..)

Region

Source of drinking waterElectricit

y Connecti

on

Toilet Facilities %

TapTube-well

OtherSanitary (water sealed)

Sanitary(non water-sealed)

Non-Sanitar

yNone

 

Core Area

84.1 12.3 3.6 98.9 59.9 35.2 4.7 0.2

Fringe Area

77.5 28.4 4.1 93.3 46.7 39.8 10.1 3.4

Northern region, Gazipur

56.6 41.2 2.2 94.5 37.1 50.4 11.9 0.6

Eastern Region(Rupganj & Kaliganj)

3.7 92.8 3.5 91.4 10.4 58.8 28.8 2

Southern Region, Narayanganj, Bandar & Sonargaon

23.3 73.3 3.4 97.6 27.6 55.2 16.5 0.7

South-Western Region, Keraniganj

23.3 73.8 2.9 95.5 22.5 69 7.7 0.8

Western Region, Savar

45 53.9 1.1 96.5 53.3 40.7 5.6 0.4

Source: Population Census 2011

Inadequate waste disposal system

4. Existing scenario (contd..)

Disposal place (%) Non Slum Slum

Thrown into the drains 4.8 35.1

Thrown on the roadside 4.1 14.6

Thrown on the vacant space 3.4 17.7

Door to door collection by municipalities 50.8 14.2

Door to door collection by private agencies 35.4 19.7

Household compost pit 0.1 1.1

Dustbin 4.2 3.7

Others 0.1 3.3

Source: Liaquat Ali Choudhury, Quality of Urban Life: Service Realities, PPRC, 2012

High Value of Construction Materials

Year

Brick(Tk. perpiece)

Sand (Tk. per cft.) Cement(Tk. per

bag)

Rod, 60Grade (Tk.Per Ton)

Local Sylhet

1990 1.10 4.73 6.70 115 11,500

1995 1.50 7.00 8.50 162 13,500

2000 2.50 7.80 10.50 193 21,300

2005 3.15 8.00 22.00 283 39,700

2010 7.00 10.50 29.00 365 54,400

2012 8.50 13.50 30.50 385 67,000Source: Sheltech (Pvt.) Ltd 2012

Unplanned and spontaneous housing development

Haphazard development in the fringe areas

Lack of timely Implementation of Development Plan

4. Existing scenario (contd..)

For planned housing, public sector supplies 7% and rest 93% is supplied by private sector

4. Existing scenario (contd..)

1:275000

LEGEND

N

EW

S

5000 0 5000 10000 15000 Meters

LOCATION MAP OF PRIVATE RESIDENTIAL LAND DEVELOPMENT OF DMDP AREA

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Road NetworkDMDP boundary

Group boundaryj Locations of Private Housing Area

530000

530000

540000

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Railway Network

5. Poor (low-income) Housing

Housing is the most immediate need of the huge poor migrant population

Low income settlements or neighborhoods are not normally recognized by RAJUK

Lower income households comprises of about 70 percent of the urban households

Major types of lower income houses are: bastees, conventional tenement slums, government provided squatter resettlement camps, employee houses by government, illegal squatters

Highly congested livingUnsanitary and unhygienic livingLacking of basic services and

amenitiesHigh rate of illiteracyUnemploymentEnvironemental and psychological

degradation, etc.

5.1 Major Problems of Slums and Squatters

6. Rural Settlement ZoneIsland like isolated clusters of rural

homesteadsThe purpose of this zone is to

- protect the natural environment- maintain a balanced rural-urban environment- promote appropriate compact development- creative developments that provide a range of housing styles and prices

Mainly farmhouse, single or multifamily housing are the focus of this area

Only low density uses are permittedVulnerable to invaded by urban uses

7. Policies, Rules and RegulationsNational Housing Policy, 1993Dhaka Metropolitan Development Plan

(1995-2010)- DMDP structure plan- DMDP urban area plan- DMDP detailed area plan

The Building Construction Act 1952Bangladesh National Building Code (BNBC),

1993Dhaka Metropolitan Building Construction

Rule, 2008Private Housing Project Land Development

Rule, 2004Water Body and Open Space Conservation

Act, 2000Real Estate Development and Management

Act 2010

7.1 Major policies in DAPDAP provides more detailed planning

proposals for specific sub-areasLow Cost Housing for industrial workersDensity control measures for private

apartmentsPromoting private land developers for

low income housingSlum and squatters up-gradationFlood flow zone, Retention pond should

be preserved.Planned residential neighborhoods for

middle and low income people.

8. Institutional and Financial Systems

Number of institutions with overlapping responsibilities

Special agencies for the Metropolitan city is RAJUK

Housing credit at affordable interest rate is very difficult.

Financing for house happen through institutional or non-institutional channels

Institutional: various public and private banks and finance companies

9. Housing Goals in RDPAdequate supplySufficient ownership and rental housingIncentives to promote low-income

housingReduction in barriersMaking accessible to every residentPromoting city neighborhoods, sense of

community and conservationProximity to jobs and servicesEnergy efficient houses

Estimation of Future Housing Region Area coverage

Pop_11

HH_2011

Pop_35

HH_2035

Dwelling Unit*

Backlog

Replacement

Total Demand

1) CENTRAL REGION: THE

Old Dhaka, , Ramna, Mirpur, Cantonment, Gulshan and Eastern & Western periphery.

8841105

1876112

13036340

3094709

2929515

165194

585903 751097

2) NORTHERN REGION

Corporation Area and its adjacent fringe area. The area includes 41 thanas of DMA Area

1625768

386688

4843948

1307641

1088528

219114

217706 436819

3) EASTERN REGION

Gazipur Sadar Upazila (part)

610799135985

913348228814

205247

23567 41049 64616

4) SOUTHERN REGION

Rupganj Upazila and Kaliganj Upazila (Part)

1965425

452213

3224348

838312

724573

113740

144915 258654

5) SOUTH WESTERN REGION

Narayanganj Sadar Upazila, Bandar Upazila and Sonargaon Upazila(Part)

794360172967

1283276

313564

288377

25187 57675 82862

6) WESTERN REGION

Savar Upazila (Part)1285836

329433

2890823

849448

649623

199825

129925 329749

Total15123293

3353398

26192083

6531950

5885861

646089

11771721823261

10. Housing Strategies for RDP

Introduction of ‘Neighborhood concept’“. ..Neighbourhoods are the spatial units in which face-to-face social interactions occur – the personal settings and situations where residents seek to realize common values, socialize youth, and maintain effective social control."

10. Housing Strategies…

Housing Promotion through Satellite Town Development

10. Housing Strategies…

• Residential Area Development under Model Detailed Area Plan

10. RecommendationPlanned National Urban Development and

Urban Housing Demand ManagementInfrastructure development Ensuring the Efficiency of Public AgenciesTimely Implementation of Previous Plan

ProposalsHousing Area Development by PPPDevelop Standards for Housing ServicesInfrastructure supports for low income

dwellersPopulation density mappingPromoting high density housing

development

Restrict lateral developmentPolicy support for easy supply of landEasy accessibility to housing creditPromoting Research and development

on housingGathering experiences from global

good practicesEstablishment of a ‘Metro

Development Authority.

10. Recommendation…

Image sources:

(1)http://virtualdatainfo.blogspot.com/2013/01/bangladesh-real-estates-companies-list.html

(ii)http://www.mayfielddevelopment.com/conceptsStrategies.htm

(iii) http://inhabitat.com/broadway-malyan-unveils-plan-for-convida-suape-a-sustainable-city-for-northeast-brazil/

(iv) http://en.wikipedia.org/wiki/Public_housing_in_Singapore

(v) http://www.cleanbiz.asia/story/singapore-begins-pilot-public-housing-eco-homes#.Upo3T-KzKZo

Thank you