evaluating the presence of mixed use development by

EVALUATING THE PRESENCE OF MIXED USE DEVELOPMENT BY

USING VARIOUS TOOLS AT ‘‘BASHUPARA’’ AREA IN KHULNA,

BANGLADESH

Md. Nazmul Haque1*, Mahinur Rahman2 and Md. Raisul Islam3

1 Department of Urban and Regional Planning, Khulna University Engineering & Technology,

Khulna-9203, Bangladesh, [email protected] 2 Department of Urban and Regional Planning, Khulna University Engineering & Technology,

Khulna- 9203, Bangladesh, [email protected] 3 Department of Urban and Regional Planning, Khulna University Engineering & Technology,

Khulna-9203, Bangladesh, [email protected]

*Corresponding Author: Md. Nazmul Haque, [email protected]

ABSTRACT

The goal of this study is to evaluate the present condition of mixed use development at Bashupara area

in Khulna city. Mixed use offers opportunity of green developments that use environmentally efficient

materials and designs. For establishing the objective three core indices (i) Entropy Index (ii) Mixed Use

Index (iii) Herfindahl-Hirschman Index (HHI) are explored. This research relied on field based data

collection through the reconnaissance survey & field survey. GIS based secondary analysis help to

know the overall view of the site and the exiting condition of the land use. The findings of this study

suggest that, the value of Entropy Index is 0.28 that means the condition of mixed use is poor. On the

other hand the value of Mixed Use Index is 89:1:10 and the scale of measurement of Mixed Use Index

indicates that there is a little provision of mixed use in this area. At last the value of Herfindahl-

Hirschman Index is 7961 as it is very close to 10000 the result shows that the condition of mixed use in

Bashupara is very poor.

Keywords: Green development, Environment, Diversity.

INTRODUCTION

The objective of the research is to evaluate the mixed use development at Bashupara area in Khulna

city. Khulna is the third largest metropolitan city in Bangladesh and a Centre with intensive commercial

and industrial activities. Mixed-use development is a type of urban development that blends residential,

commercial, cultural, institutional, or industrial uses where those functions are physically and

functionally integrated and that provides pedestrian connections (Cervero, 1995)

The importance of mixed use development is increasing day by day as the city is expanding rapidly.

Different communities choose mixed use for different reasons. Some see it as an excellent way to

incorporate a mix of housing types on a small scale while enhancing traditional town character. Others

see it primarily as a vehicle for revitalizing struggling areas and spurring economic development

(Cervero, 1991). It promotes pedestrian & bicycle travel to reduce traffic problems, roadway

congestion, and air pollution (Badoe, D. A, Miller , 2000). It also promotes efficient use of land and

infrastructure to represents “Smart Growth” and increase revenues. It preserves and enhances traditional

village centers (Cervero, 1991). It encourages high quality design by providing greater flexibility

(Badoe, D. A, Miller , 2000). It may increase affordable housing opportunities for any social class of

people. Encourages economic investment (Cervero, 1995).

The findings of this study suggest that, the value of Entropy Index is 0.28 that means the condition of

mixed use is poor. On the other hand the value of Mixed Use Index is 89:1:10 and the scale of

measurement of Mixed Use Index indicates that there is a little provision of mixed use in this area. At

last the value of Herfindahl-Hirschman Index is 7961 as it is very close to 10000 the result shows that

the condition of mixed use in Bashupara is very poor. In this project the observation and calculation

1st International Conference on Research and Innovation in Civil Engineering (ICRICE 2018), 12 –13 January, 2018, Southern University Bangladesh (SUB), Chittagong, Bangladesh ISBN: 978-984-34-3576-7

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mailto:[email protected]




https://en.wikipedia.org/wiki/Urban_development

about the mixed use potentiality helps to understand the development pattern and needs of development

for the area.

LITERATURE REVIEW

Mixed-use development is physically and functionally combined with residential, commercial,

administrative, institutional, industrial etc. uses providing enough pedestrian connections. This type of

urban development can be introduced as the form of a single building (skyscraper), complex of building,

a city block (governmental zoning regulations), or entire neighbourhoods by a private developer,

governmental agency (Joseph, Rabianski, herwood, 2007). Mixed-use development mainly divided into

two types i) Horizontal mixed-use development & ii) Vertical mixed-use development. Horizontal

mixed-use development takes place in the horizontal direction activating more land to be used. Main

Street residential, commercial, neighbourhood commercial zoning, office convenience are the scenario

of horizontal mixed-use development. Vertical mixed-use development takes place in to vertical

direction activating less land to be used. Urban residential, commercial, Hotel, residence, Shopping

mall conversion etc. are the scenario of vertical mixed-use development. (Herndon, Drummond, 2011).

Mixed-use development helps the developers or investors to get benefit by an adaptable building

product which, subject to the necessary planning and building requirements, contains flexibility to

change uses. Also increased security to tenants due to the nature of mixed use developments and the

complementary hours of operation. For example, activity created by ground level commercial use

creates passive surveillance for apartments above during the day and into the evening in some cases.

People get the choice of more affordable housing facility, employment, business and investment in

mixed-use development. It is more efficient use of public infrastructure. Mixed-use development

increase more efficient use of land and reduced car dependency by creating walk able neighbourhoods.

Also increased accessibility via transit. Both resulting in reduced transportation costs and traffic.

In mixed-use development, some design considerations are taken like there should be active mixed-use

centres with facilities such as housing, retail activities, and employment places. The walking distance

should be at a range of 400 metres. Safe road for crossing & footpath should be provided for the

pedestrian. The use of bicycle or cars should be reduced for ensuring safe environment. High amenity

open space and recreation areas should be provided for people’s recreation. Parking should be design

as not only provides secure parking but also make a good interaction between vehicles & pedestrian.

The amount of mixed use development present in an area is determined by using some indexes like

Entropy index, Mixed Use Index, Shanon Index, Herfindahl-Hirschman Index. Entropy index is the

most widely accepted and commonly used index for representing the land-use mix.

Entropy generally quantifies homogeneity of land use in a given area. Entropy is expressed as

Entropy Index =−A ∕ (ln (N)) (1)

Where area =

A= (b1/a)*ln(b1/a) + (b2/a)*ln(b2/a) + (b3/a)*ln(b3/a) + (b4/a)*ln(b4/a) + (b5/a)*ln(b5/a) +

(b6/a)*ln(b6/a)

a = total acre of land for all six land uses present in buffer

b1-b6 measure areas of land use for b1= Residential, b2= Commercial, b3= Educational, b4=

Recreational, b5= Amenities, b6= Transportation. And N= number of six land uses with area >

0 (Browna, et al., 2009).

According to Mixed Use Index, land uses are categorized into three types. In this Index mixed Use is

defined as the combination of Housing, Working and Amenities. Functional balance established among

the rudimentary uses. It is mainly described as MUI= Housing: Working: Amenities and if the value

is equally distributed then it is called totally mixed Use is available otherwise it is not (Browna, et al.,

2009).

Shanon Index is normalized using natural logarithm of the number land uses, its value lies between 0

and 1 where 0 represents homogenous land use, and one indicates the tract of land is equally distributed

across all land use types.

Shanon Index = -Σ Pj/J * ln (Pj/j) (2)

Where,

Pj = the proportion of total land area of jth land-use category found in the tract being analysed

J = total land uses considered in the study area (Manaugh & Kreider, 2013).


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Herfindahl-Hirschman Index is basically based on the percentage of land use in the study area.

HHI = ∑ pj2 (3)

Where, pj = Percentage of individual land use.

If the value of HHI is closer to the 0 it indicates there exists mixed use and if it is closer to 10,000 it

indicates there remains no mixed use (Manaugh & Kreider, 2013).

A case study on Trends of Development in Dhanmondi was developed by A S M Mahbub-Un-Nabi and

Maqsud Hashem. Dhanmondi was planned and developed by the Public Works Department (PWD)

according to the order Dhaka No. 11413 requ.-9th December 1952 (A S M Mahbub-Un-Nabi). In 1984

about 28 percent of the houses in this area were used for non-residential purpose although the area was

planned as a residential area ((HBRI)).

METHODS AND MATERIALS

Study Area Khulna is the 3rd largest city of Bangladesh. The area of Khulna City Corporation is 14.30 square miles

and divided into 31 wards. The study area was selected thus a way that includes all classes of people.

The study area was Basupara (Figure 1) which is located in word no 25 and 26 and the area is 124.21

acres. The population of Basupara is 6380. More related information is described in Table 1. Table 1: Study area at a glance

Word 25 and 26

Total area 124.21 acres

population 6380 (Source :BBS 2001)

Population density 229.45 person/acre

Distance from Sonadanga 2.2 Kilometers

Maximum area coverage Residential land use

Methodology

The study area was selected through some study by reading the available reading materials in the

internet and talking to the people of Khulna. The study site was selected to evaluate the present

condition of mixed use development at Bashupara area. The study site was also selected based on the

requirement of the data for the analysis. A huge amount of report and other source was reviewed for

enhance knowledge about this topic. Base on this knowledge some criteria was established for

determining suitable location. Additionally, all factor is not be equally important. Important of each

factor determine by review various report and consult with local people. So that the influence of the

build-up area is too much than the others factors because it helps to evaluate the mixed use development

condition of the area.

This Study relied on field based data collection through the reconnaissance survey & field survey. The

preliminary survey helped to collect some initial information about the site such as: population density,

economic condition, land use pattern, history of the site etc. The field survey was done for gathering

the respected data for structure type, road pattern, existing land use etc of the project area. Different

BBS data

and also data from Banglapedia helped providing the secondary data about the site. Some map was

collected from various sources (KCC, LGED, and KDA).


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The data was inputted in Microsoft Excel 2013, from the data the Entropy Index, Mixed Use Index and

Herfindahl-Hirschman Index was calculated. GIS based secondary analysis help to know the overall

view of the site and the exiting condition of the land use. It also helps to make maps for the study.

RESULTS AND DISCUSSIONS

In order to assume the mixed use of study area some indexes are used. Some scholars established

different tools for determining Mixed Use. Through analyzing the result it can be said that if there is

any mixed use development in study area or not.

Entropy Index Land use was divided into six categories. By the help of the equation in literature part, the entropy index

was calculated and showed in Table 2. Table 2: Entropy Calculation

In the Table 2 and Fig. 2, it is shown that the lion share of land is residential in the study area. Where a

low amount of commercial, educational and amenities, transportation is present. From this assumption

it is found that the entropy index is 0.287737914. We know that if the entropy index is closer to 0 then

there is no mixed use and on the other hand if the entropy index is closer to 1 then there is mixed use.

Here we can say that from this assumption there is no mixed use in the study area.

Category Area(acres)

Residential 33.26430756794

Commercial 1.68135507400

Education 1.28518788810

Recreation 0.04655339000

Amenities 0.90124360000

Transportation 0.26579780000

Total 37.44444532004

A= -0.51

Entropy Index =−A ∕ (ln (N));

= - (-0.515557132)/ln (6)

= 0.287737914

Fig. 1: Study Area (Bashupara), Author 2017

Source: Field Survey, 2016


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Mixed Use Index

Land uses are categorized into housing, working and amenities. Table 3: Mixed Use Index Calculation

In the table 3, it is shown that the amount among the three categories, residential area has the maximum

share. Here the value of different categories land use is not equally distributed. So, there is no mixed

use in the study area.

Herfindahl-Hirschman Index It is basically based on the percentage of land use in the study area

HHI= (5)2 + 32 + 02 + 22 + 12 + 892

= 7961

As the score of HHI is very closer to 10,000 it can be easily said that the study area is not well mixed

with various uses. Table 4: Check List

Name of Index Limit Value Comment

Entropy 0-1 0.287737914 Poor

Mixed-Use No limit 89:1:10 Poor

Herfindahl-Hirschman 0-1000 7961 Poor

Source: Field Survey,

2016

From the analysis of the above index’s and Table 4, it is seen that the percentage of the residential type

of land use is more in comparison to the other type of uses. So it can easily say that the condition of

mixed use in study area is poor. The table shows the absence of mixed use in the given area.

CONCLUSION Mixed-use development is an integral part of most communities, creating unique places where people

can live, work, play and meet everyday shopping and lifestyle needs within a single neighborhood. The

primary issue in mixed-use developments is how to integrate both multiple uses and, typically, multiple

users. Clearly, the potential exists to realize sizeable long-term gains in transportation, housing,

infrastructure and design by pursuing mixed use as the new Pattern of development. In our research the

Residential , 89%

Commercial,

5%

Education ,

3%

Recreation,

0%

Amenities, 2% Transportation

, 1% Residential

Commercial

Education

Recreation

Amenities

Transportation

Category Area ( acres)

Housing 33.264308

Working 0.412011

Amenities 3.768121

Total 37.444440

Fig. 2: Land Use Pattern, Field survey, 2016

Source: Field Survey, 2016


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observation and calculation about the mixed use potentiality helps to understand the development

pattern and needs. Mixed-use developments are becoming the favored means of development and re-

development. This kind of study gives knowledge about which involved with their use in each

component and be demanding that those components work together, both initially and into the future.

ACKNOWLEDGEMENT Special thanks to Md. Mokhlesur Rahman, Assistant professor and Tanmoy Chakraborty, Lecturer,

Department of Urban and Regional Planning, KUET for their cooperation and valuable comment on

this research.

REFERENCES

Adelaide City Council. (n.d.). Guide to Mixeduse Development.

(HBRI), H. a. (n.d.).

(n.d.). Colorado Springs Mixed Use Development Design Manual

A S M Mahbub-Un-Nabi, M. H. (n.d.). TFends of Development in Dhanmondi.

Joseph S. Rabianski, J. S. (2007). Mixed-Use Development: A Review of Professional Literature.

Joshua D. Herndon, D. W. (2011). Mixed-Use Development in Theory and Practice: Learning from

Atlanta’s Mixed Experiences.

Manaugh, K., & Kreider, T. (2013). What is mixed use? Presenting an interaction method for measuring

land use mix. JOURNAL OF TRANSPORT AND LAND USE.

Badoe, D. A. (n.d.). “Transportation-land-use interaction: Empirical findings in North America, and

their implications for modeling.” Transportation Research Part D: Transport and Environment 5(4):

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Browna, B. B., Yamadab, I., Smitha, K. R., Zicka, C. D., Kowaleski-Jones, L., Fana, & X., a. J. (2009).

Mixed land use and walkability: Variations in land use measures and relationships with BMI,

overweight, and obesity. NIH Public Access.

Cervero, R. (1991). Land Uses and Travel at Suburban Activity Centers. Transportation Quarterly,

45(2), 479-491.

Cervero, R. (1995). Mixed Land-Uses and Commuting: Evidence from the American Housing Survey.

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evaluating the presence of mixed use development by

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