final report preparation of detailed area plan...

FINAL REPORT Preparation of Detailed Area Plan (DAP) for Airport –Demra Bypass Area (Location-6) ,RAJUK.

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Executive Summary The Final Report is the last of the series of the reports to be submitted under the Detailed Area Plan (DAP) for Location-6 area. The Final Report is the most important and comprehensive of all the reports to be submitted as per TOR. The report describes about the development strategies, critical planning issues, development plan proposals and implementation of the plans. It incorporates the survey results, findings of stakeholders’ consultations, formulation of planning principles and standards, development activities and proposals of other development agencies, private sectors and NGOs. It also includes the broad land use plans and policies for existing and new urban areas.

The Airport-Demra Bypass Area (Location 6) lies to the east of the Uttara Model Town. It encompasses parts of six Mauzas and entire area of only one Mauza. The Planning Area falls partly under Uttara Thana and partly under Cantonment Thana. As per Structure Plan the area lies within SPZ 13.2.

With the growth in core city Dhaka, the development trends will increase as well with the influx of population. Thus, little availability of buildable land in the Dhaka city the growth will occur especially eastern side of Airport road (Uttar Khan, Dakshin Khan, Fayedabad, Mausair, Abdullahpur, Joarshahara and Purakar) However, overall population will reach to 589420 in 2015.

The consultant has thoroughly examined the planning standards recommended in the recent Metropolitan Development Plans of Dhaka, Chittagong, Khulna and Rajshahi for different facilities like, educational institutions, open space/ park, neighbourhood/ community centre, health centre, market, graveyard etc and hierarchy of road network and suggested a suitable/ uniform standard for detailed area plan of Location-6.

A Private Developers are developing through earth filling some areas in location-6 in low laying flood flow areas including some existing khals and retention ponds without considering future drainage and water logging problems of the flood prone areas. It has been suggested to control and monitor the activities of the developers and guide them to develop the area in a planned manner indicated in the DMDP plan.

In Location-6, most of the proposals of Higher Level Plan, i.e. Structure Plan, Strategic Transport Plan have been kept as it is. Based on the projected patterns of development in the area, existing situation as observed from the socio-economic, physical features and land use surveys, DMDP Structure Plan proposals, and the proposals of the Urban Area Plan, six Planning Blocks have been designated as Mixed Use Spontaneous Zones, two Planning Blocks have been designated as Mixed Use Spontaneous & Mixed Use Planned Zones and one Planning Blocks have been designated as Low Hazard Industrial Zone & Institutional Zone.

Land use proposals have been made assuming a gross density of 200 persons per acre at full development. It is expected that after the implementation of the plan the residential use would increase at full development while Industrial use is expected to increase of the total area at full


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development the area under agricultural use would significantly decline after the implementation of the plan. Major water bodies in the area should also be protected for environmental reasons.

There are 1566.55 hectares (3869.613 Acres) of land within the boundary of the planning area as designated. The population target for the area assuming a gross density of 200 persons per acre (494 person/ hectare) has been fixed 258610 in 2015. Development, however, will continue in phases. Strict development control measures will also have to be enforced to realize the proposed distribution of land uses in the area.

It is extremely difficult to say exactly when the target population would be achieved since the physical build-up of the area is subject to many outside influences which are not always amenable to control. It is, however, possible to develop necessary facilities such as roads, utilities, community facilities for the implementation of the plan. Such development activities are proposed to be completed in three phases.

The basic object of land development controls should be to promote land development in a planned manner. Land use controls for the Airport-Demra Bypass Area will follow the pattern of overall controls for Dhaka Metropolitan Area as proposed under the Urban Area Plan.

Lastly the comments made by the review committee of Ministry of Housing & Public Works headed by Prof. Dr. Jamilur Reza Chowdhuri have been properly incorporated.


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Table of Contents Letter of Transmittal

Executive Summary

CHAPTER-I: BACKGROUND 1.1 Introduction ........................................................................................................1

1.2 Background .........................................................................................................1

1.3 Purpose of the Detailed Area Plan (DAP) ...........................................................2

1.4 Objective of the Project ......................................................................................3

1.4.1 General Objectives ........................................................................................ 3

1.4.2 Specific Project Objectives ............................................................................. 3

1.5 Custodian of the Detailed Area Plan..................................................................3

1.6 Duration of the Detailed Area Plan (DAP) and Amendment Options.................4

1.7 Format of Detailed Area Plan.............................................................................4

a. Explanatory Report .........................................................................................4

b. Integrated Planning Map .................................................................................4

1.8 Description of the Planning Area .........................................................................5

1.8.1 Administrative and Cadastral Boundaries ................................................... 5

1.8.2 Geo-physical Profile ...................................................................................6

a. Geology.........................................................................................................6

b. Topography...................................................................................................6

c. Climate..........................................................................................................7

d. Geological Fault………………………………………………………………….7

1.9 Review of Previous Plans .....................................................................................7

i. Master Plan for Dhaka, 1959 ......................................................................8

ii. Dhaka Metropolitan Area Integrated Urban Development Project................9

iii. Relevant Structure Plan and Urban Area Plan Information….......................9

1.10 Public Consultation .............................................................................................10

i. Number Complaints/Comments ..................................................................10

ii. Types of Stakeholders ................................................................................10

iii. Follow up Action .........................................................................................10

iv. Outcome of the Group Discussion ..............................................................10

1.11 Draft DAP Review by Review Committee …………………………………………10

CHAPTER-II: CRITICAL PLANNING ISSUES 2.1 Existing Development Pattern ............................................................................11


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2.1.1 General ...................................................................................................11

2.1.2 Socio-economic Profile ..........................................................................11

a. Family Size ....................................................................................................12

b. Age and Sex Structure...................................................................................13

c. Religious Groups………………………………………………………………...15

d. Educational status.........................................................................................16

e. Income and Expenditure Levels....................................................................17

f. Source of Income..........................................................................................20

g. Migration ......................................................................................................20

h. Occupation/Ownership Pattern .....................................................................20

2.1.3 Land Use …………………………………………………………………….22

a. Residential Areas ........................................................................................22

b. Industrial Areas…………………………………………………………………..23

c. Commercial Areas .......................................................................................23

d. Amenities and Urban Facilities ....................................................................23

e. Non Urbanized Area ...................................................................................23

2.1.4 Infrastructure .........................................................................................24

a. Circulation Network ......................................................................................24

b. Utility Services ..........................................................................................24

2.1.5 Land Ownership and Value ..................................................................24

2.2 Expected Development ....................................................................................25

2.2.1 Population ............................................................................................25

2.2.2 Economic Activities ..............................................................................25

2.3 Development Problems.....................................................................................25

2.3.1 Hydrology (Drainage and Flooding) .....................................................25

2.3.2 Geological Fault ....................................................................................26

2.3.3 Spontaneous Development leading to Conflicting Use ........................26

2.3.4 Transportation ......................................................................................26

a. Road ..........................................................................................................26

b. Transportation Problem versus Urban Land Use…………………………… 26

2.3.5 Utility .....................................................................................................27

a. Electricity ..................................................................................................27

b. Water Supply .............................................................................................27

c. Sewage Disposal ......................................................................................27

d. Drainage ...................................................................................................27

e. Solid Waste Disposal ................................................................................27

f. Gas ............................................................................................................27


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2.3.6 Amenities and Urban Facilities……………………………………………28

a. Active and Passive Recreation ..................................................................28

b. Educational Facilities .................................................................................29

c. Market Facilities……………………………………………………………… 29

d. Community Facilities/ Structures…………………………………………… 29

e. Urban Facilities……………………………………………………………… 29

2.3.7 Environmental Concern .......................................................................29

2.3.8 Shelter and Settlement ........................................................................30

2.4 Current Investment Program..............................................................................30

2.5 Stake Holders’ Wish List of Projects ..................................................................30

CHAPTER-III DEVELOPMENT PLAN PROPOSALS

3.1 Relevant Policy Frameworks of Higher Level Plans ...........................................31

3.2 Planning Principles and Standards .....................................................................32

3.2.1 Guiding Principles....................................................................................32

3.2.2 Planning Standards .................................................................................33

3.3 Preferred Development Strategies .....................................................................38

3.3.1 Drainage ..................................................................................................38

3.3.2 Residential Development ........................................................................39

3.3.3 Industrial Development ...........................................................................39

3.3.4 Mixed Use Development ........................................................................39

3.3.5 Transport and Connectivity .....................................................................39

3.3.6 Non Urban Areas ....................................................................................39

3.3.7 Water Body and Open Spaces ...............................................................40

3.3.8 Amenities and Community Facilities .......................................................40

3.3.9 Solid Waste Management ......................................................................40

3.3.10 Water Supply ..........................................................................................40

3.3.11 Electricity ................................................................................................40

3.3.12 Gas Supply .............................................................................................40

3.3.13 Environmental Management ................................................................ 40

3.4 Major Infrastructure Proposals ........................................................................... 40

3.4.1 Transport ................................................................................................. 40

3.4.2 Overlay Zone (Utility & Services)............................................................. 41

3.5 Amenity and Urban Facility Proposals…………………………………….. ………44

3.6 Land Use Zoning ................................................................................................ 44

3.6.1 Proposed Land Use Zone Classification ................................................ 44


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CHAPTER IV: PLAN IMPLEMENTATION 4.1 Implementation Strategy ......................................................................................54

4.2 Land Management..………………………………………………………………... .. 54

4.2.1 Land Management Techniques……………………………………………..54

4.2.2 Area Specific Appropriate Land Management Techniques………………54

4.3 Areas for Action Area Plan.................................................................................54

4.4 Public Sector Action Program ...........................................................................55

4.5 Area Development Priorities and Phasing ........................................................55

4.6 Development Control ........................................................................................57

4.6.1 Structure of Landuse Permit Authority.....................................................57

4.6.2 Land Use Permit Planner ........................................................................57

4.6.3 Land Use Permit Committee ...................................................................58

4.6.4 Nagar Unnayan Committee .....................................................................58

4.7 Land Use Permit Options...................................................................................59

4.8 Land Use Permit Procedure...............................................................................60

CHAPTER V: PROJECT PLAN 5.1 Introduction …………………………………………………………………………..61

5.2 Description of Projects………………………………………………………….……61

5.3 Indication of Project Cost ……………………………………………………………61

CHAPTER VI: FOLLOW UP ACTIONS 6.1 Introduction ........................................................................................................67

6.2 Follow up Actions ................................................................................................67

6.1.1 Awareness Building ................................................................................67

6.1.2 Willingness of the Authorities to Implement the Plan .............................67

6.1.3 Preparation of Action Area Plan ……………………………………………67

6.1.4 Strengthening Planning Department .......................................................68

6.1.5 Co-ordination among Related Authorities/ Agencies................................68

6.1.6 Punishment for Plan Violation ..................................................................68

6.1.7 Plan Review .............................................................................................68

CHAPTER VI: FOLLOW UP ACTIONS 7.1 Conclusion …………………………………………………………………………..69


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List of Tables

Table 1.1: Area of the mauzas under the project

Table 2.1: Mauza-wise sample frame

Table 2.2: Mauza-wise distribution and size of sampled households

Table 2.3: Population of the sampled households

Table 2.4: Distribution of household members according to age

Table 2.5: Distribution of households according to sex

Table 2.6: Education level

Table 2.7: Distribution of households according to different categories of income

Table 2.8: Distribution of Households according to Monthly Income

Table 2.9: Expenditure pattern of the sampled households

Table 2.10: Occupational structure of the households

Table 3.1: Planning Standards

Table 3.2: Use Restriction

Table 3.3: Distribution of Proposed Land Use In Location 6

Table 3.4: Distribution of Proposed and widening of existing major Road in Location 6

Table 3.5: Distribution of Proposed Service Facilities in Location 6

Table 3.6: Distribution of Proposed Land Use in Planning Block1

Table 3.7: Distribution of Proposed Service Facilities in Planning Block 1

Table 3.8: Distribution of Proposed Land Use in Planning Block 2










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Table 4.1: Phasing of Proposed Development in the Study Area


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List of Figures

Figure-2.1 Age-Sex Pyramid

Figure-2.2 Mauza Wise age group distribution

Figure-2.3 Mauza wise educational status

Figure-2.4 Monthly Income Distribution of Sampled Households

Figure-2.5 Expenditure Pattern of Sampled Households

Figure-2.6 Occupational Pattern of the sample households

Figure-2.7 Drainage system distribution of the sample households


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List of Maps

Map 1.1: Map showing Planning Area Map 1.2: Map showing the administrative boundary of the project area Map 1.3: Geological Map Map 1.4: Geomorphological Map Map 1.5: Contour Map Map 1.6: Flood Hazard Map Map 2.1: Map showing existing road network of the project area Map 2.2: Map showing the broad land use of the project area Map 2.3: Land Values Map Map 3.1: Structure Plan Policy Map Map 3.2: Urban Area Plan Policy Map Map 3.3: Proposed Road Network Map Map 3.4: Map showing Planning Blocks Map 3.5: Land use in Planning Block Map 3.6: Proposed Land use Map


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List of Photograph

Photograph -2.1: Open-air garbage disposal along an HBB road in the project

Photograph -2.2: A vacant lot, which can be turned into a playground or park for recreational use

FINAL REPORT Preparation of Detailed Area Plan (DAP) for Airport-Demara Bypass Area (Location-6) ,RAJUK.

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Background 1.1 INTRODUCTION

The Detailed Area Plan which is the outcome of the last several years of extensive activities related to the preparation of physical plan of Dhaka, marks the completion of the process undertaken by the Rajdhani Unnayan Kartripakkha with the assistance of UNDP and UNCHS to prepare Dhaka Metropolitan Development Plan (DMDP) under the project ‘Preparation of Structure Plan (SP), Urban Area Plan (UAP) and Detailed Area Plan (DAP)- Metropolitan Development Plan Preparation and Management in Dhaka’ (UNDP No. BGD/88/052 and TAPP No. TA/BGD/88-052). DMDP is a three tier plan package of which 1st two tiers, viz. Structure Plan and Urban Area Plan were prepared during 1992-1995 period by the joint team of Consultants from home and abroad and counterpart experts employed by RAJUK. After a long gap RAJUK initiated the task of preparation of Detailed Area Plan for the entire RAJUK area.

In order to complete the task efficiently, RAJUK divided its control area into five groups and several locations and awarded five local consultancy firms with the work. The work was designed to be accomplished in six reports based stages spread over two years. Due to the problems of mauza map collection and very complicated and time consuming physical feature survey process based on Global Positioning and Geographical Information System, time over run was unavoidable. As such, it took almost four years to complete the task. This is the final output of the process of preparation of the Detailed Area Plan to guide Dhaka’s development in a planned manner befitting standard urban living of2lst century.

1.2 BACKGROUND

Being the capital city of Bangladesh, Dhaka has emerged as a metropolitan center during the last two decades and has been facing rapid urbanization and urban sprawl. The Dhaka Metropolitan Development Plan (DMDP) of RAJUK has prepared a Structure Plan (1995-2015) and an Urban Area Plan (1995-2005), which stressed the need for the preparation of a more detailed level planning of smaller units of Dhaka metropolitan area called Detailed Area Plans or DAPs. The two main policy issues were focused on:

• Rapid urbanization and its diffusion, and • Effective management of the metropolitan area.

• The DMDP of the Rajdhani Unnayan Kartripakkha (RAJUK) was initiated in

February 1992 with funding from the United Nations Development Program (UNDP) and the

• Government of Bangladesh (GOB) in order to prepare multi-sectoral development



plans comprising of Structure Plan, Urban Area Plan and the Detailed Area Plans (DAPs). The United Nations Center for Human Settlements (UNCHS) was the executing agency of the project.

The outcome of the project was the preparation of the Dhaka Structure Plan (1995-2015) and the Urban Area Plan (1995-2005). The Structure Plan (SP) provides long-term strategies for the next 20 years for the development of the greater Dhaka sub-region(1528 sq. km) with population target 15 million. The DMDP Structure Plan (1995-2015) incorporates urban strategies, policies and programs. It provides planning guidelines, techniques, standard, development control procedures and provisions of physical and social services.

The Structure Plan identified 26 Strategic Planning or Spatial Planning Zones, which need detailed area plans providing more detailed planning proposals for specific sub-areas of Dhaka Metropolitan Area. The SPZs were originally identified by the Dhaka Integrated Transport Study (DITS) and later on modified by the DMDP. Some of the SPZs are substantially small compared to the approximate areas that need to he covered under each DAP. Therefore some of the DAPs tend to cover more than one SPZ. A DAP may cover one or more SPZ or parts of one or more SPZs depending on circumstances.

The Urban Area Plan (UAP) provides an interim mid-term strategy for the 10 years and covers for the development of urban areas within Metro Dhaka management Areas.

In the absence of DAPs, the Structure Plan and the Urban Area Plan are presently taken as the basis for all development activities. Since these plans project a broader outlook of any specific area and mainly represent implementation policies, they are not very effective for detailed level planning concept. Hence, the preparation of the DAP will replace the Urban Area Plan.

1.3 PURPOSE OF THE DETAILED AREA PLAN (DAP)

Detailed Area Plan provides guidance for development where action is expected in short term and covers individual parts of a city within a variable time frame. It is concerned with whole range of planning matters for part of the area covered by a Structure Plan setting out in detail the changes the authority intend6 should take place and giving guidance on the form of new development. It shows location of roads, infrastructure, community facilities and acceptable land use zones. Therefore it can serve as an effective tool for development control.

The specific purposes of Detailed Area Plan are:

• Set out the planning policies of the selected area. • Amplify the long-term planning intentions of the Structure Plan in the local context. • Provide a detailed analysis of the area and an urban design of good quality.



• To serve as a reference document of for land clearance and building permission. • To serve as a document for land use and development control. • To provide guidelines for public and private investment priorities. • To offer clarity and accuracy with regard to future development to inhabitants and

investors. • To make recommendations on land development techniques • Describe and make map specific proposals.

1.4 OBJECTIVE OF THE PROJECT

1.4.1 GENERAL OBJECTIVES

The general objectives of the consultancy services for the preparation of Detailed Area Plans for RAJUK Structure Plan area envisages:

• Implement Structure Plan and Urban Area Plan policies • Guide and control urban development in an orderly manner in preferred areas

of urban expansion • Create an urban environment enabling citizens enjoy the services that suits

urban living.

1.4.2 SPECIFIC PROJECT OBJECTIVES

• Implementation of Dhaka Metropolitan Development Plan 1995-20 15 • Data Management and Dissemination • Preparation of Multi-sector Investment Plan • Ensuring Clarity and Security of Investment • Providing Guideline for Development • Ensuring Sustainable Environment

1.5 CUSTODIAN OF THE DETAILED AREA PLAN

Section 73 (1) of the Town Improvement Act 1953 empowers RAJUK to ‘Prepare a Master Plan for the Area within its jurisdiction indicating the manner in which it proposes that land should be used and (whether by carrying out thereon of development or otherwise) and the stages by which any such development should be carried out. At present three tier development plan in the form of Structure Plan, Urban Area Plan and Detailed Area Plans are prepared. DMDP has been published in the Official Gazette on August 4, 1997 (SRO N. I 834-law/97) and has become legal document for the guidance of Dhaka’s development. Rajdhani Unnayan Kartripakkha is the custodian of DMDP, as such RAJUK is the custodian of the Detailed Area Plan prepared under it as well. As the custodian of all the three tier of plans including the Detailed Area Plan prepared under the present project, RAJUK has the responsibility of development control of its jurisdiction area either by itself or with the cooperation of other agencies of the government responsible carrying out development activities within RAJUK’s jurisdiction.



1.6 DURATION OF THE DETAILED AREA PLAN (DAP) AND AMENDMENT OPTIONS

Usually a plan is prepared for a period of 20 to 25 years. DMDP has been prepared for 20 years carrying 1995-2015 period. As such the Detailed Area Plan prepared under this project extends to 2015. However every plan requires periodic review and updating which is usually done every five years. The consultants propose that the plan should be reviewed at the end of 2015. At the same time initiative should be taken for review and updating of the plan accordingly at the end of 2015, so that it can be extended for a further period of 10 years, i.e. 2025. Section 74 (2) of the Town Improvement Act empowers RAJUK to amend its plan from time to time. If development trend during this period 2015 to 2025 calls for the preparation of a fresh three tier development plan, RAJUK by dint of the authority conferred to it by Section 73 (1) of Town Improvement Act shall take initiative to prepare a new plan for its jurisdiction.

1.7 FORMAT OF DETAILED AREA PLAN

The DAP formulates in detail, as appropriate, the proposals of the Structure Plan and the Urban Area Plan for the development and other use of land for the improvement of the physical environment and the management of traffic. The DAP indicates, defines and provides:

• zoning regulation, building regulations and restrictions including plot-size, number

of stories and usage • major roads, street network and traffic circulation pattern for present and future

requirements • comprehensive allocation of areas or zones for residential, commercial, industrial,

educational, health, recreational, utilities and services, religious and other purposes - and their phase-wise development

• areas reserved for agriculture or natural reserves and the like • designated areas for acquisition of land for public purposes.

The format of Detailed Area Plan consists of

a) Explanatory Report b) Integrated Planning Map

a) Explanatory Report

The Explanatory Report provides an account of the design process, demographic and socio-economic data, sector wise and thematic maps, information on higher level planning context and a description of the Integrated Planning Map. The report contains maps on a scale that is appropriate to the information they carry and convenient for inclusion in a report (A4 and A3 size).



b) Integrated Planning Map

The Integrated Planning Map shows different layers of information like the cadastral base, administrative boundaries, geo-physical features (contour line, water bodies), infrastructures and existing/proposed land use.

Maps of following description form the component of Integrated Planning Map for the Detailed Area Plan:

1. Base Map of Study Area on - R.S. Mauza background Scale 1:1980 2. Physical Feature Survey (Floor Heights, Structure Type,

Structure Use): Scale 1:1980 3. Land Use Map Scale 1:1980 4. Field Survey (Original Survey Marking) Scale 1:990 6. Integrated Planning Map Scale 1:3960 7. Integrated Planning Map Scale 1:1980 8. Project Maps Scale 1:990

1.8 DESCRIPTION OF THE PLANNING AREA

As is visible from Map 1.1 of the Planning Area, the geographic location of the planning area lies between

Latitudes 23°53’35” - 23°49’33” N Longitudes 90°24’31” - 90°26’53” E

It lies east of the Uttara Model Town. The railway tack is the western boundary of the planning area. The northern and southern limits are the Tongi khal and the proposed 300 ft. wide Purbachal road, respectively. The eastern boundary runs somewhat midway through Uttar khan, Dakshin khan and Joarshahara mauzas.

1.8.1 ADMINISTRATIVE AND CADASTRAL BOUNDARIES

Administratively speaking, the area encompasses parts of six mauzas and the entire area of only one small mauza (Map 1.2). The areal distribution is given in Table 1.1. The planning area falls partly under Uttara Thana and partly under Cantonment Thana. As per the Structure Plan, the planning area lies within SPZ 13.2 - the Uttara-Airport SPZ.



Table 1.1: Area of the mauzas under the project Name of

Mauza J.l. No.

Thana Area (in Acres)

Area in Hectares

Percent

Abdullahpur 01 Cantonment 19.722 7.981 0.51 Fayedabad 02 Gulshan 393.840 159.382 10.17 Uttarkhan 14 Gulshan 865.615 350.304 22.36 Mausair 15 Cantonment 50.080 20.267 5.34 Purakar 03 Cantonment 206.821 83.698 5.39

Dakshinkhan 17 Gulshan 1718.330 695.386 44.39 Joarshahara 06 Cantonment 616.593 249.527 15.93

Total 3869.93 1566.545 100

1.8.2 GEO-PHYSICAL PROFILE (GEOLOGY, SOILS AND HYDROLOGY)

a. Geology

In geological terms, Dhaka lies in the extreme south of the Madhupur Tract, which is situated, in the central-eastern part of Bangladesh. The planning area is covered mainly by the Pleistocene Madhupur Clay and Holocene sediments (Map 1.3 - Geological Map). The Madhupur Clay consists of yellowish brown to the highly oxidized reddish brown silty clay (please refer to the Geotechnical Survey Report for details on soils).

Faults and lineaments that have occurred due to tectonic movements, appear at two places - one along the edge of depression in the southern part of Dakshinkhan, trending south-west and the other along the Tongi Khal in Tongi-Uttara-Uttar Khan area, trending east-west.

The main natural drainage channel of the planning area is the Tongi khal, which flows in an easterly direction. It continues eastward and meets the Balu River flowing south. The natural drainage khals, which drain out the waters of the area, lie mostly in the south and east of the planning. The direction of flow is towards the south where the land comprises mainly of depressions. Those in the south have been filled up for development purposes. The eastern khals lie outside the planning area and retention ponds have been earmarked in the Structure Plan.

b. Topography

In general, the land slopes gradually towards the south and east where it merges into the Ganges-Meghna floodplain. According to the Geological Survey of Bangladesh (Atlas of Urban Geology — Volume 11, ESCAP, UN, New York 1999), the project area is characterized by the following types of geomorphic units based on surface morphology and elevation (Map 1.4 - Geomorphological Map).

• High land (AH)



• Mixed high and low lands (AM) • Low land (AL) • Depression

The contour map that has been prepared as a part of the plan preparation work also reveals the topography of the area (Map 1.5 - Contour Map). Contours are shown at intervals of 0.25 m (For details, please refer to the Physical Features and Land use Survey Report).

Most of the northern half of the planning area falls under medium to high level land and has a low risk of inundation during floods. High land occurs in the north and along the west-central part of the planning area and not prone to the normal floods. In contrast, the southern half of the planning area is subjected to annual flooding and belongs to the high-risk zone of flooding (Map 1.6 - Flood Hazard Map).

c. Climate

As described earlier that the project area is the part of Dhaka Metropolitan City. Dhaka

experiences a hot, wet and humid tropical climate. The city is within the monsoon climate zone, with an annual average temperature of 25 °C (77 °F) and monthly means varying between 18 °C (64 °F) in January and 29 °C (84 °F) in August. Nearly 80% of the annual average rainfall of 1,854 millimeters (73 in) occurs between May and September. Increasing air and water pollution emanating from traffic congestion and industrial waste are serious problems affecting public health and the quality of life in the city. Water bodies and wetlands around Dhaka are facing extinction as these are being filled up to construct multi-storied buildings and other real estate developments. Coupled with pollution, such erosion of natural habitats threatens to destroy much of the regional biodiversity.

d. Geological Fault

The consultants adopted the DMDP report on Planning and Control Area Boundaries which took into consideration & bear succinct observation on geological features of the project area. The report summarizes that the geological observations and features are present in the Dhaka Terrace-the southern area of the Madhupur Tract. The area defined as the Dhaka Terrace includes Mirpur, Kurmitola (old Dhaka Airport), Dhaka and Demra, between the Buriganga on the west and the Sitalakhya on the east. The Rajuk Structure Plan Area is in the Dhaka Terrace.

1.9 REVIEW OF THE PREVIOUS PLANS

Prior to undertaking of Detailed Area Plan Preparation Project, several planning intervention took place in Dhaka and the following plans were prepared for the planned development of Dhaka. The first one was prepared for Dhaka as a provincial capital city, followed by larger plan taking into consideration the growth of the city and its transformation as a national capital of Bangladesh. Chronologically the plans were:



- Dhaka Master Plan 1959 - Dhaka Metropolitan Area Integrated Urban Development Project: 1981

- Dhaka Metropolitan Development Plan: Structure plan (1995-2015), Urban Area Plan (1995-2005), Detailed Area Plan (the present plan)

The Dhaka Master Plan Project covered an area of 290 sq. miles for a projected population of 1.5 million. But events following creation of Bangladesh in 1971 after a bloody war of liberation surpassed all projections and Dhaka became considerably larger than the coverage of 1959 plan. The metamorphosis from a provincial capital to national capital with all its physical, social, environmental attributes made the existing plan obsolete and useless as a tool of development control. Preparation of a new plan to guide and control development of Dhaka became an imperative for the guidance of development and expansion to accommodate the fast expanding population of the city.

In order to bring the ever expanding boundary of Dhaka city under planning coverage an attempt was made to formulate an urban development strategy for Dhaka city in the eighties of the last century. As a result a strategic plan in the form of Dhaka Metropolitan Area Integrated Urban Development Project was completed in the year 1981. This strategic policy level plan never became a development control tool as it was not given the status of a legal document through necessary enactment.

The necessity of preparation of a fresh urban plan became obvious even to the ordinary citizens. However, lack of concern at various administrative levels due to lack of comprchension and bureaucratic red-tapism did not allow the preparation of a fresh plan until the 1990s. Finally, Dhaka Metropolitan Development Plan (DMDP) was prepared by RAJUK with the assistance ofUNDP/UNCHS during 1992-1995 periods.

i. Master Plan for Dhaka, 1959

Initiative was taken in the year 1957 to prepare a Master Plan for the development and development control of the city of Dhaka, a provincial capital, under Technical Assistance provided by the Colombo Plan Programme. The consulting firm Minoprio and Spencely and P.W. Macfarlane submitted the draft plan in the late 1958 which was adapted in 1959.

According to Master Plan for Dhaka City in 1959 the DND north area is restricted by wide tracts of low-lying land that flood annually. The Master Plan recommends a north ward extension of the boundary from Demra, along both sides of Lakhya River, so that any development upstream of the proposed water intake at Demra can be controlled. Reclamation of selected areas of low-lying land nearer to Dhaka also indicated with which to augment the limited supply of built able land. As an alternative to reclamation by raising the level of land for development above the flood level, consideration also given of bounding the area against flooding and pumping out surface water, rather along the lines of Dutch practice.



ii. Dhaka Metropolitan Area Integrated Urban Development Project

Dhaka Metropolitan Area Integrated Urban Development (DMAIUD) Project was undertaken to develop a long term urban development strategy to guide and regulate the future growth of the Dhaka Metropolitan area. It aimed to set out appropriate policies designated to implement the proposed strategies and to prepare prototype proposals for low-income housing projects. The project also tried to offer advice on the establishment of effective planning and development organizations and to develop skills and experience of local staff. The major thrust of the strategy was for northern expansion of metro Dhaka and advised creation of a buffer in the form of green belt. There was not any important indication in that project that are applicable for Airport-Demra Bypass Area (Location-6) .

iii. Relevant Structure Plan and Urban Area Plan Information

The Dhaka Metropolitan Development Plan in the form of Structure Plan and Urban Area Plan was prepared during the period 1992-1995 to provide policy guidelines for the development of Metro.

Dhaka for 1995-2015 periods. The policies and strategies adopted in the plan was to provide a rough development control guideline for the Metro Dhaka until the preparation of Detailed Area Plan, the third of the three tier new urban development plan document. Structure Plan and Urban Area Plan framework relevant to Location-5 area is presented below -

Structure Plan Land Use Development and Control Policies stated the following use for the project area:

The Structure Plan is a framework of urban development for twenty years period (1995-2015). In the Structure Plan a primary road M/6A has been proposed through the middle of the project area in north-south directions from Fatullah to Uttarkhan / Foydabad. From the eastern portion of the project area a Mass Transport (Rail) has been proposed in north-south direction with a branch linked with Kamalapur railway station in east-west direction.

The land towards the east o proposed Mass Transit (Rail) has been shown as New Land Development Area (Promotion) and between Mass Transit and Primary road the use has been shown as “Flood Protection Pond”.

The proposed land use zoning in the Urban Area Plan has been derived from the policy guidelines of the Structure Plan. The land use proposals in the Urban Area Plan includes following zones

• Existing Mixed Use Planned Zone • Existing Mixed Use Spontaneous Zone • Proposed Mixed Use Spontaneous Zone • Proposed Mixed Use Planned Zone



• Restricted Flood Retention Reserves

1.10 PUBLIC CONSULTATION

After the submission of Draft Final Report necessary consultation was done with the Stakeholders of Project Area regarding their preference on infrastructural development, provision of amenities, requirements of urban utilities and essential services.

i. Number of Complaints/ Comments

There was no complain received from the inhabitants of Project Area. But the stakeholders suggested for improving transportation network and urban facilities. The consultant met all those problems.

ii. Types of Stakeholders

All classes of people who reside there and who posses land over there.

iii. Follow up Action After the submission of Draft Final Plan report, it was ready at RAJUK office and RAJUK zonal Office at Uttara open for the collection of comments/ suggestions from the stakeholders.

iv. Outcome of the Group Discussion

A number of comments received as the outcome of discussion with respect to all urban amenities like parks, play ground and other indoor and outdoor recreational facilities and improvement of road networks, institutional facilities. All possible desires of the local communities were tried to fulfill.

1.11 DRAFT DAP REVIEW BY REVIEW COMMITTEE

Review Committee only objected Transport Network of Airport – Demra bypass area. Whereas the road network can not serve the future transportation demand of the people, hence it should be widen and well connected with other national and regional road.



Critical Planning Issues The critical planning issues are focussed around the existing development pattern of the different land uses, land types, economic activities and the existing problems of flooding and drainage, water supply and sanitation, garbage disposal, and other environmental concerns.

2.1 EXISTING DEVELOPMENT PATTERN

2.1.1 GENERAL

The existing pattern of development shows concentration on the western side of the planning area. Development prior to 1990 occurred mainly along the sides of four main roads namely-Khilkhet-Nampara road, Kawla road, Ashkona road and Shahid Latif road. During the last decade and presently the development extended both the sides of the Khilkhet-Namapara Road in Joarshahara Mouza, the Civil Aviation Area and its extension along the Kawla Bazar Road in south Dakshin Khan Mouza, the Ashkona Road, the Shahid Latif Road, the Shah Kabir Road and the Fayedabad-Beriband Road, the built-up area extended northwards and eastwards, with heavy concentrations particularly in Purakar and Fayedabad mouzas and moderately in Mausair mouza (Map 2.1).

2.1.2 SOCIO-ECONOMIC PROFILE

The socio-economic information which have been placed in the sub clause 2.1.2 of the final report on the basis of direct field survey conducted by BETS in 1999, under the same project. So, due to long time gap, there might be some changes with respect to recent time frame. However, just to get an idea, about the socio-economic activities of the people of the project area, the previous data have been used.

The socio-economic aspects cover a wide range of issues. They include statistics on education and literacy, occupation and income, expenditure, savings and debts, land ownership and valuation, landuse and landtype, nature of construction of built up land, public utilities, roads and use of transport, drainage, sanitation and sewerage, flood situation, environmental pollution, problems encountered, duration and reasons of stay in the project area, and access to basic needs of urban life.

Our sampling Design for Socio-Economic Survey was based on the data and information provided by the Bangladesh Bureau of Statistics’ (BBS), Bangladesh Population Census, Zila: Dhaka, 1991, particularly about the number of households within the aforementioned mauzas. The survey concentrated on residential households of all the six mauzas. A sample of five percent of the households was taken for the survey.



Table 2.1 - Mauza-wise sample frame

As apparent from Table 2.1, the total number of households according to the 1991 Census (Community Series for Dhaka, pp. 83, 151 & 152) in the six mauzas was 19,882. About 54% (10,744) of the total households were within the project area. A five-percent sample of the total households amounts to 537. So the nearest round number, 540, was chosen as the sample number and the three additional households were in Mausair.

To conduct the survey of the 540 households, the beginning of the main thoroughfare of each mauza was selected as the starting point of the survey. Survey of çvery 1th household at regular interval was done on the basis of random sampling. To collect the information through the approved questionnaire, formal fact-to-face-interview in presence of either head of the household or representative therefor was held. Since the information was collected through a pre-coded survey questionnaire, answers were written in figures and numeral to ensure brevity and secrecy. Considering the time limit and resources, an almost proportional simple random sampling technique was followed, making the sample systematically representative of the population.

It may be mentioned that the population of various portions of the different mauza under the project area was estimated in proportion to the area, which fell under the project area, based on Census Report, Dhaka, 1991 (Bangladesh Bureau of Statistics). Moreover, in estimating the population of a portion of a mauza, it was assumed that the density of population remained the same throughout the area. Therefore, density of population per acre in the mauza was first estimated and on that basis the population of the area which fell under the project was estimated.

a. Family Size

The number of sampled households in the project area is 540. The average number of members per household was 5.9, that for males being 3.2 and females, 2.7. To compare with the national level data, the household size of the project area is higher (by about 0.7) than the national average household size, which is 5.59 (1991 Census). The household size of the Dhaka Metropolitan Area stands at 5.52 for 1991 (BBS: 1998 Statistical Yearbook of Bangladesh, 19th Edition, p.24).



Table 2.2: Mauza-wise distribution and size of sampled households

b. Age and Sex Structure

The total population of the sampled households was 3190. Out of the total population of 3190, 54.3 percent were males and 45.7 percent were females. Table 2.3 gives the population data of the six mauzas. The sex-ratio of the project area is higher (by 13) than the national average as shown in Table 2.3. It is highest in Dakshinkhan (124) and lowest in Joarshahara (109), the lowest also being higher than the national average.

Table 2.3 - Population of the sampled households



Age

The age distribution pattern of the sampled households show that about 42.1 % of the household members are below 20 years of age, and only 16.2% of household members are above 40 years of age. The rest (37.5%) are between 21 to 30 years (23.1%) and 31 to 40 years (14.4%). These figures suggest that the population in this project area is preponderantly youthful. This is clearly illustrated in the age-sex pyramid shown in Figure 2.1.

Age Group

Figure 2.1 — Age-Sex Pyramid

Figure 2.2 shows the age-group population distribution of the mauzas of the project area. It is apparent that Dakshinkhan has the highest number of youthful population of age below 30 years and Mausair the lowest.

Figure 2.2 — Mauza wise age-group distribution



The average age of the sampled population is 27.36 years. Table 2.4 below shows the distribution of household members according to different age classes. Dakshinkhan has the highest percentage (39.6%) of population below 40 years and Mausair, the lowest 1.0.

Table 2.4 - Distribution of household members according to age

Sex

The proportion of male population stands at 54.4% for the project area. Table 2.5 below shows the proportion of male and female population by mauzas.

Table 2.5 - Distribution of households according to sex

c. Religious Group

Although Islam (Sunni Muslims) accounts for 99.8% of households, only one household (0.02%) was found to be of Christian religion. It may be mentioned here that 5% sample survey not always clearly reflect the religious group. To get an accurate picture cent percent survey is needed.



d. Educational Status

In terms of literacy, the project area has an extremely high literacy rate (90.0%). Even excluding the primary level of education, the literacy rate was found to be 68.7% from the sampled households. The graduates account for 12% of the population and post-graduates including professional degree holders account for 6.6%. On the contrary, illiteracy is only 9.8%.

Table 2.6 - Education level

Figure-2.3: Mauza Wise Educational Status

About 21.3% (666) had primary education, 32.2% (1011) had passed S.S.C. and 18.0% (563) had passed H.S.C. The percentage of literacy was found to be 90.0% in the sampled households. The highest and lowest concentrations of illiterate households were at Dakshinkhan (4.7%) and Mausair (0.4%). The formally educated group (S.S.C and above) accounts for 68.7%. The percentage of formally educated households was highest at Dakshinkhan (34.4%) and lowest at Mausair (1.2%). The percentage of population who had completed the S.S.C. level of education was found to be highest at Dakshinkhan (15.6%) and lowest at Mausair (0.5%). The percentages of population who had completed their Bachelor’s and Masters degree were highest at Dakshinkhan and lowest at Mausair as is apparent in Table 2.6.



e. Income and Expenditure Level Income

The average monthly income of the sampled households was 1k. 14,424.72. For analyzing the socio-economic condition of the households and for detailed investigation and analysis, the households have been categorized into 5 groups based on monthly income as follows:

1. Very low Income =Having monthly income upto 1k. 3,000 2. Low Income =Having monthly income between Tk. 3,000 - 1k. 5,000 3. Lower middle Income =Having monthly income between 1k. 5,000 - Tk.10,000

4. Middle Income =Having monthly income 1k. 10,000 - 1k. 20,000 5. High Income =Having monthly income above Tk 20,000

Table 2.7 below shows the number and percentage of households under different income categories.

Table 2.7 - Distribution of households according to different categories of income

Dakshinkhan ranked highest among the six mauzas in monthly average income of the households. This would confirm that Dakshinkhan is the “richest” mauza. Purakar occupied the second position though by a wide margin. Fayedabad and Joarsahara enjoyed the third and fourth position, respectively.

Dakshinkhan had the highest number of income groups of all the categories i.e. 266 households (49.3%), followed by Purakar, having 79 households (14.6%). Fayedabad and Joarshahara had 75 (13.9%) and 67 (12.4%) households, respectively, of different income categories. Dakshinkhan also had the highest number of household (55) who earned more than Taka 20,000 per month whereas Mausair had only one such household out of a total of 100 households in this category.

Table 2.8 below shows the mauza-wise distribution of households according to different income groups and a graphical presentation is made in Figure 2.4.



Table 2.8 - Distribution of Households according to Monthly Income

Figure 2.4 - Monthly Income distribution of the sample households



Expenditure

The average monthly expenditure on major heads under different primary occupations of the households were calculated and provided in Table 3.5 and their percentage distribution in Figure 3.4. Household expenditure has been categorised under eight heads. Expenses on food account for about 49.3% of the total household expenditure. The other significant heads of expenditure were education, conveyance, and utility services (including fuel) which account for about 15.62%, 11.48% and 7.15%, respectively. Annexes D, E, F, and G give mauza wise detailed expenditure on food, education, health, and transport, respectively.

The average monthly household expenditure of the project area is Tk. 10,532.19. The percapita household expenditure of the project area stands at 1k. 1785 or about US $ 33, which gives an annual percapita expenditure at US $ 396.7. To compare with national and urban statistics, the project area is in a better position in terms of spending. The monthly percapita household expenditure of Bangladesh is Tk.779 or US $ 14.4, which gives an annual expenditure of about US $ 173. The monthly percapita expenditure for urban households stands at 1k. 1372 or US $ 25.4, which gives an annual expenditure of about US $ 305.

Table 2.9 - Expenditure pattern of the sampled households

It appeared that most of them had their own houses and did not have to pay for housing. Only a few households had to pay for house rent. The percentage of expenditure on major heads claimed by households of different Mauzas had been estimated and their percentage distributed in Figure 2.5.



Figure 2.5 - Expenditure pattern of the sampled households At Uttarkhan 9 1.1% of the households spent 49.1% and above of their total expenditure on food whereas Joarsharara had the lowest percentage in this respect. The percentage for Fayedabad, Mausair, Dakshinkhan and Purakar were 88.0%, 75%, 62.4%, and 59.0%, respectively. Regarding the other expenditure, it revealed that nearly 1.9% (9) of the households spent between 39.01 to 49% of their total expenditure on education. The expenditure on transport was highest at Daskinkhan (49.3%) and lowest at Purakar, followed by Fayedabad (13.9%) and this was slightly less at Joarsahara (12.5%).

f. Source of Income

The sources of income of the people of Airport-Demra by pass area (location-6) are as many as seven or more different types which are as follows:

- Cultivation or land based source - Services in Govt./Semi-Govt./Autonomous/Corporation source - Services in Private Firms/Bank source - Business (Trade/Commerce) source - Labouring source - Household work source - Miscellaneous sources.

g. Migration

The project area is inhabited by more than half percent people are migrated while less

than half percent are local people. Mostly in the urban section of the project area migration has taken place. As result it is found that 40 percent of the people are local while 60 percent people have migrated in the project area.

h. Occupation/Ownership Pattern

Various types of occupation of the people have been found from the household survey. Table 3.2 shows the different types of occupation of the people of the project area.



Household work seems to be the most important means of livelihood of the people of the area. The household members which depend mainly upon the income from cultivable land in village home and leasing out landed property as absentee farmers/landlords are grouped under the household work category. They account for 21.2% of the total responses. Other than that, the predominant occupation is business, trade or commerce (20.2%), which is followed by services in the private sector including banks (15.4%). Services in government and semi-government organizations occupy the fourth position (5.2%). The ‘other’ occupation category comprises a large group, which accounts for 32.2% of the total employed persons in the sample households. This group includes doctors, lawyers, teachers, private technicians, drivers and people engaged in jobs other than those mentioned above.

Table 2.10- Occupational structure of the households

Cultivators comprise 1.2% and labourers only 0.8% of the total number of responses. The reasons for the small percentage of cultivators and labourers might be attributed to the absence of industrial enterprise and cultivable land in the project area. Table 3.2 above shows the occupational structure of the households of the project area and Figure 2.6 below illustrates the percentage composition of occupation of the household members.

Service oriented occupations, both government and private, were most concentrated at Dakshinkhan, 2.6% being in the government sector and 7.2% in the private sector (see Annex C for detailed mauzawise distribution). These were least concentrated at Mausair, 0.1% in the government and 0.4% in the private sector. On the other hand, trade and commerce as an occupation was most prominent at Dakshinkhan (9.2%) and Joarshahara (4.8%) and least at Mausair (0.1%). Dakshinkhan had the highest percentage of persons depending on cultivation (5%). This group is absent in Mausair and Purakar.



Figure 2.6 - Occupational structure of the sample households

Ownership

The main process for the acquisition of landed properly was, in order of importance, purchase, inheritance, and possession of property likely to be inherited. Of the 540 households, 285 (52.8%) acquired their property through purchases while 208 households (38.5%) acquired through inheritance. Only 36 households (6.7%) were living in rented houses while 3 households (0.6%) were living in government houses. Five households (0.9%) did not given any information about the acquisition of their property.

The household survey revealed ownership of only private land. It is needless to say that household members cannot own public land, although slum dwellers can illegally squat on public property. The distribution of private land, acquired by inheritance or by purchase, according to size classes, has not been done since it has been seen that plots acquired by purchase are usually below 10 kathas. This is comparatively a small size for an urban fringe area as compared to planned areas with high residential densities having smaller sized plots. Agricultural lands, which are acquired by inheritance, are usually medium to large size plots, and are above 10 kathas.

Purchase, as a means of acquiring ownership was most prominent at Fayedabad (62.2%) and least prominent at Uttarkhan (28.9%). On the other hand, inheritance was most visible at Uttarkhan (71.1 %), perhaps the oldest settled area, and least visible at Mausair, the most recently settled area.

2.1.3 LAND USE

a. Residential Areas

Residential development accounts for most of the built up area, although it covers about



41.70 percent of the total planning area (Map 2.2-General Land use). Variations in residential land use occur across mauzas. It is found to be heaviest in Fayedabad (64.08% of the total land of the mauza) and lowest in Uttar Khan. Variations in residential development may be due to the availability of buildable land and road facilities. With respect to residential density, medium to high residential density (> 30 to < 106 persons per acre occur on the western half of the planning area and low residential density (up to 30 persons per acre) appear on the eastern half. The most important factor in residential development is the land type, particularly land level, which influence construction of roads and buildings. So, the availability of flood-free highland is a critical issue in planning for built up areas.

b. Industrial Areas

Industrial area covers only a parcel of the project area. There is a great demand for this activity in this area, especially for providing employment opportunities to the growing population. The existing vacant lots can be used not only for new residential development, but also for expanding industrial activities.

c. Commercial Areas

Commercial area covers a portion of the project area. It has been observed that commercial areas/activities are mixed with mainly residential areas. For providing employment opportunities to the growing population the existing vacant lots can be used not only for new residential development, but also for some mixed commercial - residential activities.

d. Amenities and Urban Facilities

Recreational facilities of the project area were considered to be very insufficient. Planned active and passive recreational facilities for children and elderly people were very rare. The active recreation is confined to few play fields only but there is no cinema hall or park for passive recreational facility.

e. Non-Urbanized Areas

The non-urbanized areas are mostly the agricultural areas, the vacant lots and the low lying water bodies. Together they cover 40.75% of the total planning area, the agricultural land use accounting for 14.55% and the vacant lots 0.01%. Vast stretches of agricultural land use lie in the southern half of the planning area and is more flood prone than those lying in the northern part. Small, discrete scattered agricultural areas appear in the northern part of the planning area. In course of time these will apparently be encroached by new development and form a continuous built-up area. So these areas are of concern for planned development.



2.1.4 INFRASTRUCTURE

With respect to infrastructure development, new roads with proper drainage system should be provided. The existing road network is not adequate for the population and not built in a planned manner. Keeping in mind the long-term increase in population and the optimum number that the land can support, and applying planning principles with regard to transport and traffic planning, this sector needs special attention. Services like surface and underground drainage, sewerage, and utility lines (gas, electricity, telephone, etc.) can all be provided together as underground lines. This will require collaboration and coordination of the different GOB departments for funding and provision.

a. Circulation Network

The circulation network of the project area confined in to only road. The road network

serve for only the project area . There is no Regional or National highway passes through the project area

b. Utility Services

Utility services include a wide range of urban facilities and utilities like water supply, drainage, sewerage, street lighting, garbage disposal, electricity, gas, markets, bus & truck terminals, rickshaw & tempo stands, and many more. Many of these services are lacking in the planning area. So there is a lot of scope with respect to provision of planned service delivery in the area. Map 2.1 shows the existing road network. Majority of the planning area are served by piped water supply and gas lines.

2.1.5 LANDOWNERSHIP AND VALUES

The sample household survey that was conducted as a prerequisite for the DAP, revealed that 80% of the households (private) owned some habitable land (fit for settlement) and had already erected some structures, mainly for residential purposes. Since people prefer to settle and dwell on land above flood level and also along transport routes like roads or navigable rivers and khals. So there is a direct relationship between land level and settlement and similarly between settlement and proximity to services. It is for these reasons that land values are high where the land level is above flood-level and infrastructure present. Land values are high in the northern part of the planning area, especially along its western side, with average values rising to as high as Tk. 4, 00,000 per katha. The low-lying areas with frequent and regular inundation have low values and are usually around average Tk. 1,00,000 per katha (Map 2.3 - Land Values Map). Speculations in the land market increase the price of land especially when there is an expected development. Land acquisition for infrastructure development also increases land values at a spiraling rate.



2.2 EXPECTED DEVELOPMENT

As discussed earlier, expected development is going to take place firstly where land level is high and above the normal flood height. Secondly, new development will take place along existing roads and where services and utilities are already provided by the concerned authorities and in potential places. However, planning and development depend upon population and their economic activities.

2.2.1 POPULATION

Planning for any area is for the people, by the people and of the people. So, population is the primary concern while preparing a DAP. Any long-term plan should be based on projected population based on estimated growth rates calculated from existing trends (10.77% per annum). It can be estimated that the population of the planning area has nearly doubled over the past decade. The calculated population from the total number of structures and number of persons per structure stands at 140852 in 2001 and which will be expected to 589420 in 2015(Annexure-01). Density controls, by fixing plot sizes, floor sizes, and occupancy rates should be applied and strictly enforced.

2.2.2 ECONOMIC ACTIVITIES

With the progress of urbanization, economic activities shift from primary to secondary and tertiary. As agricultural lands are encroached upon by new developments, the primary activity decreases and on the other hand, secondary and tertiary activities increase. The secondary activities include manufacturing and industries and the tertiary includes commerce, trade and services. A DAP should focus more on the secondary and tertiary sectors for increasing employment opportunities for the future population.

2.3 DEVELOPMENT PROBLEMS

The development problems of the planning area are grouped under the following heads:

• Hydrology (Flooding and Drainage) • Geology and Soil • Infrastructure and Services • Environmental Concerns • Shelter and Settlement

2.3.1 HYDROLOGY (DRAINAGE AND FLOODING)

Hydrological problems, such as flooding and lack of drainage, are the major concerns for planned development. From the household survey conducted for the socio-economic study as part of the DAP requirement, it has been found that about 50% of the households were affected by the 1998 flood. However, this problem can be resolved partly if in future any embankment along the Tongi KhaI is built and partly by the



construction of the Eastern Bypass and the Airport-Demra Bypass roads. Besides, proper drainage will help to mitigate problem. Introduction of raising the plinth level up to a certain level (i.e., above the flood level) could be included as part of the building codes (BNBC).

2.3.2 GEOLOGY FAULT

Since tectonic disturbances have taken place in the recent past resulting in faults and lineaments in the planning area, it calls for strict enforcement of building codes. The geological and geomorphological units show areas of Mixed High and Low lands (AM), where landfill can be done for future development when no high land is left vacant for development.

Services include a wide range of urban facilities and utilities, from infrastructure like roads, water supply, drainage, sewerage, street lighting, garbage disposal, electricity, gas, markets, bus & truck terminals, rickshaw & tempo stands, and many more. Many of these services are totally lacking in the planning area. So there is a lot of scope with respect to provision of planned service delivery in the area. Map 2.1 shows the existing road network. Majority of the planning area are served by piped water supply and gas lines.

2.3.3 SPONTANEOUS DEVELOPMENT LEADING TO CONFLICTING USE

Development control function is very poor in the project area. With present capacity RAJUK cannot over see or pro-act to guide and steer development in desired areas of urban expansion. This result in:

• Invasion of agricultural land by urbanization. • Mixed Land uses are found every where (Residential with Commerce). • The development pattern is haphazard, incompatible and unhealthy.

2.3.4 TRANSPORTATION

a. Road

The project area road network consists of only Local roads. There are as many as 6 (six)

East-West roads but there is no such North-South roads. The local roads of the project area are narrow and lack sufficient interconnection. The urbanized area occupied all over the project area and specially the northern half. The project area suffers from North-South connector roads.

b. Transportation Problem versus Urban Land Use

As described earlier that there is no National or Regional road that passes through the project area. The local access road network of this part is narrow and insufficient which cannot bear the growing demand. There should be sufficient roads to facilitate the movement in any urban area.



2.3.5 UTILITY

a. Electricity

Of the three utilities, only electric supply is in a favorable position, as all the mauzas are covered by it. However, there is a general countrywide shortage and frequent loadshedding in the area. About 99.3% of the sample households had access to electricity. A cent percent of the sample households of Joarshahara had electricity, followed by Dakshinkhan, 98.5%.

b. Water Supply

With regard to water supply, 53.5% of the sample households had access to it. However, access to piped water supply of DWASA is absent in four mauzas - Fayedabad, Uttarkhan, Mausair and Purakar. About 98.5 % of the sample households had access to DWASA water supply, followed by Dakshinkhan, 82.3%. Not only is the supply inadequate, but also is the maintenance poor.

c. Sewage Disposal

There is no sufficient facility for sewage disposal in the project area. People have no alternative choice except drains for waste water disposal and septic tanks for night soils.

d. Drainage

With regard to drainage system, the overall situation is appalling. The absence of a proper drainage system leads to environmental pollution of water, soil and air. About 82.5% of the household had no drainage system at all. Only 2.6% of the households had pucca drains in front of the residence. About fifteen percent (14.9%) had kutcha drainage but a substantial number of households of this area had no drainage at all. With respect to disposal of the household sullage, the overall picture is shown in Figure 2.7. Though negligible, still Dakshinkhan had 1.1% of pucca drainage in front of residence but in Uttarkhan and Mausair, the percentage was zero. Dakshinkhan had the highest percentage of the households living in houses with kuthca drainage system (7.4%), followed by Joarsahara (3.9%). Mausair had no drains at all.

Figure 2.7 - Drainage System distribution of the sample households e. Solid Waste Disposal



About the availability of garbage disposal facilities by Dhaka Municipal Corporation (DMC) within the Project area the overwhelming majority (99.6%) of the households replied in the negative. Thus it could easily be presumed about the actual cleanliness condition prevailing in this project area. Alarmed by the lack of disposal of garbage facilities, which might result in spread of various diseases, 7 1.3% stressed on providing garbage disposal facilities immediately, while 24.4% and 4.1% preferred providing the same ‘soon’ and ‘subsequently’ respectively. Garbage disposal is usually done along the roads as shown in Photograph 2.1and 2.2.

2.1.7 AMENITIES AND URBAN FACILITIES

a. Active and Passive Recreation Recreational facilities of the project area were considered to be very insufficient. Planned active and passive recreational facilities for children and elderly people were very rare. The active recreation is confined to few play fields only but there is no cinema hall or park for passive recreational facility.

. b. Educational Institutions

Photograph -2.1 Open-air garbage disposal along an HBB road in the project

Photograph 2.2 — A vacant lot, which can be turned into a playground or park for recreational use



The Educational Institutions of the project area are limited to Primary School, Secondary Schools, Collages and Madrashas only both for the girls and boys. Those institutions were distributed scatteredly and not fully served the entire project area. Considering the existing population the educational facilities are very meger.

c. Market Facilities

Market facilities in the project area are also limited. The inhabitants of that locality

depends mainly on the linear shops developed besides Fayedabad-Beriband road, Shah Kabir road, Shah Latif road, Askona road, Kawla bazaar road and Khilkhet –Namapara road. Besides a concentration exist in the Kawla bazaar. Due to the necessity of locality few inner road sides and nodal points also commercially developed.

d. Community Facilities/Structures

Community centre

For socio-cultural and religious necessity the importance of community centres are increasing day by day. There are very few community centres in the project area. Considering the growing demands their service should be improved.

Religious Facilities

The religious institutions were mosque, eidgah and graveyard in the project area The mosques and eidgahs were scatteredly distributed all over the project area where settlements were existed. The number of graveyard also insufficient in the project area.

e. Urban Facilities

Job opportunity, Education facility, Commercial & marketing facility, Recreational facility, Health facility e.t.c. can be considered as Urban facilities. Besides, health facility is also considered to be a vital urban facility were not satisfactory.

2.3.7 ENVIRONMENTAL CONCERNS

The main environmental issues are related to flooding, water logging and garbage littering. Flooding erodes the roads and affects sub-surface structures also. Water logging caused by the lack of drainage facility affects the environment and health of the people. Water brome diseases are caused and spread rapidly. Apart from these, littering of garbage on roadsides and on vacant lots stenches the area and in turn, the health of the people of the surrounding area. So proper drainage and garbage disposal should be planned.

2.3.8 SHELTER AND SETTLEMENT



Shelter is one of the primary and basic requirements of a human being. So, any planning calls for providing shelter and planned settlements with the necessary infrastructures will be laid out.

2.4 CURRENT INVESTMENT PROGRAM

As we stated earlier, that a densely developed has been taken place the project area during the last decades. There is very minimum scope over here for any development scheme.

Only the south – east part of project area where the land level is comparatively low and possess water bodies have some scope for development.

However, the current annual development plan gives an idea about the type and nature of scheme of the project area.

2.5 STAKE HOLDERS’ WISH LIST OF PROJECT

From several discussion with the stake holders it appears that the stakeholders wishes Airport-Demra by pass area as a healthy urban center where every urban facilities for the inhabitants will be available as follows:

• To Provide Recreational Facilities • Road Network Improvement • To Provide Health Facilities • Less Affect of Their Valuable Urban Land • To Provide Educational Facilities • To create job opportunity



Development Plan Proposal

3.1 RELEVANT POLICY FRAMEWORKS OF HIGHER LEVEL PLANS

The DMDP 1995 address the planning issues at three geographical levels- sub-regional, urban and local. The plan comprises of three components; structure Plan, Urban Area Plan and Detailed Area Plan.

STRUCTURE PLAN POLICIES

The Structure Plan covers the period from 1995 to 2015 and lays down long term strategy for there 20 years for the Metro Dhaka Sub-region (590 square miter of area administered by RAJUK). The plan identifies the order of magnitude and direction of anticipated urban growth and defines a broad set of policies considered necessary to achieve the overall plan objectives. Eight long-term strategic options were considered by the Structure Plan. The preferred strategy recommended in the Structure Plan incorporates elements from three of these options. The preferred strategies are:

Consolidation in existing urban area The objective here is to concentrate on upgrading the services in line with the densification in the existing urban areas. The strategy calls for the consolidation of the established urban area in the short to medium term to optimize existing land resources, with priority accorded to planned and serviced low-density districts and those with reserves of vacant and under-utilized land (Map 3.1).

Acceleration in existing urban fringe Under this strategy targeted areas would be the existing urban fringe that is areas mainly at the periphery of the more established urbanized area, where conversion from rural land occurred during the 1980’s (Map 3.1). This strategy involves adoption of policies which aim at accelerating the provision of services in these areas and making the development process in these areas more cost-effective.

Promotion in new urban land in outlying areas Under this strategy targeted areas would be the more outlying areas that are going to be urbanized spontaneously or in a planned way (Map 3.1). These areas tend to grow very slow thus making the provision of infrastructure facilities and services very costly. The promoting development strategy for this urban sub-area is to adopt policies which will accelerate development at specific locations. The purpose of these policies is to optimize the utilization of these extensive but scattered and under-utilized lands, at the same time promoting further outward, planned urban growth.



Development of Primary Roads

Under the DMDP Structure Plans long-term road development strategy parts of one important primary road pass through the present study area. The Primary Road (Mll) from western embankment near Ashulia to eastern by-pass near Noykhol via Abdullahpur and Mainnar Tek.

URBAN AREA PLAN POLICIES

The Structure Plan recommends a number of policies and strategies to guide the development in the preferred direction. Its functions, therefore, does not include development management. This function in the interim period has been given to the Urban Area Plan (UAP), until it is superseded by the Detailed Area Plan (DAP). The Interim Development Management Report of the Urban Area Plan describes the development management tools of the plan in relation to planning control functions of the Detailed Area Plan, the building code and fire prevention regulations. The urban area map of the plan visualizes the urban area plan and delineates existing and proposed land uses. The land use zoning categories as established under the plan are as follows:

• Main Flood Flow Zone • Sub-Flood Flow Zone • Water Supply Protection Zone • Mixed Use Planned Zone • Mixed Use Spontaneous Zone • Industrial (Low Hazard) • Industrial (Moderate Hazard) • Open Space • Restricted Airport Overlay • Restricted Flood Protection Reserves • Restricted Military/Public Safety • Restricted Road/Utility Reserves • Restricted Special

As per provision of the Urban Area Plan most of the area of location-6 can be categorized into Mixed Use Planned Zone and Mixed Use Spontaneous Zone as shown in Map 3.2.

3.2 PLANNING PRINCIPLES AND STANDARDS 3.2.1 GUIDING PRINCIPLES

Proposed land uses for the project area has been prepared on the basis of following principles:



• Environment friendly sustainable development of the area. • City function to develop as per major land use zones. • Effective drainage through minimum hindrance to Flood Flow and Sub-Flood Flow zones. • Safe residential areas at proximity to place of work or major communication routes. • Smooth and effective functioning of industries, specially export oriented industries. • Safe yet faster connectivity. • Develop to serve the surrounding hinterlands.

3.2.2 PLANNING STANDARDS

Many standards and codes for guiding and controlling development are found in Bangladesh National Building Codes [BNBC}, Building Construction Rules and Environmental Act. For ascertaining minimum space requirement for different physical features and functions Private Land Development Rules and for density control of an area Floor Area Ratio [FAR] are the two very important legal instruments.

DMDP Structure Plan and Urban Area Plan too have fixed certain minimum standards for certain facilities. In today’sreality of congested unhygienic less-a-fair construction race where planning is a far cry, land is obviously the most scarce and hence most valuable property. Following standards as set at the DMDP higher level plans are the obvious deduction of the above situation.

By definition the planning standards are desirable target levels for public facilities and community provisions needed for achieving minimum public health, education, safety, leisure and cultural levels plus a few other essential urban services including infrastructure or land use development and of building materials and on-plot provision, for a given area. They are variable characteristics which may be amended from time to time to suit changing circumstances.

In principle, standards should cover all aspects of the plan, but the focus here is on community services. The planning standards have been recommended in conjunction with planning rules. Community planning standards can more easily be achieved in non-built up part of the project area but are more likely to remain only as targets in the built up (Urban) part due to lack of Government owned land and the cost of buying private land.

However, the Target Standards for provision of community services is shown in the

following:



Table 3.1: Planning Standards SL Type of Service Inhabitants

served per unit

Surface area needed per unit

I. Primary school 15,000 1 Acre (including play 2. (ideal standard is 1 per 7000

inhabitants) ground)

Secondary school 23,000 2 Acres (including play 3. ground) College - - (To be defined on a case by case

basis)

4. Play grounds(double usage of primary and secondary

- -

5. school yards) Parks 25,000 4 Acres or more 6. Graveyard Ward basis 5 Acres or more

7. Neighbourhood centre Ward basis 0.30 acre or more

(including Health post and welfare centre)

8. Hospital - -

9. (to be determined on a case by case basis)

Market Ward basis 0.30 Acre or more

10 (Public sector provides location only)

Police/Fire station - -

11 (to be determined on a case by case basis)

Post Office - 100 sq.m.

12 Pump House - 25 sq.m.

13 MCH centre Ward basis 4049 sq.m.

14 T&T Exchange - 4049 sq.m.

15 Gas sub-station - 676 sq.m.

16 Electric sub-station - 20.25 sq.m.

17 Passenger Shed - 12.5 sq.m.



SL Type of Service Inhabitants served per unit

Surface area needed per unit

18 Eidgah Ward basis 4849 sq.m

- Land Use Regulations For each of these zones, land uses are indicated in three categories; Permitted uses, Conditional uses and Uses requiring a special plan review. Permitted uses are those land uses for which the zone is particularly intended and will normally will allowed providing all general requirements regarding building setbacks, height, parking etc., are satisfied. Conditional uses are those uses that may be permitted providing that certain additional conditions are met. Uses requiring plan review include uses that have a potentially a major impact on the surrounding community and need to be given special scrutiny. The permitted and conditional uses and the uses requiring plan review are presented below:



Table 3.2: Use Restriction Mixed Used Planned Zone Mixed Used Spontaneous Zone

Permitted Uses Permitted Uses - Roads/Railways/Utility Row - Roads/Railways/Utility Row - Clinics, Medical - Clinics, Medical - Clubs, Private/Restaurants - Clubs, Private - Ferry ghats & Jetties - Ferry ghats & Jetties - Dwellings, Farm - Dwellings, Farm - Dwellings, Single/Multi-family - Dwellings, Single/Multi-family - Embassies, High Commissions - Embassies/ High Commissions - Flood Management Structures - Flood Management Structures - Hotel, Guest House - Hotel, Guest House - Institutions - Institutions - Offices/Services - Offices/Services - Public uses & Structures - Public uses & Structures - Recreation facilities, Outdoor - Recreation facilities, Outdoor - Religious uses & Structures - Religious uses & Structures - Repair shops, Minor - Repair shops, Minor Mixed Used Planned Zone Mixed Used Spontaneous Zone - Retail shops & restaurants - Retail shops & restaurants - Retention ponds/khals - Retention pondslkhals - Schools, Government & Religious - Schools, Government & Religious - Utility installations Type-A - Utility installations Type-A Conditional Uses Conditional Uses - Graveyards/Cemeteries - Graveyards/Cemeteries - Cinemas - Cinemas - Industrial class 2 uses - Industrial class 2 uses - Major development - Parking facilities, commercial - Parking facilities, commercial - Schools private - Schools private - Utility installation Type-B - Warehousing/ distribution - Warehousing/ distribution Plan Review Required Plan Review Required - Colleges/Universities - Colleges/Universities - Hospitals - Hospitals - Hotels, International class - Hotels, International class - Prisons - Major development - Shopping centres/Large markets - Prisons - Stadium, Sports - Shopping centres/Large markets - Terminals: Train/Bus/Freight - Stadium, Sports - Trade Centres - Terminals: Train/Bus/Freight



Industrial Low Hazard Zone

Permitted Uses Conditional Uses - Roads/Railwas/Utility Row - Graveyards/Cemeteries - Clinics, Medical - Clubs, private - Ferry ghats & Jetties - Dwellings, Minimal housing - Flood Management Structures - Industrial Class 3 uses - Industrial Class 2 uses - Salvage, Scrap storage & processing - Institutions - Offices/Services - Parking facilities, commercial - Utility installation Type-B - Petrol/Service stations - Public uses & Structures - Recreation facilities, Outdoor Plan Review Required - Religious uses & Structures - Hospitals - Repair shops, Major - Major development - Repair shops, Minor - Prisons - Retail shops & restaurants Retention ponds/khals - Terminals: Train/Bus/Freight - Ship&Boatservicing - Waste disposal & processing - Utility installations Type-A - Warehousing/ distribution

Minimum Plot Size

RAJUK and BNBC have both proposed a minimum plot size of 1 (one) katha. The BNBC report has also set out guidelines allowing smaller plot sizes and reduced requirements for certain minimum standard of housing and low-income sites and services schemes. These are summarized below:

BNBC Guidelines for Development of Minimum Standard Housing One Room Houses Maximum Density 175 units per hectares Minimum plot in metro area 30 m2 Minimum plot outside in metro area 40 m2 Minimum plot in dense inner city 25 m2 Two Room Houses Minimum plot in metro area 40 m2 Minimum plot outside in metro area 60 m2 Minimun plot frontage 3.5 m2 Height limitation 6 storeys but 5 storeys preferred Source : DMDP (1995)



Recommended Minimum Set- Backs (Revised for the BNBC)

Occupancy Plot size () Rear (m2) Side(m)

Residential (Other than terraces, semi detached or minimal housing schemes)

- 1.25 1.00- 1.25 1.00135-200 1.50 1.25200-265 1.75 1.25265-330 2.50 1.25330-660 3.00 1.25over 660 4.00 1.25

Commercial Any 1.50 *Mixed & other uses Any 3.00 3.00*No side set-backs first 3 storeys , but minimum of 1.5 metres above 3 storeys Source : DMDP (1995)

Building Height

The BNBC proposes that maximum building height be determined in relation to road width and by construction classification. The Lands Study while recommending the adoption of BNBC mechanism proposed that buiidings be limited to 6 storeys in height.

As regards road standards the Private Residential Project (Plots) Rules, 2004 (DMDP Urban Area Plan, P.18) were followed. The road standards under the rules are as follows

- Main Road 60 ft - Secondary Road 40 ft - Access Road 25 ft

Although the rules do not specify whether these widths refer to road surfaces or right of way (ROW), we take these widths as ROW for the purpose of planning.

3.3 PREFERRED DEVELOPMENT STRATEGIES

The major portion of Project Area (Airport-Demra by pass area) is built up urban area which developed without any planning manner in the last decades. Here the shortage of infrastructures, utilities, urban amenities and facilities are well marked. Development strategies of project area are as follows under some basic heads:

3.3.1 DRAINAGE



• Minimize obstruction of flood water as is practicable. • Appropriate connectivity by roads having sufficient openings to ensure needful

flow of water across them and as well as uninterrupted traditional water based connectivity. This would help maintain the biodiversity of the area and contribute to sustainable environment in turn.

. 3.3.2 RESIDENTIAL DEVELOPMENT

• Subdivide Residential Landuse Zone based on the potentiality, trend and opportunity. • Minimize through traffic and heavy vehicles within the neighbourhoods. • Ensure community facilities and services of appropriate scale at neighbourhood level. • Adapt neighbourhood concept for new residential developments and for need

assessment of community facilities • Ensure within neighbourhood availability of day to day commodities and facilities.

3.3.3 INDUSTRIAL DEVELOPMENT

• Ensure own treatment plant in case of individual facilities. • Prohibit high hazard industries within the area. • Provide essential support facilities for effective functioning of the industries.

3.3.4 MIXED USE DEVELOPMENT

• Ensure adequate safety and security of the people especially of the families residing in

such mixed zones. • Provide sufficient quantity of wide, easy to use and safe footpaths. • Provide zebra crossing at road crossings instead of foot over path to ease the lives of

major portion of low income people.

3.3.5 TRANSPORT AND CONNECTIVITY

• Provide safe, adequate and comfortable pedestrian paths. • Provide appropriate and effective public transport routes with sufficient number of

quality public transport to carry passenger. • Grade separation of National and Regional Highways from the local main roads, the

later being at grade and other two above grades. • Through traffic and heavy vehicles within the neighbourhoods is generally prohibited.

However Fire brigade and ambulance will remain out of such rules. • Sufficient and easy to move footpaths to be provided. • Provide safe, adequate and comfortable pedestrian paths.

3.3.6 NON-URBAN AREAS

• The existing character of this area should not be hampered.



• Urban sprawl should be controlled over here.

3.3.7 WATER BODY AND OPEN SPACES

• Strictly protect canal networks as per the DAP. • Make Provision for open spaces and water body at the neighbourhood level. • Make city scale open space with easy accessibility especially for people of densely

populated areas with meager scope for open space.

3.3.8 AMENITIES AND COMMUNITY FACILITIES - Urban amenities and community facilities to be create considering the number of

population in acceptable standard. - Amenities and facilities should be provided Neibourhood wise. 3.3.9 SOLID WASTE MANAGEMENT - To be collect regularly from every neighbourhoods. - Finally it should be disposed far away from the urban area. 3.3.10 WATER SUPPLY

- Water to be supplied considering the consumption per capita per day basis in domestic and other uses.

3.3.11 ELECTRICITY

- Electric connections to be provided to all urban dwellings, business and industrial establishments.

- To be minimized the existing load shedding and power interruption. 3.3.12 GAS SUPPLY - To be provided all over the urban areas. 3.3.13 ENVIRONMENTAL MANAGEMENT

- Solid waste to be collect properly in a regular basis. - Adequate utilities to be provided

- Adoption of Neighbourhood Concepts for New Residential Development 3.4 MAJOR INFRASTRUCTURE PROPOSALS

3.4.1 TRANSPORT

Among the vital infrastructure supports required for the smooth functioning of urban life

the foremost is the accessibility. The physical interpretation of this requirement is an effective road network having a range of roads with proper hierarchy starting with major traffic arteries, connectors, distributors and finally down to access roads. Almost always



these road networks physically house other vital utilities of urban life – electricity, tap water, gas, sewerage disposal, storm water drainage and so forth so that the households and their facilities can be brought under their services. This calls for careful planning of the road sections off-setting the perennial cutting of urban roads causing tremendous misery which every citizen is aware of.

In the project area road network is the only mode of transport. There were as many as 6(six) numbers of east-west road which existed and serves as major roads in the project area. Those narrow major roads with proposed extension are listed as follows (Map-3.3):

- Fayedabad –Beriband Road (80 feet) - Shah Kabir Road (80 feet) - Shah Latif Road (80 feet) - Askona Road (80 feet) - Kawla Bazar Road (40 feet) - Khiilkhet-Namapara Road (40 feet)

So, widening proposal of above mentioned East–West roads are given. At the same time 3(three) new East-West roads have been proposed which are as follows:

- 300 feet embankment road - 40 feet new proposed road - 60 feet Banarupa road

The project area possesses the shortage of north-south roads. The north-south roads which are existed to serve the local areas are well connected with Fayedabad-Bariband Road to Shah Latif Road and also linked with Askona Rod. But considering their inadequacy we proposed 2 (two) North-South roads which are as follows:

- 80 feet wide Airport parallel road - 100 feet wide Structure plan road.

3.4.2 UTILITY AND SERVICES (OVERLAY ZONES)

As per household sample survey of the project area it has been observed that, the essential utility and services has not yet fulfilled. The water bone sewerage system, disposal of garbage facilities and condition of drainage network are not satisfactory. Under the above circumstances few development proposals have been recommended below: a) Electricity



Dhaka Electric Supply Authority (DESA) is responsible for electric supply to the project area. All most all households of the project area have access to electricity. But load-shedding, breakdown, a period of limited or no supply and system losses are very common.

So for the improvement following have been recommended:

— Load shedding should be minimized — Low voltage should be improved — Poor wearing should be improved — Unplanned poles to be re-arranged — Uncovered wearing should be replaced — The existing system should be reinforced rather than major extensions — Adequate line clearance will be necessary — Location of transformers to e re-arranged — Street lighting arrangement to be improved. — Communal arrangement to be provided for low income neighborhoods.

b) Telecommunications The T&T Board operates a telephone network based on underground primary enables throughout project area. Demand considerably exceeds supply and the T&T Board cannot install surplus capacity to meet further growth.

Adequacy of trench sizes and clearances for underground line installations with suitable clearances to poles and wires are recommended. Besides, a cellular network should also be provided as early as possible.

c) Gas supply The nationalized Titas Gas Company supplies gas in the project area. The existing supply failed to cover the total households. There also exists a low pressure in the supply. The major consumption is by large non-domestic users. It became difficult for the poor to obtain bio-mass supplies for domestic cooking. So, recommendation have been made in the DAP to increase the community cooking facilities together with extension of lines in the growing parts of project area.

d) Water Supply The water distribution system of the project area operated by DWASA. The existing supplies are less than demand. The system suffers from high leakage and poor maintenance. Meter tempering and non-billing are also prevalent.

The present major source of water is aquifers, but ground water abstraction is increasingly straining aquifer resources. Abstraction by private users is to be controlled by DWASA, but effective control is hardly possible. Private developers should be



encouraged to connect to the municipal system where possible. The extraction of water from the existing piped network by pump, as is presently done in many places, has to be addressed as this endangers the health quality of the supply. Specific one-way meters might help to solve the problem. The pollution of sub-soil with untreated waste from pit latrines and leaking of septic tank/sewerage should be prevented.

e) Drainage

There is no any complete drainage network in the project area yet, an on- going process of construction have been going on.

The main concern should be to collect household sewage and surface run-off of storm water to be discharge into main water sources. For street drainage, converted box drains are recommended for the built up part.

f) Sewerage and sanitation Dhaka sewerage is under the jurisdiction of DWASA since 1963. The water borne sewerage system of Dhaka WASA covered only a part of built up portion of the project area. Urban growths outside DCC area are not linked to the system. The system is not designed for sludge and storm water. The flow is from north to south to Pagla treatment works, which is currently running at full capacity.

Remaining households are depends on septic tank and most of which are imported type. In absence of such water borne sewerage systems, these tanks overflowed into the adjacent yards, kutcha drains and roads during rainy season.

The dependency on or-site sanitation measures to be reduced and sewer lines & sewer connections in the peripheral fringe areas are to be increased.

g) Solid Waste DCC manage the solid waste collection, and disposal works. The community bin system of collection is used.

Insanitary land fill by dumping of solid waste is the general practice. It seems that solid waste is considered simply as a resource of land filling material, of value in a low-lying area. It has been always overlooked the adverse environmental and public health implications of insanitary land filling.

It has been estimated that, per capita solid waste generation rate is 375 g / capita / day. So, it is difficult to carry for the inhabitants to the location of community bin. Instead of community bin covered bucket in front of individual households should be introduced. Besides, the existing community bin system also need improvement, location on of coactions point, case of collection vehicle access, adequate space



around containers for emptying and clearing and generally an open location visible to the public to minimize misuse of the container.

3.5 AMENITIES AND URBAN FACILITY PROPOSAL

A number of spaces have been proposed for Amenities and Urban Facilities in the DAP of Airport-Demra by pass area (Location-6) which are as follows: • Open space • Institutional zone

The land area will have to be earmarked as per planning standard and depending on local circumstances

Any construction other than designated use on those land areas will not be permitted. Those earmarked land areas will be helpful for the concerned developers to get readily available land.

3.6 LAND USE ZONNING 3.6.1 LAND USE ZONE CLASSIFICATION

We have already mentioned that the area (Location-6) has been divided into nine (9) Planning Blocks for the preparation of the Detailed Area Plan. These planning blocks are shown in Map 3.4. Based on the projected patterns of development in the area, existing situation as observed from the socio-economic, physical features and land use surveys, DMDP Structure Plan proposals, and the proposals of the Urban Area Plan, the following recommendations have been made with respect to the land uses of the planning blocks

Planning Block Land Use Zone

1 : Industrial and Institutional (Low Hazard) 2 : Urban Residential Zone 3 : Urban Residential Zone 4 : Urban Residential Zone 5 : Urban Residential Zone 6 : Urban Residential Zone 7 : Urban Residential Zone and Small Mixed Use Zone 8 : Urban Residential Zone 9 : Urban Residential Zone

Map 3.5 presents the planning blocks by land use zones as shown above. The Urban Area Plan, however, suggests that the areas under planning blocks 2 3,4,5,6, 8 and 9 should be developed as urban residential zone. But the areas have already developed as spontaneous zone with a little mixed use in nature; it is potential to be developed as urban



residential zone in the future. There is, however, scope to develop Planning Blocks 7 as urban residential zone with partly Mixed Use in character.

Proposed land uses in the study area are presented in Map 3.6 and Table 3.3 illustrates proposed land uses in the area. Land use proposals have been made assuming a gross density of 200 persons per acre at full development. It is expected that after the implementation of the plan the urban residential zone would be about 76.84% at full development. Total area under mixed use can be allowed only up to about 2.59% of the project area. Industrial use is also very insignificant now. Total area under industrial use is expected to be about 4.66% of the total area which occupies 73.05 hectares of land since most of the area in Planning Block-1 has been proposed to be put under industrial and Institutional use. It is important to note that the area is very close to the Tongi Industrial Area. It is expected that the present rate of development is allowed to continue then almost all of the agricultural land would be converted to urban use at full development. The area under water bodies would be about 3.80% after implementation of plan. Major water bodies in the area (especially in block 8 and 9) should also be protected for environmental reasons.

Table 3.3: Distribution of Proposed Land Use In Location 6 Proposed Land Use Area in Hectares Area in Acres % Commercial Zone (Business) 31.88 78.78 2.04General Industrial Zone 73.05 180.51 4.66Institutional Area 12.38 30.59 0.79Mixed Use (Residential & Commercial) 40.57 100.25 2.59Proposed Road Network 128.93 318.60 8.23Recreational Area 16.38 40.48 1.05Urban Residential Zone 1203.76 2973.46 76.84Water body 59.59 147.25 3.80Total 1566.55 3869.93 100.00

At present the roads in the area are very narrow. Even the major roads are less than 30 ft wide. The plan proposes a road network characterized by 5 major roads (300ft,100ft, 80ft, 60ft and 40ft). The proposed road and widening of existing major network is shown in Table 3.4 and Map 3.3. It does not show proposals for all the access roads since the implementation of the plan will not be accomplished through wholesale acquisition of land. Alignment for access roads would be determined mostly at the community level.



Table 3.4: Distribution of Proposed and widening of existing major Road in Location 6 SL No.

Road Name Length in Km Area In Acre

a Embankment Road – Proposed 300’ (2709.44 m) 2.7 59.88

b Structure Plan Road – Proposed 100’ (7032.00 m) 7.0 52.69

c Airport Parallel Road – Proposed 80’ (6728.33 m) 6.7 40.46 d New Road Proposed 40’ (2832.19 m) 2.8 8.27 e Banorupa Road – Proposed 60’ (1558.56 m) 1.5 7.0 f Embankment Road – Proposed 300’ (2709.44 m) 2.4 13.94 g Banorupa Road – Proposed 60’ (1558.56 m) 2.6 15.36

h Fayedabad - Beribadh Road – Widening of Existing Road

80’ (2418.54 m) 2.4 14.47

i Shah Kabir Road Road – Widening of Existing Road 80’ (2633.05 m) 2.3 13.95

j Asokana Road - Widening of Existing Road 80’ (2345.96 m) 1.9 4.9

k Kawla Bazar Road - Widening of Existing Road 40’

(1938.41 m) 2.1 6.11

The area also lacks adequate community facilities like schools, parks, play grounds, bazars etc. 28 new primary schools and 20 new high schools have been proposed for the area which will be required as the development continuous. 14 parks and 10 play grounds have also been proposed . Play grounds attached to the primary and higher secondary schools would also be available for the children of the community. 66 spaces have been reserved for as “space reserved for community facilities” in the proposed plan. Proposed community facilities are shown in Table 3.5

Table 3.5: Distribution of Proposed Service Facilities in Location 6

Type of Service Facilities Number Area (Hectares) Area (%)

Open Space (Community Park) 14 10.54 28.60High School 20 6.00 16.29Institutional (Multipurpose Community Center) 8 2.83 7.68Open Space (Play Field) 10 1.51 4.08Primary School 28 3.09 8.39Open Space (Space Reserve for Community Facilities) 66 12.88 34.95Total 146 36.85 100.00

The area would also need local shopping facilities including kutcha bazars, health



facilities, post office etc. 7 multipurpose community centres have been proposed for the area which will accommodate these facilities. An example of such a centre is the Mohammadpur Community Centre. The area would also need other community facilities like fire station, police box, T&T exchanga, Gas sub-station, Electric sub-station etc.

DESCRIPTION OF THE PROPOSED PLANNING BLOCKS

The Planning Area has been divided in 9 (nine) Planning Blocks which are shown in Map 3.4. Proposed roads, educational facilities and other types of community facilities in these blocks are presented separately subsequent to the description of each block. The space standard which will be provided as per Table 3.1.

Planning Block-I

The present population of the block is low. The reason is part of this area is low land and affected by flood hazard. For this reason the area has been proposed to be an industrial zone. It is expected that the industrial workers would come from other blocks. At full development nearly 42 percent of the area would come under industrial use (Table 3.6). About 8.94 kms of road have also been proposed for the area. Other proposals include two primary schools, 2 High schools, 1 community park and one multipurpose community centre. Besides, 7 spaces reserved for future community facility (Table 3.7).

Table 3.6: Distribution of Proposed Land Use in Planning Block1

Proposed Land Use Area in Hectares %

Commercial Zone (Business) 3.70 2.12General Industrial Zone 73.05 41.84Institutional Area 12.38 7.09Proposed Road Network 28.90 16.55Open Space (Recreational Area) 4.63 2.65Urban Residential Zone 50.38 28.85Water body 1.56 0.89Total 174.60 100.00




Type of Service Facilities Number Area

(Hectares) Area

(%) Open Space (Community Park) 1 1.44 32.03High School 2 1.08 24.18Institutional (Multipurpose Community Center) 1 0.43 9.55Primary School 2 0.18 4.02Open Space (Space Reserve for Community

Facilities) 10 1.36 30.23Total 16 4.48 100.00

Planning Block-2

At full development 92.60 percent of the total area is expected to be developed as the area under urban residential zone (Table 3.8). 7.83 kms of new roads have been proposed for the area. Proposals have also been made for 1 primary school, 2 higher secondary schools, 1 community park, 1 play field and 6 spaces reserved for future community facility (Table 3.9).


Proposed Land Use Area in Hectares % Commercial Zone (Business) 1.56 1.05Proposed Road Network 6.66 4.48Urban Residential Zone 137.58 92.60Water body 2.78 1.87Total 148.58 100.00


Type of Service Facilities Number Area (Hectares)

Area (%)

Open Space (Community Park) 2 2.83 52.07High School 2 0.47 8.59Open Space (Play Field) 1 0.48 8.81Primary School 1 0.30 5.49Open Space (Space Reserve for Community


Planning Block-3 At full development nearly 90.41% of the area would come under urban residential zone (Table 3.10).For the development of the area 8.69 kms of roads have been proposed.



Other proposals include 1 primary school, 1 higher secondary school, 1 park, 1 multipurpose community center and 8 spaces reserved for future Community facilities (Table 3.11).


Land Use Area in Hectares % Commercial Zone (Business) 2.07 1.45Proposed Road Network 9.46 6.63Urban Residential Zone 128.92 90.41Water body 2.15 1.51Total 142.59 100.00


Type of Service Facilities Number Area (Hectares) Area (%)

Open Space (Community Park) 1 0.52 18.23High School 1 0.41 14.41Institutional (Multipurpose Community

Center) 1 0.49 17.00Primary School 1 0.20 7.15Open Space (Space Reserve for

Community Facilities) 10 1.23 43.22Total 14 2.85 100.00

Planning Block-4

Compared to block-3, existing density of population in this block is higher. It is expected that nearly 92.47% of area of the Planning Block-4 would be developed as urban residential zone at full development (Table 3.12). For the development of the block proposals have been made for 7.03 km. of road. 2 primary schools, 1 higher secondary school, 1 multipurpose community centre, 1 community park and 10 spaces reserved for future community facility also have been proposed (Table 3.13).

Table 3.12: Distribution of Proposed Land Use in Planning Block 4 Proposed Land Use Area in Hectares % Commercial Zone (Business) 2.81 2.08Proposed Road Network 5.64 4.18Urban Residential Zone 124.74 92.47Water body 1.71 1.27Total 134.89 100.00




Type of Service Facilities Number Area (Hectares) Area (%)Open Space (Community Park) 1 0.58 13.02High School 1 0.40 9.08Institutional (Multipurpose Community Center) 2 0.25 5.65Primary School 3 0.38 8.66Open Space (Space Reserve for Community Facilities) 11 2.81 63.59Total 18 4.43 100.00

Planning Block-5

It is also a low-density block. It is expected that about 93.74% of the area under urban residential zone at full development (Table 3.14). 6.96 kms of new roads have been proposed for the development of the area. 4 primary schools, 2 higher secondary schools, 1 multipurpose community centre, 1 community park, 1 play field and 3 spaces reserved for future community facilities (Table 3.15).


Proposed Land Use Area in Hectares % Proposed Road Network 6.81 5.48Urban Residential Zone 116.48 93.74Water body 0.96 0.77Total 124.25 100.00



Area (%)

Open Space (Community Park) 1 0.32 13.62High School 2 0.49 20.92Institutional (Multipurpose Community Center) 1 0.37 15.76Open Space (Play Field) 1 0.18 7.52Primary School 4 0.19 8.20Open Space (Space Reserve for Community




Planning Block-6

At full development about 90.92% of the block area would come under urban residential zone (Table 3.16). Proposals for the development of the area includes 4.00 kms of road , 2 primaryschools,2 high schools,1 community park,1 play field, 1 multipurpose community center(Table-3.17).

Table 3.16: Distribution of Proposed Land Use in Planning Block 6 Proposed Land Use Area in Hectares % Commercial Zone (Business) 2.23 2.42Proposed Road Network 5.28 5.74Urban Residential Zone 83.63 90.92Water body 0.84 0.91Total 91.97 100.00



Area (%)



Planning Block-7 This block is slowly developed area. At full development about 40.57 percent of the block area would be under mixed use (Table 3.18). Proposals have been made for 6.12 kms of road. 3 primary schools, 2 higher secondary schools, 2 community park, 1 play field and 4 spaces reserved for future community facilities (Table 3.19).


Proposed Land Use Area in Hectares % Mixed Use (Residential & Commercial) 40.57 36.42Proposed Road Network 5.75 5.16Urban Residential Zone 63.49 57.00Water body 1.59 1.43 Total 111.40 100.00





Area (%)

Open Space (Community Park) 2 1.46 41.60High School 2 0.33 9.29Open Space (Play Field) 3 0.25 7.12Primary School 3 0.37 10.48Open Space (Space Reserve for Community


Planning Block-8

This is a large block (245.34 hectares) with a small population. 81.15% of the area is expected to be developed as the area under urban residential zone at full development (Table 3.20). Proposals for the development of the area include 14.30 kms of road. 4 primary schools, 3 higher secondary schools, 1 community park, 1 play field, 1 multipurpose community center and 9 spaces reserved for future of community facilities (Table 3.21).

Table 3.20: Distribution of Proposed Land Use in Planning Block 8 Proposed Land Use Area in Hectares % Commercial Zone (Business) 14.93 6.09Proposed Road Network 14.75 6.01Open Space (Recreational Area) 0.00 0.00Urban Residential Zone 199.08 81.15Water body 16.57 6.75Total 245.34 100.00



Area (%)





Planning Block-9

It is the largest Planning Block in the area with about 394.30 hectares of land. At full development 76.54% of the area of the block is expected to be developed as area under urban residential zone. For the development of the area, proposals have been made for about 22.00 kms of road. 7 primary schools, 4 higher secondary schools, 1 multipurpose community centre, 1 play field, 2 community parks, 1 water retention area and 8 spaces for future community facility (Table 3.22, Table 3.23).


Proposed Land Use Area in Hectares % Commercial Zone (Business) 4.59 1.16Proposed Road Network 33.67 8.54Open Space(Recreational Area) 11.75 2.98Urban Residential Zone 301.81 76.54Water Body 12.11 3.07Water Retention Area 30.37 7.70Total 394.30 100.00



Area (%)

Open Space (Community Park) 2 1.33 26.40High School 4 0.98 19.51Institutional (Multipurpose Community Center) 1 0.48 9.44Open Space (Play Field) 1 0.13 2.58Primary School 7 0.71 14.10Open Space ( Space Reserve for Community


3.6 Description of the Plan

In a brief attempt was made to prepare the DAP of Airport-Demra by pass area in such a way so that this urban can be improved its character by providing required facilities of Roads, Utilities, Recreational & Religious Facilities and creation of job facility by improving Trade, Commerce and Industries.



Plan Implementation 4.1 IMPLEMENTATION STRATEGY

There are 1566.55 hectares (3869.61 acres) of land within the boundary of the planning area as designated. The population target for the area assuming a gross density of 200 persons per acre (494 person/hectare) has been fixed at more than 6 hundred thousand at full development. Development, however, will continue in phases. Strict development control measures will also have to be enforced to realize the proposed distribution of land uses in the area.

4.2 LAND MANAGEMENT 4.2.1 LAND MANAGEMENT TECHNIQUES

The DMDP structure plan (1 995-2015) considered eight being term strategic options for implementation of Plan Polices in Dhaka Metropolitan Area. Three of these options consolidation in existing urban areas, acceleration in existing urban fringe and promotion in new urban land were recommended. As we have already mentioned, two of these recommendations are applicable in the study area. Planning Blocks 2, 3, 4, 5, 6, and 7 can he categorized as urban fringe areas which means that the strategy emphasizing acceleration should be applied in these Blocks. Under this strategy, the Metropolitan Planning Authority will initiate and coordinate a range of measures aimed at stimulating reorganization and re-subdivision of the urban fringe area. The division of the present study area (location-6) into several Planning Blocks is a step in this direction. Another important objecting of this strategies option (acceleration) is to optimize the utilization of land converted to urban use in 1980’s and to see to the development of appropriate and after able lands of infrastructure and road provision. Following the structure Plan Policies, re-following recommendation are made.

4.2.2 AREA SPECIFIC APPROPRIATE LAND MANAGEMENT TECHNIQUES

The importance of community bed initiatives and participation in land development process will be recognized. The Metropolitan Planning Authority will commit itself to the application of community based land delivery mechanisms which give priority to meet the basic needs of the urban poor, and in mobilizing the efforts and resources of the informal private sector.

4.3 AREAS OF ACTION AREAPLAN



The Neighborhood Action Programmes will aim to support small-scale initiatives in Physical and social living conditions and income generating activities in close consultation with public sector representatives and the local neighborhood communities. These initiatives will take place at the Planning Block level 2 to 7.

The remaining Planning Blocks 1,8 and 9 will come under the, strategic option ‘Promotion’ under the Promoting Development strategy policies will be adopted which will accelerate development at specific locations. The purpose of these policies is to optimize the utilization of the extensive, but scattered and under-utilized lands, at the sometime promoting planned urban growth.

Both public and private sector development initiatives will be necessary for upgrading infrastructure supply systems, will emphasis on improving accessibility at the level of secondary distributor roads. It is clear that much of the development, which a needed in the area, will have to be carried out by private sector. It is, therefore, imperative that there should be close integration of public and private actions. Each must supports the other in the achievement of common goads.

4.4 PUBLIC SECTOR ACTION PROGRAM

In this step the ideal phasing is set against available public sector budgets and overall

sectoral priorities. In most cases, this will require adjustments to the initial phasing, leading to a public sector act ion program.Location-6 Plan Implementation program will be necessary to finalize the action program. Coordinated public sector action program is required as a part of multi-sector investment planning. This is an extremely difficult task and cannot be accomplished by any single organization (like, RAJUK) in isolation. To work out any such program will require top level government decisions as it involves many ministries and departments. To make the decisions of Multi-sectoral investment plan binding on every ministry and its affiliated agencies it may even require legal provisions, which is beyond the capacity of the consultant. Consultant does not hold any executive authority to make any official discussion with any government agency suggesting changes in their development project prioritization or budget. This responsibility lies with the client. Consultant can best set phased out sector wise projects against thumb rule budgets. But such projects would have very little significance to ministries other than the Ministry of Housing and Public Works. At this level of the project, where only the areas of development and only major projects have been identified in the Final Report, it is not possible to earmark all details of micro-level sectoral projects for public sector action program. This task has been accomplished in the Final plan, but before that RAJUK will have to move the issue of Multi Sector Investment Plan and convince other relevant ministries to undertake coordinated development projects for mega city of Dhaka including coordination of development budget allocations.

4.5 AREA DEVELOPMENT PRIORITIES AND PHASING



It is extremely difficult to say exactly when the target population would be achieved since the physical build-up of the area is subject to many outside influences which are not always amenable to control. It is, however, possible to develop necessary facilities such as roads, utilities, community facilities for the implementation of the plan. Such development activities are proposed to be completed in three phases as shown in Table 4.1

Table 4.1: Phasing of Proposed Development in the Study Area Phase-1 Phase -2 Phase -3

Community Facility/ Services 2009-2011 2012-2014 2014 &Above

Primary School 15 11 2

Higher Secondary School 10 7 2

Institutional (Multipurpose Community Center)

5 2 1

Open Space (Community Park) 8 5 1Open Space (Play Field) 8 2 Open Space (Space reserved for future Community Facilities (Fire station, Police box, Electric sub-station, Pump station etc.)

39 17 10

Open Space (Recreational Area) - 1 -Roads(kms) 40.63 33.32 8.94Water Retention Area (Acre) 30.37 - -

Phase I (2009-2011)

Development in this phase will include provision of roads and community facilities for the rapidly growing Planning Blocks which have been designated as mixed use spontaneous zone. These areas planning block 2, 3,4,5,6 and 7 have already developed to such an extent that any delay would make it difficult to implement the plan in these areas. Development activities in this phase are presented in Table 4.1.

Phase II (2012-2014)

Development activities in this phase would be concentrated in Planning Blocks 8 and 9 (Mixed Use Spontaneous and Mixed Use Planned Zones). Construction of 18 educational institutions, development of land for other types of community facilities and construction of 33.32 kms of roads have been proposed during this phase. Development expenditure during this phase has been expected for educational facilities, other types of community facilities and construction of roads.

Phase III (2015& Above)



This phase involves more formal planning since most part of the Planning Block 1 has been designated as Low Hazard Industrial Zone and Planning Blocks 3 and 5 have been designated as Mixed Use Planned Zones. During this phase 15 primary schools and 4 higher secondary schools have been proposed to be constructed. Other proposals include development of land for different types of community facilities such as parks, play-grounds, multipurpose community centers etc. and construction of 8.94 kms of roads. Development expenditures during this phase have been expected for educational facilities, development of land for different types of community facilities and for the construction of roads. It may be mentioned here that, phasing arrangements are not so rigid. With respect to the demand and necessity of the locality the time schedule, community facilities and services of any block can be altered.

4.6 DEVELOPMENT CONTROLS

Development Control is the most important function of RAJUK and for that matter of any City Development Authority. DAP will have no bearing unless development can be channelized to its desired direction through effective control.

The basic object of land development controls should be to promote land development in a planned manner. Land use controls for the Airport-Demra Bypass Area will follow the pattern of overall controls for Dhaka Metropolitan Area as proposed under the Urban Area Plan. Following the land use zones established by the Urban Area Plan, 6 Planning Blocks have been proposed to be developed as Mixed Use Spontaneous zone, 2 Planning Blocks have been proposed to be developed as Mixed Use Spontaneous and Mixed Use Planned Zone and 1 Planning Block have been proposed to be developed as Low Hazard Industrial and Institutional Zone.

4.6.1 STRUCTURE OF LANDUSE PERMIT AUTHORITY

The Landuse Permit Authority shall be comprised of three ascending tiers linked to each other - at the entry level Landuse Permit Planner [LPP], at the mid level Landuse Permit Committee (LPC) and at the top level Nagorik Committee.

The Landuse Permit Authority shall be comprised of three tiers linearly linked to each other: At the entry level Landuse Permit Planner [LPP], at the mid level Landuse Permit Committee [LPC] to control LPPs, clarify legal provisions regarding landuse permit decisions on a case to case basis and at the top level Nagorik Committee comprised of representatives from planning departments, professional institutions, imminent scholars and citizens of the city physical planning experts planning.

4.6.2 LAND USE PERMIT PLANNER



Landuse Permit will be issued with the sign of Landuse Permit Planner [LPP], who shall be an officer not below the rank of Assistant Planner. Landuse Permit issued by the LPP/s shall be null and void unless the use applied for is listed in the landuse options under the zone of the respective plot.

To cover the vast DMDP area under RAJUK jurisdiction and to comply the legal

provisions empowering the Local Paurashavas to plan and control development within their jurisdictions, Consultants recommend that in Paurashavas within the DMDP area Paurashava Planners [PP] in addition to RAJUK’s main stream LPPs shall be delegated with the power to act as LPPs and issue Plan Permit and control development within the provision of DAP on RAJTJK’s behalf. But in such case for permitting plan PPs too like main stream LPPs shall be controlled by Landuse Permit Committee headed by the Chief Town Planner of RAJLJK.

4.6.3 LANDUSE PERMIT COMMITTEE

At the mid level Landuse Permit Committee [LPC] shall function for effective control of LPPs, clarify legal provisions regarding landuse permit decisions on a case to case basis. LPC shall be headed by RAJTJK’s Chief Town Planner [C1’P] and Town Planners with experience and background knowledge shall be the members. Town Planner, Development Control shall act as the Member Secretary of this committee. The LPC shall clarify the legal provisions for the LPPs as per their request, make recommendations in case of new use or conditional use and send it to the Nagar Unnayan Committee [NUC] for decision.

LPC shall identify and earmark plot numbers under non-conforming uses and notify the owners about the time span to relocate~ the facility, procedure and conditions that must be strictly maintained to avoid immediate eviction.

4.6.4 NAGAR UNNAYAN COMMITTEE

Nagar Unnayan Committee [NUC] shall be the supreme authority regarding Landuse Permit within RAJUK jurisdiction. Headed by the Secretary, Ministry of Housing and Public Works, GoB and CTP of RAJUK being the Member Secretary NUC shall include among others Chairman RAJUK, Head Department of URP, BUET, President BIP, President JAB, Imminent citizens of Dhaka etc. as Members.

NUC shall be well supported by a secretariat and shall be empowered to carry out study and/or survey, arrange public hearing, round table conference, seminar, or engage experts if necessary and financially support these activities.

NUC shall decide whether the proposed new uses should be permitted or denied; in case of conditional permit impose the conditions to comply; accept variances for specific cases and so forth. Besides, NUC shall decide strict conditions to nonconforming uses and the action against its violation if so happens.



The detailed structures of the committees, their mandate, legal, financial and administrative capacity —all these have to be determined to ensure effective functioning.

4.7 LAND USE PERMIT OPTIONS

There can be three possible options for a plot seeking landuse permit, namely, landuse permitted, landuse conditionally permitted or landuse restricted. a. Land use Permitted Land use that unconditionally permitted in the zone are listed in this category. When permission is sought for a residential landuse on a plot earmarked as urban residential zone then it falls under this category.

b. Land use Permitted with Condition Landuse that generally not incompatible or harmful for the community but whose number, location or specific use nature may pose threat to community’s lifestyle, privacy, safety or security etc. then the landuse is permitted but with a condition to fulfill so that the potential threat is avoided. For example, a neighborhood can at best support two primary schools. Now if a request is made seeking landuse permit for a composite textile mill with a dying unit that releases noxious effluent to the surrounding the remaining part being compatible to the landuse zone, then the permit may be issued with a condition to exclude the noxious portion. If the condition is fulfilled then the permit is issued against the plot. A list of such conditional uses is maintained in this category.

C. Land use Restricted

Land use that is harmful for the community are restricted by law. Such harmful landuse is listed in this category. A cinema hail in a neighborhood may be cited as an example under this category.

For each of these zones, land uses are indicated in three categories: Permitted uses, conditional uses and uses requiring a special plan review. Permitted uses are those land uses for which the zone is principally intended and will normally be allowed providing all general requirements regarding building set backs, height, parking, etc., are satisfied. Conditional uses are those uses that may be permitted providing that certain additional conditions are met. Uses requiring plan review includes uses that have a potentially major impact on the surrounding community and need to be given special scrutiny. The permitted and conditional uses and the uses requiring plan review are presented in clause 3.2.2 (Table-3.2).



4.8 LAND USE PERMIT PROCEDURE

Land use permit procedure is a product of a number of interlinking activities. The whole process has been described below:.

The procedure is commenced with the submission of formal application by the applicant to the Chairman of RAJUK. The applicant must submit along with other information and documents a mouza map showing his plot including plot no, mouza name etc. The concerned official designated as Landuse Permit Planner (LPP), will then check the compliance of land use zone and the permitted use with the proposed land use of the applicant. If the proposed land use does not comply with the land use zone and the permitted use, the proposed land use will be rejected with reasons. If the applicant is not satisfied with this decision he/she can appeal to the Nagar Unnayan Committee (NUC) and the decision taken by the committee shall be followed accordingly by the LPP.

If the proposed land use complies with the land use zone and the permitted use then four more situations can be evolved: new use or use conditionally permitted, proposed land use overlaid or proposed land use permitted. If the proposed land use is overlaid or permitted use then it will be permitted without raising further question. But in case of new land use or use conditionally permitted, the LPP can either reject the proposed land use showing adequate and reasonable causes or permit proposed land use under some specific conditions if and oni)’ if LPP is totally convinced about the proposed land use. Even at this stage if the rejection decision taken by the LPP is not satisfactory to the applicant he/she can appeal to the Nagorik Committee and the decision taken by the Nagorik Committee Will be followed by the LPP thereby.

Otherwise LPP will refer the case to the Landuse Permit Committee. The Landuse Permit Committee (LPC) will seek feedback data and/or information from the applicant and/or the officials within the office. The collected data and/or information will then be forwarded to the LPP to take appropriate decision only when LPC is convinced with the case, otherwise it can refer the case to the Nagorik

Committee and the decision taken by the Nagorik Committee will then be followed by the LPP accordingly. If Nagorik Committee thinks the land use to be appropriate after making any correction or modification the applicant can apply again for the proposed land use to the Chairman after making such correction or modification.

If any decision, appealed to the Nagorik Committee, goes against the applicant he/she, at this stage can appeal to the court. If the verdict goes against the applicant he/she can further appeal for the case to the High Court otherwise the LPP have to take decision according to the verdict proposed by the Court. If the verdict proposed by the High Court, the applicant will not be allowed to further apply or appeal for the proposed land use.



Project Plan

5.1 INTRODUCTION This section has been designed to provide a ready reference for approximate financial involvement of each and individual projects for the concerned development agencies.

5.2 DESCRIPTION OF THE PROJECTS

In this cost estimation a general rate for the construction works have been followed, while different rates for land acquisition considered for different places corresponding to land values which ranges from Tk. 50.000 to 5 lakhs per katha.

For land development 5 feet to 15 feet filling have been considered depending on land level. The rate per m3 of filling considered Tk. 476/-. The rate for road, side walk and drain construction per m3 considered Tk. 7120/-, 580/- and 1412.41/- respectively. Te demolition cost per m3 considered Tk. 247/-. While structure compensation per m3 considered Tk. 15,000 (average).

For any projects say widening of existing road, widening of khal, new road, part etc. a series of steps have to be taken which are as follows

Land demarcation on the ground Land acquisition Demolition of buildings! Structures Structure compensation Land development/earth work Re-excavation of khal Physical construction

According to he nature of projects, the whole or part of above activities will be applicable, besides, the cost involvement for implementation will be depends on the implementation policies. If the implementation followed by "guided Land Development" policy then the cost involvement will be differ.

5.3 INDICATION OF PROJECT COST

To implement the project road construction cost will be slightly high because south-east

part is slightly low land where several water bodies are exists. Besides, maximum



demolition cost and cost of structure compensation will be required to widen the existing east-west roads.

INDICATION OF PROJECT COST a. Embankment Road – Proposed 300’ (2709.44 m) Rate Taka in Lac a. Land acquisition cost Tk. 10 Lac. per Katha 1214530.403(Katha)*10

Lac = 12145304.03

b. Land development cost Tk.187.00 per m3 279.68

c. Road construction, side walk & drain

Tk.9112.41per m3

13628.62 d. Demolition cost of structure Tk. 247.00 per m3 369.42 e. Compensation cost of

structure* Tk.15000.00 per m3

(av.) (L.S) 500.00

b. Structure Plan Road – Proposed 100’ (7032.00 m)

a. Land acquisition cost Tk. 7 Lac. per Katha 1050718.696 (Katha)*7

= 7355030.87 b. Land development cost Tk.187.00 per m3 240.64 c. Road construction, side walk &

drain Tk.9112.41per m3

11726.36 d. Demolition cost of structure Tk. 247.00 per m3 317.85 e. Compensation cost of structure* Tk.15000.00 per m3

(av.) (L.S) 400.00

c. Airport Parallel Road – Proposed 80’ (6728.33 m) a. Land acquisition cost Tk. 10 Lac. per Katha 804275.5545

(Katha)*10

= 8042755.54

b. Land development cost Tk.187.00 per m3 184.20 c. Road construction, side walk & drain Tk.9112.41per m3 8975.97 d. Demolition cost of structure Tk. 247.00 per m3 243.30 e. Compensation cost of structure* Tk.15000.00 per m3

(av.) (L.S) 1000.00



d. New Road Proposed 40’ (2832.19 m) Rate Taka in Lac a. Land acquisition cost Tk. 7 Lac. per Katha 169273.8898(Katha)*7

= 1184917.229

b. Land development cost Tk.187.00 per m3 38.77 c. Road construction, side walk &



(av.) --------

e. Banorupa Road – Proposed 60’ (1558.56 m)

a. Land acquisition cost Tk. 7 Lac. per Katha 139727.6562 (Katha)*7

= 978093.5935 b. Land development cost Tk.187.00 per m3 31.98 c. Road construction, side walk &


1558.55 d. Demolition cost of Structure Tk. 247.00 per m3 42.25 e. Compensation cost of Structure* Tk.15000.00 per m3

(av.) ------

f. Fayedabad - Beribadh Road – Widening of Existing Road 80’ (2418.54 m)

a. Land acquisition cost Tk. 10 Lac. per Katha 216826.3818(Katha)*10= 2168263.82




(av.) (L.S) 1600.00



g. Shah Kabir Road Road – Widening of Existing Road 80’ (2633.05 m) Rate Taka in Lac

a. Land acquisition cost Tk. 10 Lac. per Katha 236057.5821(Katha)*10= 2360575.82

b. Land development cost Tk.187.00 per m3 54.03 c. Road construction, side walk

& drain Tk.9112.41per m3

2633.04 d. Demolition cost of structure Tk. 247.00 per m3 71.37 e. Compensation cost of

structure* Tk.15000.00 per m3

(av.) (L.S) 1700.00

h. Shah Latif Road Road - Widening of Existing Road 80’ (2429.67 m) a. Land acquisition cost Tk. 10 Lac per Katha 217824.206(Katha)*10

= 2178242.06




(av.) (L.S) 1700.00

i. Asokana Road - Widening of Existing Road 80’ (2345.96 m) a. Land acquisition cost Tk. 10Lac. per Katha 210319.4567(Per

katha)*10 = 2103194.56

b. Land development cost Tk.187.00 per m3 48.14 c. Road construction, side walk & drain Tk.9112.41per m3 2345.95 d. Demolition cost of structure Tk. 247.00 per m3 63.59 e. Compensation cost of structure* Tk.15000.00 per m3

(av.) (L.S) 1600.00

j. Kawla Bazar Road - Widening of Existing Road 40’ (1938.41 m) Rate Taka in Lac a. Land acquisition cost Tk. 10 Lac.per Katha 57927.29316 (Per

Katha)*10 = 579272.93

b. Land development cost Tk.187.00 per m3 13.27 c. Road construction, side walk & drain Tk.9112.41per m3 646.49 d. Demolition cost of structure Tk. 247.00 per m3 17.52



e. Compensation cost of structure* Tk.15000.00 per m3 (av.)

(L.S) 1000.00

k. Khilkhet - Namapara Road - Widening of Existing Road 40’ (2111.44 m) a. Land acquisition cost Tk. 10 Lac. per Katha 63098.10817 (Per

Katha)*10 = 630981.08




(av.) (L.S) 1100.00

* The Compensation cost depends on the type of implementation. If the project is financed by International Donor e.g. World Bank or Asian Development Bank, then the Compensation cost will be higher than GoB financed project.

ROAD CONSTRUCTION PROJECT

Name of the Project : 300 feet wide Embankment Road (proposed)

Location : The geographic location of project is lies approximately between 23

degree 53 minute North Latitude and 90 degree 25 minute East Longitude.

This is an East-West elongated road which lies at east side of New Airport road on the south bank of Tongi Khal under Abdullah pur, Faydabad and Uttarkhan mouzas of Dakshin khan and Uttar khan Unions of Cantonment and Gulshan Thanas.

Purpose of the Project : It will be a part of Eastern by pass road which will divert Northern and

Western traffic via Eastern by pass road to Narayanganj and other southern part.

Total Length : 2709.44m Width : 30.5 m Total Cost of the project : 147.77 crore Implementation Period : Starting year is 2015 and will be continued up to three years. Man power Requirement : 1. Land Acquisition & Structure Compensation personnel



(To assist and coordinate with DC’s L.A section) - 2 Surveyors - 1 Resettlement Officer

: 2. Road Construction personnel

- 2 Sub-Assistant Engineers - 1 Assistant Engineer - 1 Executive Engineer/SD - 1 Project Director/SE

Cost-benefit analysis : There are several benefits to be obtained, both social and economic,

from the construction of new roads & drainage of this Project. All benefits are not possible to be exactly quantified in monetary values.

The expected benefits from road construction include shortening of distance which leads to savings in travel time, savings in vehicle operating costs and safer conditions for road users. In addition, there are benefits from increase in value of adjoining land, increase in trade & business, and increased urban development, e.g., of housing and economic activities. However, the EIRR is likely to be much higher for this project if all those benefits are quantified.



Follow Up Action

6.1 INTRODUCTION

From Past experience it has been observed that plans prepared for planned development and development control has been neglected and piece-meal type development schemes were undertaken resulting in total chaos in urban living. It is unfortunate that town planning is not a part of our cultural practices. Individuals love to go at will without respect to planning norms. As such it is essential that some sort of awareness to be built among the people of follow the plan. On the other hand the respective authorities should become sincere and dedicated to implement the plan. In order to accomplish the goal set forward in the plan some follow up actions are required.

6.2 FOLLOW UP ACTIONS

6.2.1 AWARENESS BUILDING

It has been mentioned that town planning has not become a part of our cultural practice. This is mostly due to ignorance about the benefit of planned development and the evils of haphazard /sprawl development. This can be achieved by way of propagation and direct contract with people. Easy availability of plan document also enables people to become aware of the plan and thereby follow the guide lines. As such RAJLIK should take initiatives so that the plan document is available easily and at minimum cost.

6.2.2 WILLINGNESS OF THE AUTHORITIES TO IMPLEMENT THE PLAN

RAJUK on adoption of the planning document should show its intent to implement the plan through effective control measures. This calls for equipping it with necessary logistic and efficient man power.

6.2.3 PREPARATION OF ACTION AREA PLAN

Mere preparation of Detailed Area Plan will not be sufficient due to resource constraint. Securing Right of way for circulation network and utility corridor needs huge fund which cannot be met from public exchequer. RAJUK has to show strong determination and willingness as this is a very difficult task to accomplish involving hundreds of people. RAJUK has to increase its efficiency and do the work at the appropriate time.



6.2.4 STRENGTHENING PLANNING DEPARTMENT

RAJUK Planning Department especially Plan Implementation wing should be equipped with sufficient number of qualified planners and logistic to enable them monitor the development trend within the RAJUK area. This will help them effectively guide developments in preferred areas of urban expansion. However, proposed RAJUK organogram which proposes non-Planners have to change to readjust and strengthen the Planning Wing with sufficient Town Planners.

6.2.5 CO-ORDINATION AMONG RELATED AUTHORITIES/AGENCIES

RAJUK should take initiative to foster better co-ordination among the stakeholders especially line agencies. Through this RAJUK will be able to stop unauthorized construction by public sector agencies.

6.2.6 PUNISHMENT FOR PLAN VIOLATION

There should be provision of punishment for violation of the plan provision by individuals as well as development and public sector agencies. Violation of planning provision makes it difficult to implement planning provisions properly.

6.2.7 PLAN REVIEW

RAJUK should take initiative to review the performance and functioning of the plan during the planning period. It should also make arrangement for regular update of the plan. Provision should also be made to prepare fresh plans on expiry of a plan period.



Conclusion

7.1 CONCLUSION The Final Report speaks about the arrangements of the detailed development proposals and land use proposals of the Detailed Area Plan (DAP) for Airport-Demra Bypass Area (Location-6). This report proceeds with laying down the policy framework for preparation of the integrated plan and proposals for the most critical issues of the DAP area. Policy and proposals are mainly based on Structure Plan (1995-2015), policies and recommendations integrated with public and private sector commitments and opinions of the stakeholders. In some cases where the recommendations came in conflict with the changed situation or have been found unsuitable, necessary modifications were carried out. The proposals have been prepared in detailed showing them in specific way through land use plans and development proposals.

The road network proposals show the primary, secondary and local roads. Existing and new urban area have been pointed out in this report. The primary road which have been proposed in the Structure Plan also considered in this DAP. Some secondary roads for examples, Fayedabad-Beribadth road, Shah Kabir road, Shah Latif road, Asokana road, Kawla Bazar road and Khilkhet Namapara road are proposed for widening. Access roads which will be developed simultaneously according to the requirements of the locality.

Effective implementation of the DAP is the most important part of the total planning process. The process of execution needs to be carried out with care and efficiency in order to produce the best results. As the plans encompass almost all aspects of urban development, physical aspects to social aspects, it is necessary that all the stakeholders should be involved in carrying out the implementation of the plan proposal. Implementation of large number of development projects under the DAP, would require strong and capable management body.

The custodian of the DAP for DMDP area is RAJUK. Therefore, execution of substantial part of the DAP proposals will depend on RAJUK and it will also be in overall charge of controlling and monitoring the execution progress. So, the planning department of RAJUK has to be appropriately well and qualified staffed. For effective implementation of the DAP proposal, Planning Commission at national level must ensure that within the DAP area,no project will be approved which is contrary to the provisions of the approved DAP or fund allocated should not be done without clearance of RAJUK.

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