Physical Density and Urban Sprawl: A Case of Dhaka City - KTH
Physical Density and Urban Sprawl: A Case of Dhaka City - KTH
Physical Density and Urban Sprawl: A Case of Dhaka City - KTH
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<strong>KTH</strong> Architecture <strong>and</strong><br />
the Built Environment<br />
<strong>Physical</strong> <strong>Density</strong> <strong>and</strong> <strong>Urban</strong> <strong>Sprawl</strong>:<br />
A <strong>Case</strong> <strong>of</strong> <strong>Dhaka</strong> <strong>City</strong><br />
Md. Syful Islam<br />
Syful_1978@yahoo.com<br />
Supervisor: Pr<strong>of</strong> Dick <strong>Urban</strong> Vestbro<br />
Examiner: Pr<strong>of</strong> Rolf Johansson<br />
Master <strong>of</strong> Science thesis in Built Environment Analysis<br />
Master program Environmental Engineering <strong>and</strong> Sustainable Infrastructure<br />
Stockholm 2007<br />
Department <strong>of</strong> <strong>Urban</strong> Planning <strong>and</strong> Environment<br />
Kungliga Tekniska Högskolan (<strong>KTH</strong>)<br />
Master <strong>of</strong> Science Thesis SoM EX 2007-024
TABLE OF CONTENTS<br />
ABSTRACT..........................................................................................................................iv<br />
ACKNOWLEDGEMENT .....................................................................................................v<br />
CHAPTER 1: INTRODUCTION...........................................................................................1<br />
1.1 Real life problem..............................................................................................................1<br />
1.2 Lack <strong>of</strong> knowledge...........................................................................................................2<br />
1.3 Aim <strong>and</strong> Objectives..........................................................................................................3<br />
1.4 Methodology....................................................................................................................3<br />
1.4.1 Research design ........................................................................................................3<br />
1.4.3 Data collection methods............................................................................................7<br />
1.4.4 Summary <strong>of</strong> the study issues <strong>and</strong> used methods.....................................................10<br />
CHAPTER 2:THEORY OF THE CONCEPTUAL FRAMEWORK...............................11<br />
2.1 <strong>Urban</strong> <strong>Sprawl</strong> .................................................................................................................11<br />
2.2 <strong>Physical</strong> density .............................................................................................................12<br />
2.2.1 Measurement <strong>of</strong> physical densities .........................................................................14<br />
2.3 Plot characteristics <strong>and</strong> configurations ..........................................................................16<br />
2.4 Spatial qualities..............................................................................................................17<br />
2.5 Informal Settlements......................................................................................................18<br />
CHAPTER 3: THE DEVELOPMENT OF DHAKA……………………………………..20<br />
3.1 Introduction <strong>of</strong> the study area ........................................................................................20<br />
3.2 <strong>Physical</strong> development <strong>of</strong> <strong>Dhaka</strong> city from 1700 till 1995 .............................................20<br />
3.3 <strong>Urban</strong>ization in Bangladesh <strong>and</strong> population growth <strong>of</strong> <strong>Dhaka</strong> city...............................22<br />
3.4 <strong>Urban</strong>ization <strong>and</strong> housing situation in <strong>Dhaka</strong> city.........................................................23<br />
3.5 L<strong>and</strong> use pattern <strong>of</strong> <strong>Dhaka</strong> city ......................................................................................25<br />
3.6 <strong>Density</strong> <strong>and</strong> Housing supply system..............................................................................26<br />
3.7 <strong>Density</strong> <strong>and</strong> L<strong>and</strong> supply in <strong>Dhaka</strong> city.........................................................................28<br />
3.8 Planned <strong>and</strong> unplanned housing in <strong>Dhaka</strong> city..............................................................29<br />
3.9 Informal settlements in <strong>Dhaka</strong> city................................................................................30<br />
3.9.1 Location <strong>of</strong> informal settlements ............................................................................31<br />
3.9.2 Ratio <strong>of</strong> the population in the formal <strong>and</strong> formal settlements ................................32<br />
3.9.3 Owner ship pattern <strong>of</strong> informal settlements............................................................34<br />
CHAPTER 4: FINDINGS FROM THE INFORMAL SETTLEMENTS ........................35<br />
4.1 Geneva Camp in Mohammadpur thana .........................................................................35<br />
4.2 ‘Tikkapara Bustee’ in Mohammadpur thana .................................................................41<br />
CHAPTER 5: FINDINGS FROM THE FORMAL SETTLEMENTS.............................46<br />
5.1 Road number 3 at Dhanmondi residential area..............................................................46<br />
5.2 Shobhanbagh <strong>of</strong>ficers’ colony .......................................................................................47<br />
5.3 Baridhara residential area ..............................................................................................47<br />
5.4 Banani model town residential area...............................................................................48<br />
5.5 Block at Mirpur 10 number circle residential area in Mirpur thana ..............................49<br />
5.6 Newly planned Defense Officers’ Housing Society (DOHS) at Baridhara in Gulshan 50<br />
i
CHAPTER 6: FINAL ANALYSIS......................................................................................51<br />
6.1 <strong>Physical</strong> densities...........................................................................................................51<br />
6.2 Spatial qualities..............................................................................................................52<br />
6.3 Relationship <strong>Urban</strong> sprawl <strong>and</strong> physical densities.........................................................54<br />
CHAPTER 7: RECOMMENDATIONS AND CONCLUSION........................................55<br />
7.1 Recommendations..........................................................................................................55<br />
7.2 Conclusion .....................................................................................................................56<br />
REFERENCES.......................................................................................................................58<br />
LIST OF FIGURES<br />
Figure 1.1 Procedure <strong>of</strong> block selection 6<br />
Figure 1.2 Location <strong>of</strong> case areas 7<br />
Figure 1.3 The diagrammatic presentation <strong>of</strong> the height calculation 10<br />
Figure 1.4 Procedure <strong>of</strong> l<strong>and</strong> coverage calculation 11<br />
Figure 1.5 Calculation <strong>of</strong> total floor area occupied by individual building 12<br />
Figure 1.6 Summary <strong>of</strong> study aspects <strong>and</strong> methods 12<br />
Figure 2.1 Advantages <strong>and</strong> disadvantages <strong>of</strong> High vs Low density. 14<br />
Figure 2.2 Influences on density 15<br />
Figure 2.3 conceptual model <strong>of</strong> FAR values <strong>and</strong> percentage <strong>of</strong> l<strong>and</strong> coverage 16<br />
Figure 2.4 <strong>Density</strong> <strong>of</strong> several urban blocks in Sweden 17<br />
Figure 2.5 <strong>Urban</strong> density, building height <strong>and</strong> percentage <strong>of</strong> built-up area in eight 18<br />
Figure 2.6 Plot area, ratio <strong>and</strong> exposure 19<br />
Figure 2.7 Cluster <strong>of</strong> Informal settlement in <strong>Dhaka</strong> city 20<br />
Figure 3.1 <strong>Physical</strong> growth <strong>of</strong> <strong>Dhaka</strong> city from 1700 till 1995 23<br />
Figure 3.2 View showing the dense settlements <strong>of</strong> <strong>Dhaka</strong> 26<br />
Figure 3.3 Low dense informal settlements just beside the formal settlements 26<br />
Figure 3.4 L<strong>and</strong> use pattern <strong>of</strong> <strong>Dhaka</strong> city 27<br />
Figure 3.5 Housing supply system <strong>of</strong> <strong>Dhaka</strong> city 29<br />
Figure 3.6 L<strong>and</strong> supply sub system in <strong>Dhaka</strong> city 30<br />
Figure 3.7 Planned <strong>and</strong> unplanned housing <strong>of</strong> <strong>Dhaka</strong> city during the year 2004 32<br />
Figure 3.8 Location <strong>of</strong> informal settlements in <strong>Dhaka</strong>, 1996 34<br />
Figure 3.9 Ratio <strong>of</strong> formal <strong>and</strong> informal settlements population by thana 35<br />
Figure 4.1 Satellite image <strong>of</strong> Geneva camp 37<br />
Figure 4.2 Houses are very close to each other 38<br />
Figure 4.3 Very narrow road width inside the block 38<br />
Figure 4.4 The internal roads are using for drying their clothes 39<br />
Figure 4.5 A woman is cooking in the outdoor by using soil burner 39<br />
Figure 4.6 A woman is cutting her fish in the corridor 40<br />
Figure 4.7 Inhabitants are selling their groceries in the footpath 40<br />
Figure 4.8 Container in the surrounding footpath 41<br />
Figure 4.9 Washing clothes <strong>and</strong> taking shower between the space <strong>of</strong> two houses 41<br />
Figure 4.10 children are playing in the space between the buildings 42<br />
Figure 4.11 Social interaction <strong>of</strong> inhabitants in the footpath 42<br />
Figure 4.12 Open the ro<strong>of</strong>’s tin to get fresh air 43<br />
Figure 4.13 The physical density <strong>of</strong> houses inside the block 44<br />
Figure 4.14 Space between the houses 44<br />
ii
Figure 4.15 The space inside the houses 45<br />
Figure 4.16 A woman is cooking inside the living room 45<br />
Figure 4.17 The space is used by tube well as a source <strong>of</strong> water supply 46<br />
Figure 4.18 Very narrow internal road <strong>and</strong> absence <strong>of</strong> window 46<br />
Figure 5.1 Aerial photograph <strong>of</strong> Road number 3 in Dhanmondi area 48<br />
Figure 5.2 Aerial photograph <strong>of</strong> Shobhanbagh <strong>of</strong>ficers’ colony at Shobhanbagh in 49<br />
Figure 5.3 Aerial photograph <strong>of</strong> Baridhara residential area at Gulshan thana 50<br />
Figure 5.4 Aerial photograph <strong>of</strong> block at Banani Model town in Gulshan thana 51<br />
Figure 5.5 Aerial photograph <strong>of</strong> block at Mirpur 10 number circle in Mirpur thana 51<br />
Figure 5.6 Aerial photograph <strong>of</strong> New DOHS at Baridhara area in Gulshan thana 52<br />
LIST OF TABLES<br />
Table 3.1 <strong>Urban</strong>ization in Bangladesh <strong>and</strong> urban Population growth <strong>of</strong> <strong>Dhaka</strong> city 25<br />
Table 3.2 Population growth <strong>of</strong> <strong>Dhaka</strong> city <strong>and</strong> the requirement <strong>of</strong> new shelters. 25<br />
Table 3.3 Amount <strong>of</strong> l<strong>and</strong> use for different purposes in the mega city (percentage) 28<br />
Table 3.4 Distribution <strong>of</strong> Open Spaces in DCC 28<br />
Table 3.5 Apartment sizes in different areas <strong>of</strong> <strong>Dhaka</strong> city 30<br />
Table 3.6 RAJUK’s provided Plots size, quantity <strong>and</strong> their price 31<br />
Table 3. 7 Owner ship pattern <strong>of</strong> l<strong>and</strong> 36<br />
ACRONYMS<br />
DCC <strong>Dhaka</strong> <strong>City</strong> Corporation<br />
RAJUK Rajdhani Unnayan Kartipakkha (Capital Development Authority)<br />
FAR Floor Area Ratio<br />
JICA Japan International Cooperation Authority<br />
CUS Center for <strong>Urban</strong> Studies<br />
LGED Local Government Engineering Department<br />
BBS Bangladesh Bureau <strong>of</strong> Stastics<br />
DOHS Defense Officers’ Housing Society<br />
BNBC Bangladesh National Building Code<br />
REHAB Real Estate <strong>and</strong> Housing Association <strong>of</strong> Bangladesh<br />
UNDP United Nations Development Programme<br />
UNCPF United Nations Capital Development Fund<br />
NHA National Housing Authority<br />
CBD Central Business District<br />
DMA <strong>Dhaka</strong> Metropolitan Authority<br />
iii
ABSTRACT<br />
Md. Syful Islam: <strong>Physical</strong> <strong>Density</strong> <strong>and</strong> <strong>Urban</strong> <strong>Sprawl</strong>: A <strong>Case</strong> <strong>of</strong> <strong>Dhaka</strong> <strong>City</strong><br />
One <strong>of</strong> the contemporary issues in cities <strong>of</strong> low income countries is horizontal expansion due<br />
to the rapid urbanization <strong>and</strong> the development <strong>of</strong> low dense formal <strong>and</strong> informal settlements<br />
inside or periphery <strong>of</strong> the city. Despite that the spatial quality <strong>of</strong> those informal settlements<br />
are not mentionable due to the high percentage <strong>of</strong> l<strong>and</strong> coverage. There are very few efforts<br />
being applied by planning authorities or pr<strong>of</strong>essionals to analyze, evaluate <strong>and</strong> control<br />
physical densities <strong>of</strong> housing settlements. Similarly there is a knowledge gap associated with<br />
the concept <strong>and</strong> theory to achieve st<strong>and</strong>ard physical densities like st<strong>and</strong>ard floor area ratio<br />
<strong>and</strong> percentage <strong>of</strong> l<strong>and</strong> coverage which can provide good spatial qualities <strong>and</strong> can combat<br />
urban sprawl.<br />
This thesis aims to analyze the physical densities <strong>and</strong> spatial qualities <strong>of</strong> formal <strong>and</strong> informal<br />
settlements as well as investigate their relationship to the urban sprawl. As a part <strong>of</strong> this study<br />
<strong>Dhaka</strong>, the capital city <strong>of</strong> Bangladesh has been selected as the case area. The physical<br />
densities have been explored by using Google earth s<strong>of</strong>tware where the spatial qualities have<br />
been analyzed by using photographs. The different blocks <strong>of</strong> formal <strong>and</strong> informal settlements<br />
have been selected to analyze the physical densities <strong>and</strong> spatial qualities in detail. The floor<br />
area ratio <strong>and</strong> percentage <strong>of</strong> l<strong>and</strong> coverage by buildings inside the block have been considered<br />
as the variables <strong>of</strong> physical density where the space usability, cross ventilation <strong>and</strong> presence<br />
<strong>of</strong> day light have been considered as the variables <strong>of</strong> spatial quality.<br />
The study shows that the floor area ratio <strong>of</strong> informal settlements is very low <strong>and</strong> the<br />
percentage <strong>of</strong> l<strong>and</strong> coverage by houses is very high. On the other h<strong>and</strong> the floor area ratio <strong>and</strong><br />
percentage <strong>of</strong> l<strong>and</strong> coverage by buildings in formal settlements are very high except some<br />
high income class areas. A lot <strong>of</strong> l<strong>and</strong> is being consumed by informal settlements in spite <strong>of</strong><br />
the very high percentage <strong>of</strong> l<strong>and</strong> coverage. The efficiency <strong>of</strong> the space inside the block <strong>of</strong><br />
informal settlements is not good, <strong>and</strong> as a result there is a shortage <strong>of</strong> the variables <strong>of</strong> spatial<br />
quality. The sprawl problem is looked at in <strong>Dhaka</strong> city for the rapid development <strong>of</strong> those<br />
informal settlements inside or periphery <strong>of</strong> the city.<br />
Finally the study has recommended the block type with high dense low height houses inside<br />
the block to increase efficiency <strong>of</strong> the space, ensure day light <strong>and</strong> cross ventilation <strong>of</strong> the<br />
houses which is affordable to the urban low income people.<br />
Key words: <strong>Physical</strong> density, spatial quality, formal <strong>and</strong> informal settlements, urban sprawl,<br />
<strong>Dhaka</strong>.<br />
iv
ACKNOWLEDGEMENT<br />
The success <strong>of</strong> this research has become possible through the assistance from a number <strong>of</strong><br />
people, all <strong>of</strong> whom I can not acknowledge. First I am grateful to my supervisor pr<strong>of</strong>essor<br />
Dick <strong>Urban</strong> Vestbro who has encouraged <strong>and</strong> guided me by providing several books <strong>and</strong><br />
papers regarding to my study. His support, criticism <strong>and</strong> intellectual comments helped me to<br />
accomplish this study.<br />
I would like to thank those who encouraged me to study up to this level. To my parents who<br />
are living in Bangladesh, I say thank you for your parental sacrifice which enabled me to<br />
study in Sweden. Special thanks to my beloved Mahabuba Sultana who has helped me by<br />
providing several <strong>of</strong>ficial documents <strong>and</strong> photographs regarding to my study. Without her<br />
help <strong>and</strong> devotion, it was too difficult for me to collect photographs <strong>and</strong> data on informal<br />
settlements in <strong>Dhaka</strong> city. I also owe similar gratitude to my sisters <strong>and</strong> brothers in<br />
Bangladesh for their committed help to study in Sweden.<br />
I am indebted to the <strong>of</strong>ficials <strong>of</strong> <strong>Dhaka</strong> <strong>City</strong> Corporation who have helped me by providing<br />
several important documents. Furthermore thanks also goes to my previous university<br />
teachers in Bangladesh who have helped me by providing their intellectual knowledge about<br />
density <strong>of</strong> the housing settlements in <strong>Dhaka</strong> city. Among them is my former university<br />
teacher Pr<strong>of</strong>essor Dr. K.M. Moniruzzaman for his countless knowledge based suggestions.<br />
I also extend collective thanks to my classmates <strong>of</strong> Environmental engineering <strong>and</strong><br />
Sustainable Infrastructure program for their special comments about my work. I would like to<br />
say especial thanks to Michael Bimpeh from Ghana for his kind help to edit my thesis work<br />
properly.<br />
I owe special thanks to Google Earth S<strong>of</strong>tware Company that enabled me to measure the area<br />
<strong>of</strong> block, area <strong>of</strong> buildings, area <strong>of</strong> plots, height <strong>of</strong> buildings <strong>and</strong> width <strong>of</strong> surrounding roads.<br />
Without this s<strong>of</strong>tware it would not have been possible to get those measurements.<br />
All other people who assisted in various capacities, I render my pr<strong>of</strong>ound gratitude to them.<br />
v
CHAPTER 1<br />
INTRODUCTION<br />
This study analyses selected formal <strong>and</strong> informal housing blocks <strong>of</strong> <strong>Dhaka</strong> city. The focus <strong>of</strong><br />
the analysis is on the physical densities <strong>and</strong> spatial qualities <strong>of</strong> housing block addresses urban<br />
sprawl. The formal settlements in the inner part <strong>of</strong> the <strong>Dhaka</strong> are densely developed.<br />
However, the area <strong>of</strong> the city is exp<strong>and</strong>ing horizontally because a lot <strong>of</strong> informal settlements<br />
are developing in the inner part or periphery <strong>of</strong> the city. If urban sprawl in <strong>Dhaka</strong> is to be<br />
addressed, housing solution that can accommodate the increasing population <strong>and</strong> with good<br />
spatial qualities is very important. The present study will investigate physical densities <strong>and</strong><br />
spatial qualities <strong>of</strong> formal <strong>and</strong> informal settlements <strong>of</strong> <strong>Dhaka</strong> city <strong>and</strong> recommend such<br />
housing block for urban low income people.<br />
1.1 Real life problem<br />
<strong>Urban</strong> sprawl is one <strong>of</strong> the contemporary issues <strong>of</strong> cities all over the world. It contributes to<br />
the inefficient use <strong>of</strong> l<strong>and</strong> resources, energy <strong>and</strong> large scale absorption <strong>of</strong> open space that can<br />
otherwise be used more effectively for activities which can contribute to the development <strong>of</strong> a<br />
city. <strong>Dhaka</strong> is the capital <strong>and</strong> the biggest city <strong>of</strong> Bangladesh which is the main center <strong>of</strong><br />
education, administration, trade <strong>and</strong> commerce. The population is growing rapidly due to the<br />
massive rural urban migration. The city is experiencing an increase in the rate <strong>of</strong> housing<br />
development. The private developers or government housing companies are constructing<br />
houses for the high or middle income people while the low income people do not have<br />
provision in the housing market, though most <strong>of</strong> the people in <strong>Dhaka</strong> city are poor. As a<br />
result a lot <strong>of</strong> informal settlements have developed in the inner part or in the periphery <strong>of</strong> the<br />
city. The development <strong>of</strong> such informal settlements is causing inefficient use <strong>of</strong> space; hence<br />
the city is exp<strong>and</strong>ing horizontally. It is difficult to provide infrastructure facilities to the city<br />
dwellers due to this horizontal expansion. The present study intends to explore the<br />
relationship between the physical densities <strong>of</strong> the housing settlements <strong>and</strong> urban sprawl.<br />
Most <strong>of</strong> the informal settlements are being developed on the government vacant l<strong>and</strong> <strong>and</strong><br />
wetl<strong>and</strong>s inside or in the periphery <strong>of</strong> the city which have been reserved by the government<br />
for different purposes. In order to stop the encroachment by the informal settlers, there is a<br />
need to develop housing block with high physical densities <strong>and</strong> good spatial qualities.<br />
Most <strong>of</strong> the informal settlements in <strong>Dhaka</strong> city are comprised <strong>of</strong> single storied houses <strong>and</strong><br />
mostly dense due to the close distance among the houses. The usability <strong>of</strong> spaces inside the<br />
block is not efficient because most <strong>of</strong> the spaces inside the block are covered by buildings. In<br />
order to increase the efficiency <strong>of</strong> space there is a need to analyze the physical density, in<br />
terms <strong>of</strong> Floor Area Ratio (FAR) <strong>and</strong> percentage <strong>of</strong> l<strong>and</strong> coverage by buildings. Here FAR<br />
means the ratio between the built up area <strong>and</strong> the total l<strong>and</strong> area including communal spaces<br />
<strong>and</strong> streets belonging to the block.<br />
The close distance among the houses <strong>and</strong> inefficient use <strong>of</strong> spaces inside the block hinder the<br />
spatial qualities <strong>of</strong> the houses. The analysis <strong>of</strong> spatial qualities, in terms <strong>of</strong> cross ventilation,<br />
provision <strong>of</strong> daylight <strong>and</strong> possibility to use outdoor space inside the block are necessary to<br />
recommend the housing block with good spatial qualities<br />
On the other h<strong>and</strong> most <strong>of</strong> the people in the informal housing settlements are poor. They are<br />
not able to afford high cost houses. So there is a need to recommend houses which are low in<br />
cost <strong>and</strong> can be affordable by the urban low income people.<br />
1
1.2 Lack <strong>of</strong> knowledge<br />
The lack <strong>of</strong> knowledge on the physical densities <strong>and</strong> spatial qualities <strong>of</strong> housing settlements<br />
as well as their impact on urban sprawl can be seen in the most cities all over the world. The<br />
study aims at improving the underst<strong>and</strong>ing among the scholars who are generating methods<br />
<strong>and</strong> theories about the physical densities, spatial qualities <strong>of</strong> informal housing settlements<br />
which have impact on urban sprawl as well as to reduce the knowledge gap in that field.<br />
There is a lack <strong>of</strong> knowledge on the systematic analyses <strong>of</strong> physical densities <strong>of</strong> housing<br />
settlements <strong>and</strong> their impact on urban sprawl, for instance the analysis <strong>of</strong> density <strong>and</strong> spatial<br />
qualities <strong>of</strong> houses in the informal settlements <strong>and</strong> their impact on expansion <strong>of</strong> city. Lupala<br />
notes that fact for the informal housing settlements <strong>of</strong> Dar es Salam<br />
“the rate at which such settlements have been urbanizing has not been<br />
established. Systematic analyses on the growth, densification <strong>and</strong> inherent<br />
spatial qualities have been lacking. Inadequate knowledge base on house<br />
forms, prevailing densities, space usability <strong>and</strong> plot characteristics that take<br />
place in these settlements have restricted adoption <strong>of</strong> effective planning<br />
inventions” (Lupala,2002:2).<br />
The same knowledge gap, as for example analysis <strong>of</strong> physical densities <strong>and</strong> their impact on<br />
urban sprawl can be seen in Bangladesh, though the urban sprawl is one <strong>of</strong> the vital problems<br />
<strong>of</strong> the cities in Bangladesh.<br />
There is a lack <strong>of</strong> knowledge on the use <strong>of</strong> space, how transformation affects spatial qualities<br />
<strong>and</strong> how people view housing modernization. Despite the fact that there is a wide variety <strong>of</strong><br />
housing in the informal settlements, there is inadequate knowledge <strong>of</strong> what the existing <strong>and</strong><br />
emerging house types are, as a result <strong>of</strong> transformation that could be better developed by<br />
pr<strong>of</strong>essionals like architects <strong>and</strong> planners. Nguluma states that whether the transformed house<br />
types are efficient in terms <strong>of</strong> density, better spatial qualities allowing ventilation <strong>and</strong> enough<br />
light, is also not known (Nguluma, 2003:5). That is why sometimes it is difficult to describe<br />
contemporary housing <strong>and</strong> planning problems in informal settlements.<br />
Nnkya (1999:19) has related the lack <strong>of</strong> knowledge to ineffective planning in Tanzania <strong>and</strong><br />
argues that the lack <strong>of</strong> or too little knowledge on the social, economic <strong>and</strong> political<br />
processes, which shapes the political <strong>and</strong> physical environment has been influential to<br />
defective planning <strong>and</strong> in same instances triggered <strong>of</strong>f disputes between the planning<br />
authorities <strong>and</strong> the stakeholders. This same problem can be seen in Bangladesh even though<br />
the urban types or block types in Tanzania are different from Bangladesh.<br />
Most <strong>of</strong> the rapidly urbanizing cities <strong>and</strong> their settlements are being developed according to<br />
inherited colonial urban types <strong>and</strong> neighborhood spaces which are yet to be identified,<br />
classified <strong>and</strong> analyzed. While the colonial city reveals some kind <strong>of</strong> regulated patterns <strong>of</strong><br />
city growth as influenced by the formal housing settlements, the post colonial city is largely<br />
unregulated as influenced by the rapid growth <strong>of</strong> informal settlements which also are yet to<br />
be identified <strong>and</strong> analyzed to reduce their expansion by developing physical densities <strong>and</strong><br />
maintaining good spatial qualities (Lupala,2002:2). The formal housing block types <strong>of</strong> <strong>Dhaka</strong><br />
city have also been built up by following different colonial block types <strong>and</strong> most <strong>of</strong> the<br />
informal settlements are being developed in unregulated way without following any block<br />
type. This will be explored in this study.<br />
2
Habraken (1998:292-93) states that, despite the fact that informal housing in developing<br />
countries consistently showing rapid growth <strong>and</strong> change rooted in informal local typologies,<br />
documentation <strong>and</strong> study <strong>of</strong> such informal development has been lacking. There is a<br />
knowledge gap on the documentation <strong>and</strong> study <strong>of</strong> the root <strong>of</strong> informal settlements or their<br />
inherent typologies which have impact on densities <strong>and</strong> spatial qualities <strong>of</strong> those settlements<br />
The present study will intend to explore the relation between physical densities, spatial<br />
qualities <strong>of</strong> housing settlements <strong>and</strong> urban sprawl as well as to reduce the knowledge gap in<br />
relation to the density, plot characteristics, functionality <strong>of</strong> space, scope <strong>of</strong> cross ventilation<br />
<strong>of</strong> houses <strong>and</strong> presence <strong>of</strong> daylight inside the housing blocks. It can also help the planners to<br />
improve their underst<strong>and</strong>ing in relation to provide housing especially to the poor with the<br />
st<strong>and</strong>ard housing density <strong>and</strong> good spatial qualities.<br />
1.3 Aim <strong>and</strong> Objectives<br />
The aim <strong>of</strong> this study is to analyse the relationship between physical densities, spatial<br />
qualities <strong>of</strong> housing settlements <strong>and</strong> urban sprawl in <strong>Dhaka</strong>. Therefore the physical densities<br />
<strong>and</strong> spatial qualities <strong>of</strong> different housing blocks will be studied if they are directly or<br />
indirectly affecting the urban sprawl. Although the blocks <strong>of</strong> formal <strong>and</strong> informal settlements<br />
will be studied, the main focus will on the density, space usability, cross ventilation <strong>and</strong><br />
provision <strong>of</strong> daylight in the houses <strong>of</strong> informal settlements. The results <strong>of</strong> the study will lead<br />
to propose block that maintains st<strong>and</strong>ard <strong>of</strong> physical densities <strong>and</strong> good spatial qualities <strong>and</strong><br />
that are affordable to the urban low income people.<br />
Objectives<br />
Some objectives have been set to fulfil the above mentioned aim. They are as follows:<br />
! To investigate the relationship between physical densities, spatial qualities <strong>of</strong> housing<br />
blocks <strong>and</strong> urban sprawl.<br />
! To analyse the physical densities <strong>of</strong> housing settlements, as for example FAR,<br />
percentage <strong>of</strong> l<strong>and</strong> coverage by buildings <strong>and</strong> plot characteristics <strong>of</strong> housing<br />
settlements.<br />
! To analyse spatial qualities <strong>of</strong> housing settlements, for instance space usability <strong>and</strong><br />
cross ventilation <strong>of</strong> houses emphasizing on informal settlements.<br />
! To explore the impact <strong>of</strong> physical densities <strong>of</strong> housing settlements on urban sprawl<br />
! To recommend block type with good spatial qualities as well as being affordable for<br />
the urban low income people to combat urban sprawl.<br />
1.4 Methodology<br />
To fulfil the objectives <strong>of</strong> the study, various methods were applied. For the calculation <strong>of</strong><br />
physical densities in terms <strong>of</strong> FAR, percentage <strong>of</strong> l<strong>and</strong> coverage by buildings, plot<br />
characteristics; the measurement <strong>of</strong> block area, l<strong>and</strong> covered by houses, plot sizes, number <strong>of</strong><br />
storeys were calculated from the aerial photographs by using ‘Google Earth’. Previous<br />
personal observations, expert assessments <strong>and</strong> photographs were applied to analyse the space<br />
usability <strong>and</strong> spatial qualities <strong>of</strong> housing blocks. Literature review <strong>and</strong> analysis <strong>of</strong> empirical<br />
studies were carried out from the very early stage <strong>of</strong> the study to gain knowledge about the<br />
relationship between physical densities <strong>and</strong> urban sprawl as well as to establish theories<br />
related to the study.<br />
1.4.1 Research design<br />
The case study research strategy was employed to conduct this present study. Johansson<br />
defines case study “A case study is expected to capture the complexity <strong>of</strong> a single case, which<br />
3
should be a functioning unit, be investigated in its natural context with a multitude <strong>of</strong><br />
methods, <strong>and</strong> be contemporary” (Johansson 2005:31). He further notes that a case study <strong>and</strong>,<br />
normally, history focuses on one case but simultaneously take account <strong>of</strong> the context, <strong>and</strong> so<br />
encompass many variables <strong>and</strong> qualities.<br />
The main aim <strong>of</strong> the study is to explore the relationship between physical densities, spatial<br />
qualities <strong>and</strong> urban sprawl within the context formal <strong>and</strong> informal settlements <strong>of</strong> <strong>Dhaka</strong> city.<br />
Eight housing settlements, six from formal <strong>and</strong> two from informal settlement, <strong>and</strong> their<br />
components <strong>of</strong> physical densities <strong>and</strong> spatial qualities were selected. Data was collected <strong>and</strong><br />
analysed for each study area.<br />
1.4.2 Why <strong>Dhaka</strong> is selected as a case areas<br />
The present study regards the physical densities <strong>and</strong> spatial qualities <strong>of</strong> housing settlements<br />
as well as their impact on urban sprawl. <strong>Dhaka</strong> is the capital city <strong>of</strong> Bangladesh.<br />
Approximately, 56% percent <strong>of</strong> the <strong>Dhaka</strong> city’s population lives in informal housing<br />
(Titumir <strong>and</strong> Hossain, 2004). There are 3007 small to large informal housing settlements with<br />
10 or more house clusters covering area <strong>of</strong> 420 hectares in different parts <strong>of</strong> <strong>Dhaka</strong><br />
(CUS,1996). The built up area is increasing rapidly due to the development <strong>of</strong> informal<br />
settlements in the inner part <strong>and</strong> in the periphery <strong>of</strong> the city. Between 1990 <strong>and</strong> 2000, the<br />
built-up area <strong>of</strong> <strong>Dhaka</strong> Metropolitan area has increased by around 46% (JICA Baseline Study,<br />
2000 in Azam, 2006). The expansion <strong>of</strong> the city is occurring both horizontally <strong>and</strong> vertically<br />
due to the development <strong>of</strong> formal <strong>and</strong> informal housing settlements.<br />
1.4.3 Selection <strong>of</strong> housing blocks for detail studies<br />
Since the study is related to the physical densities, spatial qualities <strong>of</strong> housing settlements<br />
<strong>and</strong> urban sprawl, both the formal <strong>and</strong> informal housing blocks have been identified,<br />
classified <strong>and</strong> discussed to compare their variables <strong>of</strong> FAR, percentage <strong>of</strong> l<strong>and</strong> coverage by<br />
buildings; usability <strong>of</strong> space, availability <strong>of</strong> cross ventilation <strong>and</strong> provision <strong>of</strong> daylight inside<br />
the block.<br />
.<br />
Figure 1.1: Procedure <strong>of</strong> block selection (Google Earth, 2007)<br />
4
Since the study is dealing with the physical densities, spatial qualities <strong>of</strong> housing settlements<br />
<strong>and</strong> urban sprawl, in order to do study at lower level scale, ‘urban blocks’ have been<br />
considered as the major units <strong>of</strong> analysis. Despite that house on plot is not sufficient to<br />
underst<strong>and</strong> urban sprawl because communal open spaces <strong>and</strong> streets need to be considered to<br />
underst<strong>and</strong> the phenomenon <strong>of</strong> urban sprawl. The urban blocks have been studied to consider<br />
such communal open spaces <strong>and</strong> surrounding roads. Analysis <strong>of</strong> the city in district level is<br />
relevant but not practical. Figure 1.1 is showing the selection <strong>of</strong> block from urban housing<br />
settlements. The following criteria were taken into consideration to select the blocks <strong>of</strong><br />
formal <strong>and</strong> informal settlements: First, the variations <strong>of</strong> blocks, in terms <strong>of</strong> FAR were taken<br />
into consideration for the selection <strong>of</strong> formal housing blocks. Secondly, the location, age <strong>and</strong><br />
house form <strong>of</strong> the informal settlements were considered as the criteria because physical<br />
densities <strong>of</strong> the informal settlements depend on the age <strong>and</strong> location <strong>of</strong> the settlement. House<br />
forms have been considered as a factor to classify informal settlements in <strong>Dhaka</strong> city. The<br />
approach used to select urban blocks for detailed studies was by identifying which is enough<br />
to facilitate the comprehension <strong>of</strong> key study variables namely: FAR value, percentage <strong>of</strong> l<strong>and</strong><br />
coverage by buildings, space usability, cross ventilation <strong>and</strong> provision <strong>of</strong> daylight inside the<br />
block.<br />
Fig 1.2: Location <strong>of</strong> case areas<br />
In relation to those criteria blocks from Road number 3 at Dhanmondi residential area,<br />
Shobhanbagh government <strong>of</strong>ficers’ colony, Banani Model Town, Baridhara diplomatic zone,<br />
newly planned Defense Officers’ Housing Society (DOHS) in Baridhara, Mirpur 10 number<br />
5
esidential area have been selected as formal housing settlements (Fig 1.2). Among them<br />
Dhanmondi is the first planned residential area <strong>of</strong> <strong>Dhaka</strong> city for the high income people<br />
which has been planned in 1954. Shobhanbagh <strong>of</strong>ficers’ colony is developed for the first<br />
class government <strong>of</strong>ficers. Banani <strong>and</strong> Baridhara are the area for high income <strong>and</strong> aristocrat<br />
people which also have been planned in 1964. DOHS is the newly planned housing for the<br />
retired defense <strong>of</strong>ficers. Mirpur 10 number is the area for middle <strong>and</strong> lower middle income<br />
people has been developed in mid 1960. ‘Geneva Camp’ <strong>and</strong> ‘Tikkapara Bustee’ in<br />
Mohammadpur have been selected as informal housing settlements. ‘Bustee’ is the local<br />
name <strong>of</strong> informal settlements in Bangladesh. Two informal settlements have been selected in<br />
the present study as cases because the type <strong>and</strong> physical characteristics <strong>of</strong> the most informal<br />
settlements are similar. Two types <strong>of</strong> informal settlements can be seen in <strong>Dhaka</strong>. The houses<br />
in one type are made by brick walls. Despite that, most <strong>of</strong> the informal settlements are<br />
constructed by earth materials. The houses in ‘Geneva Camp’ are made by brick walls <strong>and</strong><br />
tin’s ro<strong>of</strong> where as in ‘Tikkapara Bustee’ are made by earth materials.<br />
Selection <strong>of</strong> Informal settlements<br />
Geneva Camp in Mohammadpur<br />
This settlement is situated in the Mohammadpur thana. This thana is a residential area for<br />
middle income people with some minor commercial activities. The Geneva camp has been<br />
developed in the center <strong>of</strong> this thana. Thana, which means police station, is the third level <strong>of</strong><br />
administrative boundary in Bangladesh. This settlement has been selected for the study due to<br />
its old age, location <strong>and</strong> house forms. Most <strong>of</strong> the informal settlements in the <strong>Dhaka</strong> city are<br />
made by earth materials but few <strong>of</strong> them are made by brick wall with tin’s ro<strong>of</strong>. The houses<br />
in ‘Geneva camp’ are made by the brick wall with tin’s ro<strong>of</strong>. This settlement looks like<br />
planned housing area but the provision <strong>of</strong> infrastructure <strong>and</strong> other facilities are not available.<br />
Tikkapara Bustee in Mohammadpur<br />
Tikka Para Bustee has been selected due to its age, location <strong>and</strong> house forms. The physical<br />
characteristics <strong>and</strong> house forms <strong>of</strong> this settlement are similar to most <strong>of</strong> the informal<br />
settlements in <strong>Dhaka</strong> city (author’s previous observation). This settlement is located in the<br />
periphery <strong>of</strong> the city where the houses are made by earth materials. The analysis <strong>of</strong> the<br />
physical densities <strong>and</strong> spatial qualities <strong>of</strong> this settlement will provide idea about most <strong>of</strong> the<br />
informal settlements in <strong>Dhaka</strong> city.<br />
Selection method <strong>of</strong> Formal settlements<br />
Road number 3 at Dhanmondi residential area<br />
Dhanmondi is the first planned residential area <strong>of</strong> <strong>Dhaka</strong> city. This area was developed as a<br />
residential area for high income people in 1954 during Pakistan period. But now it is treated<br />
as an area <strong>of</strong> mix function. A lot <strong>of</strong> high, medium <strong>and</strong> low rise housing settlements have<br />
developed in this area for its mix functionality. Road number 3 is the residential area with<br />
some commercial activities.<br />
Shobhanbagh <strong>of</strong>ficers’ colony<br />
Shobhanbagh <strong>of</strong>ficers’ colony at Shobhanbagh has been developed for the first class<br />
government <strong>of</strong>ficers’ <strong>of</strong> Bangladesh. Most <strong>of</strong> the government housing blocks in <strong>Dhaka</strong> are<br />
like this block where the percentage <strong>of</strong> l<strong>and</strong> coverage by buildings is very low. There are 16<br />
buildings in this block.<br />
6
Banani Model Town residential area<br />
This area was developed in 1964 during Pakistan period for high income people. The density<br />
is low in terms <strong>of</strong> FAR <strong>and</strong> percentage <strong>of</strong> l<strong>and</strong> coverage by buildings. There are 8 buildings<br />
in this block.<br />
Baridhara diplomatic zone<br />
Baridhara is situated in the Gulshan thana. It was planned in 1962 during Pakistan period but<br />
the Bangladesh government has developed this area in 1972 as a residential area. It is the<br />
posh area <strong>of</strong> <strong>Dhaka</strong> city for the rich <strong>and</strong> aristocrat people. The area is considered due to its<br />
low percentage <strong>of</strong> l<strong>and</strong> coverage by buildings <strong>and</strong> low FAR value.<br />
Newly planned Baridhara Defense Officer’s Housing Society (DOHS)<br />
This area has been developed to provide housing to the retired defense <strong>of</strong>ficers. The houses in<br />
this block are very close to one another. Percentage <strong>of</strong> l<strong>and</strong> coverage by buildings <strong>and</strong> FAR<br />
value are very high. This block is comprised <strong>of</strong> 14 buildings.<br />
Mirpur 10 number circle residential area<br />
This are is located in the Mirpur thana. It was planned in the mid <strong>of</strong> 1960s during Pakistan<br />
period for the Muslims who came from India after separation <strong>of</strong> India <strong>and</strong> Pakistan from<br />
British in 1947.This area has been selected due to its low FAR value <strong>and</strong> very high<br />
percentage <strong>of</strong> l<strong>and</strong> coverage by buildings.<br />
1.4.3 Data collection methods<br />
In this study both quantitative <strong>and</strong> qualitative methods have been applied. The quantitative<br />
methods comprise <strong>of</strong> measurements, analysis <strong>of</strong> documents, empirical studies, maps <strong>and</strong><br />
aerial photographs, previous observations as well as discussions. On the other h<strong>and</strong> the<br />
qualitative sources comprise <strong>of</strong> theoretical literatures, analysis <strong>of</strong> documents <strong>and</strong> previous<br />
observation. The data collection methods have been conducted in two phases. First, the<br />
classification <strong>and</strong> identification <strong>of</strong> physical densities in terms <strong>of</strong> FAR <strong>and</strong> percentage <strong>of</strong> l<strong>and</strong><br />
coverage by buildings for both formal <strong>and</strong> informal housing settlements have been carried<br />
out. In this phase measurements <strong>of</strong> whole block area, individual plot area, covered l<strong>and</strong> by<br />
buildings <strong>and</strong> number <strong>of</strong> storeys <strong>of</strong> buildings have been carried out to calculate the physical<br />
densities. The identification, usability <strong>and</strong> classification <strong>of</strong> spaces have also been carried out<br />
in the same phase. After that the observation <strong>and</strong> <strong>of</strong>ficial documents regarding that study<br />
areas are analyzed to explore the background information <strong>and</strong> the spatial qualities <strong>of</strong> the<br />
settlements.<br />
Analysis <strong>of</strong> photographs<br />
After formulating problem <strong>and</strong> fixing the study area, the author appointed his university<br />
classmates <strong>and</strong> friends in Bangladesh to take the photographs <strong>of</strong> the study area about the<br />
formulated problem. The photographers have taken photographs according to the suggestion<br />
<strong>of</strong> the author <strong>of</strong> this study. It was required to take photographs <strong>of</strong> typical, critical, good<br />
qualities <strong>and</strong> difficult situation. The space usability, cross ventilation <strong>and</strong> provision <strong>of</strong><br />
daylight inside the informal housing blocks have been explored from the photographs.<br />
Analysis <strong>of</strong> plans <strong>and</strong> maps<br />
Plans <strong>and</strong> drawings provide information to analyse the physical extension <strong>of</strong> <strong>Dhaka</strong> city as<br />
well as FAR values, setbacks, original layout <strong>of</strong> plots <strong>and</strong> size <strong>of</strong> plots in the study area.<br />
Original <strong>and</strong> existing plans <strong>of</strong> the study areas are gathered from several secondary sources,<br />
for instance previous studies or <strong>of</strong>ficial websites <strong>of</strong> several relevant organizations. Then the<br />
7
existing <strong>and</strong> previous maps are compared to explore the changes <strong>of</strong> FAR values, percentage<br />
<strong>of</strong> l<strong>and</strong> coverage by buildings, setbacks <strong>and</strong> layout <strong>of</strong> plots, <strong>and</strong> space usability.<br />
Analysis <strong>of</strong> Aerial photograph<br />
Aerial photographs are the main source to calculate the block size, l<strong>and</strong> coverage by<br />
buildings, plot sizes, number <strong>of</strong> storeys <strong>of</strong> building, setback <strong>and</strong> open spaces. The aerial<br />
photographs are collected by the ‘Google Earth’. The dimensions are measured by using the<br />
‘ruler’ tools <strong>of</strong> the ‘Google Earth’. The measurement procedures are described as follows:<br />
Measurements<br />
The dimensions <strong>of</strong> plot, l<strong>and</strong> covered by building, total block area, area <strong>of</strong> open space,<br />
setback <strong>and</strong> number <strong>of</strong> storeys are measured to calculate the physical densities. All<br />
dimensions are collected from the aerial photographs which are available in the ‘Google<br />
Earth’. The dimensions are measured by using ‘Google Earth’ tool which is called ‘ruler’.<br />
The measurements <strong>of</strong> physical densities in terms <strong>of</strong> FAR, percentage <strong>of</strong> l<strong>and</strong> coverage by<br />
buildings <strong>and</strong> open space are conducted at block level.<br />
Applied procedure to measure the height <strong>of</strong> building: The building heights are measured to<br />
calculate the number <strong>of</strong> floors. Numbers <strong>of</strong> floors are required to calculate the total floor area<br />
which means the area <strong>of</strong> ground floor including its wall thickness multiplied by its number <strong>of</strong><br />
storeys. The building height is calculated from the shadow <strong>of</strong> building which is available in<br />
the aerial photograph <strong>of</strong> Google earth. The author has also suggested his appointed friends to<br />
visit the selected area to get data about the number <strong>of</strong> floors <strong>of</strong> the buildings. Then collected<br />
<strong>and</strong> measured data has compared each other to reduce error. According to the Bangladesh<br />
National Building Code (BNBC, 1993), the height <strong>of</strong> each floor should be minimum 3<br />
meters.<br />
Figure 1.3 shows procedure to measure the height <strong>of</strong> buildings. In this figure the shadow<br />
length is 15 meters which has been calculated from the aerial picture provided by the ‘Google<br />
Earth’. So it can be assumed that the building is 5 storeys because the height <strong>of</strong> each building<br />
is approximately 3 meters.<br />
Figure 1.3: The diagrammatic presentation <strong>of</strong> the height calculation (Google<br />
Earth, 2007 <strong>and</strong> adapted for this current study)<br />
8
Applied Procedure to calculate l<strong>and</strong> coverage: In this study L<strong>and</strong> coverage means the<br />
percentage <strong>of</strong> l<strong>and</strong> covered by buildings available in the selected block <strong>and</strong> total l<strong>and</strong> covered<br />
by block. The total l<strong>and</strong> covered by the block is calculated with the half <strong>of</strong> its surrounding<br />
road width. Figure 1.4 is showing the procedure <strong>of</strong> l<strong>and</strong> coverage calculation.<br />
Figure 1.4: Procedure <strong>of</strong> l<strong>and</strong> coverage calculation<br />
In the figure 1.4<br />
BW = Block width with half <strong>of</strong> the surrounding road width, BL = Block length with half <strong>of</strong><br />
the surrounding road width <strong>and</strong> Block area (BA) = BL x BW.<br />
If the total built up area inside the block = A1 (Addition <strong>of</strong> the ground floor area <strong>of</strong> all<br />
buildings inside the block), the percentage <strong>of</strong> l<strong>and</strong> coverage by built up area= (A1/BA) x 100<br />
Applied Procedure to calculate floor area ratio (FAR): The FAR indicates the ratio <strong>of</strong> built<br />
area <strong>and</strong> total l<strong>and</strong> covered by the block. The area <strong>of</strong> total l<strong>and</strong> coverage by the block<br />
Figure 1.5: Calculation <strong>of</strong> the floor area occupied by individual building<br />
9
indicates the area <strong>of</strong> block including half <strong>of</strong> its surrounding road width. The built area means<br />
the total floor area <strong>of</strong> all buildings which is based on the actual floor area including wall<br />
thickness <strong>of</strong> each structure, <strong>and</strong> multiplied by the number <strong>of</strong> floors. Figure 1.5 is showing the<br />
calculation <strong>of</strong> the total floor area <strong>of</strong> a building. The total floor area inside the block will be<br />
the addition <strong>of</strong> the total floor area <strong>of</strong> all buildings inside the block.<br />
In the figure 1.5<br />
Floor Area, A = L X W unit square<br />
So, Total Floor Area occupied by this building, A1 = A X 5 unit square (Since the building is<br />
5 storeys)<br />
If the total floor area <strong>of</strong> all buildings inside the block = A2 (Addition <strong>of</strong> the total floor area <strong>of</strong><br />
all buildings inside the block) then Floor Area Ratio (FAR) = A2/BA<br />
Analysis <strong>of</strong> <strong>of</strong>ficial documents<br />
Previous study reports or evaluation <strong>of</strong> the same study area, administrative documents, news<br />
paper clipping, other articles appearing in the mass media have been collected from the<br />
internet or other secondary sources. The change <strong>of</strong> spatial patterns <strong>and</strong> growth due to develop<br />
informal settlements have been analysed from the <strong>of</strong>ficial documents.<br />
1.4.4 Summary <strong>of</strong> the study issues <strong>and</strong> used methods<br />
The present study has followed several methods to analyze <strong>and</strong> investigate different relevant<br />
issues <strong>of</strong> the study. Figure 1.6 shows the used methods for gathering idea about the several<br />
aspects <strong>of</strong> study.<br />
Aspects<br />
<strong>Sprawl</strong><br />
theory<br />
Concept<br />
<strong>of</strong> block<br />
types<br />
Back<br />
ground <strong>of</strong><br />
<strong>Dhaka</strong><br />
Methods<br />
Theory<br />
analysis<br />
Y Y<br />
Empirical<br />
studies<br />
Y Y Y<br />
Analysis <strong>of</strong><br />
aerial<br />
photographs<br />
Y Y Y<br />
Analysis <strong>of</strong><br />
photographs<br />
Y Y Y<br />
Own<br />
observations<br />
Y Y<br />
Analysis <strong>of</strong><br />
plans <strong>and</strong><br />
maps<br />
Y<br />
Analysis <strong>of</strong><br />
<strong>of</strong>ficial<br />
documents<br />
Y<br />
Figure 1.6: Summary <strong>of</strong> study aspects <strong>and</strong> methods<br />
Here Y means that method <strong>and</strong> corresponding aspect have been used in this study.<br />
10<br />
<strong>Density</strong><br />
<strong>of</strong> the blocks <strong>of</strong><br />
<strong>Dhaka</strong><br />
Spatial qualities<br />
<strong>of</strong> the blocks <strong>of</strong><br />
<strong>Dhaka</strong>
CHAPTER 2<br />
THEORY OF THE CONCEPTUAL FRAMEWORK<br />
The purpose <strong>of</strong> this chapter is to present the theoretical <strong>and</strong> conceptual frame work that is<br />
considered <strong>and</strong> reflected upon, <strong>and</strong> which will guide this study. The focus is on the concepts<br />
that centre on analysis <strong>of</strong> physical densities <strong>and</strong> spatial qualities <strong>of</strong> housing blocks, urban<br />
sprawl, <strong>and</strong> informal settlements. The concepts employed are discussed in relation with the<br />
theories. It is necessary to identify relevant variables that can be used in the analysis <strong>of</strong><br />
physical densities <strong>and</strong> spatial qualities <strong>of</strong> housing blocks, since the objectives <strong>of</strong> the study is<br />
to analyze physical densities <strong>and</strong> spatial qualities <strong>of</strong> urban housing block.<br />
2.1 <strong>Urban</strong> <strong>Sprawl</strong><br />
<strong>Urban</strong> sprawl is one <strong>of</strong> the contemporary issues <strong>of</strong> today’s world. It is very difficult to find a<br />
common definition to urban sprawl. But the most common phenomenon <strong>of</strong> urban sprawl is<br />
expansion <strong>of</strong> urban area without efficient use <strong>of</strong> l<strong>and</strong>. According to Vestbro<br />
“<strong>Urban</strong> sprawl may be defined as the phenomenon when urban areas exp<strong>and</strong><br />
without procedures for efficient l<strong>and</strong> use. It is typically expressed in allocating<br />
ample space to roads <strong>and</strong> parking areas, to buffer zones <strong>and</strong> impediments<br />
(leftover spaces) between built-up areas, <strong>and</strong> in residential developments with low<br />
densities. Such planning procedures lead to encroachment <strong>of</strong> valuable<br />
agricultural l<strong>and</strong>, to long travel distances between residences <strong>and</strong> work places, to<br />
high infrastructural costs because <strong>of</strong> long lines <strong>of</strong> roads, pipes, drainage ditches<br />
etc per house, <strong>and</strong> to a lack <strong>of</strong> urban qualities. Combined with the construction <strong>of</strong><br />
external shopping malls urban sprawl also leads to the deterioration <strong>of</strong> local<br />
services <strong>and</strong> to segregation between those who have cars <strong>and</strong> those who don’t”<br />
(Vestbro, 2004).<br />
In the city with sprawl, the residential area is developed with low physical densities. As a<br />
result there is an encroachment <strong>of</strong> development to the valuable agricultural l<strong>and</strong> or other open<br />
spaces. The area <strong>of</strong> the city increases horizontally for that encroachment. The cost <strong>of</strong><br />
infrastructures <strong>and</strong> traveling increase due to the development <strong>of</strong> long lines <strong>of</strong> roads, pipes,<br />
drainage etc, <strong>and</strong> so, there is a close relationship between low density residential<br />
development <strong>and</strong> urban sprawl. This present study will try to explore that relationship by<br />
analyzing the housing densities <strong>of</strong> <strong>Dhaka</strong>.<br />
According to Galster, et. el. (2001) “sprawl can be observed in different circumstances <strong>and</strong><br />
conditions; it is possible that there can be different types <strong>of</strong> sprawl, which consist <strong>of</strong><br />
combinations <strong>of</strong> different variables”. They propose different dimensions <strong>of</strong> l<strong>and</strong> use <strong>and</strong><br />
when those low values are found in an area, then it signifies urban sprawl environments.<br />
<strong>Density</strong> is one <strong>of</strong> the vital dimensions among them. In spite <strong>of</strong> the mixed l<strong>and</strong> use<br />
characteristics with medium or high physical density in terms <strong>of</strong> FAR <strong>and</strong> percentage <strong>of</strong> l<strong>and</strong><br />
coverage, the problems regarding to sprawl can be seen in a lot <strong>of</strong> cities all over the world<br />
due to the development <strong>of</strong> low dense informal housing blocks in the centre or periphery <strong>of</strong> the<br />
city. The physical density has been calculated from the FAR <strong>and</strong> percentage <strong>of</strong> l<strong>and</strong> covered<br />
by buildings in the specific block which has been described in detail in the previous chapter.<br />
Downs (1999) notes several causes <strong>of</strong> urban sprawl. Unlimited outward extensions <strong>of</strong><br />
development as well as low-density residential <strong>and</strong> commercial settlements are the prime<br />
causes among them. This writer also notes some effects <strong>of</strong> sprawl which comprise <strong>of</strong> air<br />
11
pollution, extensive use <strong>of</strong> energy for movement <strong>and</strong> inability to provide adequate<br />
infrastructure to the citizens.<br />
The definition <strong>of</strong> urban sprawl, its causes <strong>and</strong> effects in relation to the density issues <strong>of</strong> urban<br />
area are analyzed for different formal <strong>and</strong> informal housing blocks <strong>of</strong> the case city. However,<br />
the informal housing blocks <strong>and</strong> its physical density are analyzed in detail. In this study the<br />
negative <strong>and</strong> positive impacts <strong>of</strong> physical density on urban sprawl are being explored.<br />
2.2 <strong>Physical</strong> density<br />
<strong>Density</strong> can be defined from two perspectives, namely population density <strong>and</strong> physical<br />
density. Considering the need to address the problems associated with urban sprawl, it is<br />
important to analyze the physical density. Regarding the efficiency <strong>of</strong> l<strong>and</strong> uses, the cost<br />
effectiveness <strong>of</strong> infrastructure has a direct relationship to the intensity <strong>of</strong> physical density <strong>and</strong><br />
thus to urban sprawl. According to Acioly <strong>and</strong> Davidson, “the size <strong>of</strong> plot, the amount <strong>of</strong> plot<br />
which can be built up (plot coverage) <strong>and</strong> the height <strong>of</strong> the building (floor space index or<br />
Floor Area Ratio) give the dimensions <strong>of</strong> the most visible aspect <strong>of</strong> density: the amount <strong>of</strong><br />
space which is built”. (Acioly <strong>and</strong> Davidson,1996:7).<br />
There are some advantages <strong>and</strong> disadvantages <strong>of</strong> high <strong>and</strong> low density. Acioly <strong>and</strong> Davidson<br />
Figure 2.1: Advantages <strong>and</strong> disadvantages <strong>of</strong> high versus low density, Issues that are<br />
relevant to this study are enclosed in the circle. Source: Acioly <strong>and</strong> Davidson, 1996:7.<br />
again note the advantages <strong>and</strong> disadvantages <strong>of</strong> high <strong>and</strong> low density (Acioly <strong>and</strong> Davidson,<br />
1996:6) as seen below. They argue that high density assures the maximization <strong>of</strong> public<br />
investments including infrastructure, services <strong>and</strong> transportation, <strong>and</strong> allows efficient<br />
utilization <strong>of</strong> l<strong>and</strong>. They also argue that high density settlement schemes can overload<br />
infrastructure <strong>and</strong> services <strong>and</strong> put extra pressure on l<strong>and</strong> <strong>and</strong> residential spaces, producing<br />
12
crowded <strong>and</strong> unsuitable environments for human development. On the other h<strong>and</strong>, low<br />
densities may increase per capita cost <strong>of</strong> l<strong>and</strong>; infrastructure <strong>and</strong> services, affecting the<br />
sustainability <strong>of</strong> human settlements, <strong>and</strong> producing urban environment that constrain social<br />
interactions. Those advantages <strong>and</strong> disadvantages are summarized in figure 2.1.<br />
The formal <strong>and</strong> informal settlements in <strong>Dhaka</strong>, where densities are very high with narrow<br />
roads <strong>and</strong> no or little open space <strong>and</strong> in most cases no areas for common amenities, it is<br />
required that developments which contribute to efficient l<strong>and</strong> use <strong>and</strong> efficient infrastructure<br />
provision should be adopted. The present study focuses on the two advantages <strong>of</strong> high density<br />
which are enclosed in the circle (Figure 2.1) that are assumed to be the biggest problem in the<br />
housing block, especially in the housing block <strong>of</strong> informal settlements.<br />
The advantages <strong>and</strong> problems related to the high <strong>and</strong> low density have been considered to<br />
explore the advantages <strong>and</strong> problems <strong>of</strong> existing FAR <strong>and</strong> percentage <strong>of</strong> l<strong>and</strong> coverage as<br />
well as to determine the functionality <strong>of</strong> space in spite <strong>of</strong> the high density inside the block.<br />
Acioly <strong>and</strong> Davidson (1996) point out that there are many factors those influence density,<br />
some <strong>of</strong> them which can be dealt with directly, some indirectly <strong>and</strong> others over which there is<br />
very little possible action. Figure 2.2 summarizes some <strong>of</strong> the most important factors which<br />
influence the density.<br />
Figure 2.2: Influences on density. Box: focus in this study. Source: Acioly<br />
<strong>and</strong> Davidson, 1996:7<br />
There are a lot <strong>of</strong> factors which influence density but the present study will focus on the three<br />
issues in the rectangles in Fig. 2.2. In this study the following questions are being explored:<br />
what are the prevailing densities for block in formal <strong>and</strong> informal settlements? Which<br />
physical densities in formal <strong>and</strong> informal settlements could be considered dense for optimal<br />
utilisation <strong>of</strong> l<strong>and</strong> <strong>and</strong> infrastructure? How do high densities affect spatial qualities such as<br />
cross ventilation <strong>and</strong> provision <strong>of</strong> sunlight in side the houses?<br />
13
2.2.1 Measurement <strong>of</strong> physical densities<br />
According to Rådberg the parameters that can be used to measure urban density are<br />
residential density, building height <strong>and</strong> percentage <strong>of</strong> built up area (Rådberg, 1996:390).The<br />
percentage <strong>of</strong> built up area means the percentage <strong>of</strong> l<strong>and</strong> coverage by buildings. The<br />
residential density which means FAR <strong>and</strong> the percentage <strong>of</strong> l<strong>and</strong> coverage by building are<br />
considered in this study to measure the physical densities.<br />
FAR is the ratio between total floor area by number <strong>of</strong> floors <strong>and</strong> the l<strong>and</strong> area. The total<br />
floor area means the area <strong>of</strong> total floors <strong>of</strong> all the buildings available in the block. The l<strong>and</strong><br />
area includes the total l<strong>and</strong> area covered by block including half <strong>of</strong> its surrounding roads<br />
width <strong>and</strong> communal open space. The inclusion <strong>of</strong> half the street <strong>and</strong> communal spaces at<br />
block level is important since those factors contribute to urban sprawl.<br />
FAR =<br />
Total floor area (area <strong>of</strong> all floors <strong>of</strong> all buildings)<br />
Total l<strong>and</strong> area occupied by block<br />
Percentage <strong>of</strong> l<strong>and</strong> coverage is the percentage <strong>of</strong> total l<strong>and</strong> covered by buildings inside the<br />
block <strong>and</strong> the total l<strong>and</strong> area <strong>of</strong> block with the half <strong>of</strong> its surrounding roads.<br />
Percentage <strong>of</strong> l<strong>and</strong> coverage =<br />
Total l<strong>and</strong> covered by buildings inside the block<br />
Total l<strong>and</strong> area occupied by block<br />
Figure 2.3 is showing the concept <strong>of</strong> a floor area ratio <strong>and</strong> percentage <strong>of</strong> l<strong>and</strong> coverage for an<br />
Figure: 2.3: Conceptual model <strong>of</strong> FAR values <strong>and</strong> percentage <strong>of</strong> l<strong>and</strong> coverage. Source:<br />
Gren, 2006:18.<br />
individual building. The present study deals with the FAR <strong>and</strong> percentage <strong>of</strong> l<strong>and</strong> coverage <strong>of</strong><br />
urban housing blocks. The total floor area <strong>of</strong> the block would be calculated by adding the<br />
floor area <strong>of</strong> individual building. Figure 2.3 shows the number <strong>of</strong> floors <strong>and</strong> respective FAR<br />
value. The first three values can be considered as a realistic value <strong>of</strong> FAR. The last three are<br />
14
unrealistic because tall buildings need to be placed at longer distance which means the<br />
percentage <strong>of</strong> l<strong>and</strong> coverage should be less.<br />
Rådberg has analysed the density in urban blocks in Sweden; four out <strong>of</strong> 25 has been<br />
illustrated in figure 2.4. The values presented in the figure 2.4 are estimated ranges, which<br />
aim to visualize the way in which different building types occupy l<strong>and</strong> in relation to the FAR<br />
values. He estimated that the FAR value for 1 storey villas range from 0.10 to 0.15 with 5-<br />
10% l<strong>and</strong> coverage whereas 8 storey tower blocks have FAR value <strong>of</strong> 0.95 with 10-15% l<strong>and</strong><br />
coverage. These analyses can be used to analyze the physical densities <strong>of</strong> any urban block.<br />
1 storey villas<br />
FAR = 0.1– 0.15<br />
Coverage 5-10%<br />
3 storey lamella blocks<br />
FAR = 0.55<br />
Coverage 15 – 20%<br />
8 storey tower block<br />
FAR = 0.95<br />
Coverage = 10 -15%<br />
The analysis <strong>of</strong> densities can explore the comparison <strong>of</strong> FAR, space use <strong>and</strong> spatial qualities,<br />
as well as dimensions <strong>of</strong> urban sprawl. Rådberg developed a systematic method to analyze<br />
the densities <strong>of</strong> housing block for Swedish urban block (Figure 2.5). The analyses <strong>of</strong> FAR,<br />
percentage <strong>of</strong> l<strong>and</strong> coverage by building <strong>and</strong> number <strong>of</strong> storeys can be seen in figure 2.5.<br />
Figure 2.5 shows the classification <strong>of</strong> urban blocks in the Swedish context. Rådberg (1996) is<br />
<strong>of</strong> the view that for the classification <strong>of</strong> typologies, a typo-morphological urban analysis (as<br />
opposed to the functional typology) <strong>of</strong> urban types should be made which means buildings<br />
are studied in context, together with the surrounding public <strong>and</strong> private spaces. He argues that<br />
the analysis <strong>of</strong> such object may be a group <strong>of</strong> buildings <strong>and</strong> open spaces which mean urban<br />
block, the building lots or the street pattern.<br />
Rådberg uses the parameters <strong>of</strong> residential density, building height <strong>and</strong> percentage <strong>of</strong> the l<strong>and</strong><br />
covered by buildings. He suggests that the basic methodology for typological classification<br />
should be essentially the same regardless <strong>of</strong> the country (Rådberg, 1996:386).<br />
Figure 2.5 is showing the parameters to classify the urban types. Here the residential density<br />
‘e’, building height or average number <strong>of</strong> storeys is ‘n’ <strong>and</strong> the percentage <strong>of</strong> l<strong>and</strong> covered by<br />
building is ‘v ’. The formula is e = v x n.<br />
Rådberg shows that if the number <strong>of</strong> different urban blocks are registered <strong>and</strong> place each<br />
block as a dot on the graph (according to their urban density <strong>and</strong> number <strong>of</strong> storeys), the<br />
individual observations <strong>of</strong> blocks (dot in the diagram) tend to cluster into a larger bubble<br />
15<br />
19th century inner city<br />
FAR = 1.5 – 2.2<br />
Coverage = 40%<br />
Figure 2.4: <strong>Density</strong> <strong>of</strong> several urban blocks in Sweden. Source: Rådberg, 1988 in<br />
Gren, 2006: 18.
Fig 2.5: <strong>Urban</strong> density, building height <strong>and</strong> percentage <strong>of</strong> built-up area for eight urban<br />
types. 1) High density inner city blocks, 4-6 storeys, 2) Blocks with planted inner<br />
courtyards, 4-6 storeys, 3) High rise developments, point blocks or slab blocks 8-12<br />
storeys 4) 3-4 storeys “walk-ups” (lamellas), 5) Pre industrial low rise traditional blocks,<br />
6) Garden suburbs, mixed developments, 7) Small one-family houses (bungalows) on<br />
small individual plots, 8) Villas on larger plots. Source: Rådberg, 1996: 391.<br />
(Rådberg, 1998). For instance, figure 2.5 shows the villas as type 8 is low dense residential<br />
densities which are less than 0.1. Applying this methodology in the analysis <strong>of</strong> this study may<br />
provide a manner for comparison <strong>of</strong> block types, <strong>and</strong> a manner for measuring urban sprawl.<br />
Further description <strong>of</strong> these analyses is presented in the methods <strong>and</strong> in the findings chapters.<br />
2.3 Plot characteristics <strong>and</strong> configurations<br />
The size <strong>of</strong> the plot <strong>and</strong> the amount <strong>of</strong> plot which can be built up (plot coverage) give the<br />
dimensions <strong>of</strong> the most visible aspect <strong>of</strong> density (Acioly <strong>and</strong> Davidson, 1996: 7).They also<br />
argue that plot size is a culturally bound phenomenon <strong>and</strong> therefore varies from country to<br />
country. Empirical studies show increasing trends <strong>of</strong> plot size from Asian, Latin <strong>and</strong> Southern<br />
American countries with the largest plot sizes recorded in many African countries (Acioly<br />
<strong>and</strong> Davidson, 1996:16). They argue that<br />
“the narrower the plots the more will fit in a particular cluster pattern which<br />
is <strong>of</strong>ten predefined by urban design regulations. Narrow plots impose design<br />
<strong>and</strong> usually imply very narrow houses, narrow rooms with a housing<br />
expansion towards the backyard, especially if minimal set backs to allow<br />
circulation, ventilation, light <strong>and</strong> rainwater catchments are respected” (Acioly<br />
<strong>and</strong> Davidson, 1996:17).<br />
16
Carlos Barquin et. el. (1986) employ the variables <strong>of</strong> plot area, plot ratio <strong>and</strong> plot exposure to<br />
characterise the plot in low income settlements in India where the plot size is 15- 37 square<br />
meters. Plot area (Figure 2.6.1) simply refers to the size <strong>of</strong> the plots <strong>and</strong> enables one to asses<br />
the variations across settlements, while plot ratio (figure 2.6.2) refers to the proportion<br />
between the width <strong>and</strong> depth <strong>of</strong> the plots. Plot exposure (figure 2.6.3) refers to the number <strong>of</strong><br />
sides the plot or building has that are contiguous to public open spaces or streets. They also<br />
argue that when plots are very small (smallness will depend on market dem<strong>and</strong>, user<br />
perceptions <strong>and</strong> living habits), the plot is entirely built up. This phenomenon occurs in many<br />
countries where owner builders inevitably build over space that was intended for patios <strong>and</strong><br />
courtyards. This is certainly the case for low income urban settlements in India. In a house<br />
that entirely covers the plot, the only possibility for door <strong>and</strong> windows will open on those<br />
sides <strong>of</strong> the plot that are adjacent to non built public open space. Hence the importance <strong>of</strong><br />
exposure as measure <strong>of</strong> amenity (Barquin et.el,1986:7). In a country like Bangladesh where<br />
the weather is hot <strong>and</strong> humid <strong>and</strong> l<strong>and</strong> coverage is so high, adequate plot exposure can<br />
facilitate cross ventilation <strong>and</strong> daylight exposure. So the exposure <strong>of</strong> plot is analysed in the<br />
study.<br />
Fig 2.6.1: plot area Fig 2.6.1: Plot Ratio<br />
17<br />
Fig 2.6.1: Plot exposure<br />
Figure 2.6: Plot area, ratio <strong>and</strong> exposure. Source: Carlos Barquin et.el.,1986:2<br />
2.4 Spatial qualities<br />
In a city like <strong>Dhaka</strong> located within hot humid climates, the dwelling environments are<br />
mediated by the way houses have been organised to facilitate maximum cross-ventilation <strong>and</strong><br />
comfortable use <strong>of</strong> spaces. In a different context but similar climate <strong>and</strong> poverty situation<br />
Kyhn notes that<br />
“For people in the tropics, it is normal to eat, work <strong>and</strong> play outdoors <strong>and</strong> to<br />
seek shelter <strong>of</strong> a house only when the need for privacy dem<strong>and</strong>s it, <strong>and</strong> thus<br />
the treatment <strong>of</strong> the adjoining ground should be seen as an extension <strong>of</strong> the<br />
homes. Outdoor life in a warm humid climate is only pleasant if there is a<br />
breeze, shade <strong>and</strong> protection from rain”. (Kyhn, 1984:54 in Lupala, 2002:25).<br />
The availability <strong>of</strong> breeze, shade <strong>and</strong> protection from rain in the hot humid weather are the<br />
part <strong>of</strong> good spatial qualities. Kyhn’s argument shows that in a hot humid weather people<br />
generally want to eat, work <strong>and</strong> play in the outdoors <strong>and</strong> thus the treatment <strong>of</strong> the adjoining<br />
ground should be seen as an extension <strong>of</strong> the homes. The adjoining ground is only pleasant if<br />
there is breeze, shade <strong>and</strong> protection from rain.
Spatial qualities also depend on the house forms <strong>and</strong> space availability inside the block. In<br />
hot humid climate such space can be shaded by the trees to filter the sunlight. Kyhn further<br />
argues that<br />
“ro<strong>of</strong> overhangs, ver<strong>and</strong>as <strong>and</strong> covered passages are welcome but the best is<br />
a shade from a tree. Shade tree filters the sunlight, reduce air temperatures by<br />
evaporation, protect smaller plants <strong>and</strong> on the ground reduce glare from<br />
bright overcast skies” (Kyhn, 1984: 54 in Lupala, 2002:25).<br />
If we consider in-door comfort, Kyhn observes that comfort largely depends on the control <strong>of</strong><br />
air movement <strong>and</strong> radiant heat, the prevention <strong>of</strong> solar radiation from reaching the building’s<br />
occupants directly through doors or windows or indirectly by heating the structures. These<br />
requirements point to the need for light, correct shading <strong>and</strong> design for good breeze<br />
operation.<br />
The efficiency <strong>of</strong> open space inside the block is also a vital factor <strong>of</strong> spatial qualities. Correa<br />
has analysed open spaces inside the block <strong>of</strong> housing settlements from his observations in<br />
India. He notes that there is a hierarchy <strong>of</strong> spaces around dwellings. According to him spaces<br />
which are close to the houses are called private space. Secondly spaces which are closer to<br />
houses where people are staying within the vicinity <strong>and</strong> interact are called semi private space.<br />
The third is communal spaces, for instance places like wells where people from the<br />
neighbourhood meet frequently. Finally, public spaces are places which are not directly in the<br />
control <strong>of</strong> the people in the community, but which are used by them to interact each other<br />
(Correa, 1998:107 in Nnaggenda-Musana, 2004:40).<br />
The main spaces to be considered that are relevant for this research are private, semi private<br />
<strong>and</strong> communal spaces for walking, gathering <strong>and</strong> holding community events where spaces<br />
mean not built upon, planned <strong>and</strong> developed or l<strong>and</strong>scaped, <strong>and</strong> areas that have been left<br />
without any development. The study will also consider open spaces in front <strong>of</strong> building,<br />
courtyard squares, <strong>and</strong> spaces among buildings, side walks <strong>and</strong> streets. The analysis has been<br />
made in this study regarding to how indoor spatial qualities are being affected by the<br />
densification <strong>of</strong> housing settlements. As a result qualities that can be affected by densification<br />
need to be considered in all the ways to get environment where there is absence <strong>of</strong> spatial<br />
qualities in the residential areas.<br />
2.5 Informal Settlements<br />
The phenomenon <strong>of</strong> the informal housing is worldwide. There are a lot <strong>of</strong> debates about the<br />
concept <strong>of</strong> informal settlements. They are defined in a variety <strong>of</strong> ways, but there is a general<br />
agreement on their core characteristics. Such settlements are created through a process <strong>of</strong><br />
unassisted self-help <strong>and</strong> tend to have the following characteristics when they are initially<br />
created: 1) most houses are self built by the families occupying them using initially<br />
temporary building materials, 2) the settlements are illegal in some way (whether that is the<br />
l<strong>and</strong> tenure, the house construction or both), 3) the settlements are un serviced, <strong>and</strong> 4) are<br />
mostly occupied by people living in situations <strong>of</strong> poverty (Gilbert <strong>and</strong> Gugler,1992 in Napier,<br />
2002). In this context the informal settlements in <strong>Dhaka</strong> city are characterised by irregular<br />
housing where the houses are found in several government <strong>and</strong> privately owned l<strong>and</strong>, along<br />
the rail line or beside the canals <strong>and</strong> water body. Figure 2.7 shows one example <strong>of</strong> informal<br />
settlements in <strong>Dhaka</strong>.<br />
18
Fig 2.7: Cluster <strong>of</strong> Informal settlement in <strong>Dhaka</strong> city. Source: Sultana, 2007<br />
Napier also identifies that there are five types <strong>of</strong> informal settlements. They are 1) informal<br />
settlements with traditional tenure (informal housing on customary l<strong>and</strong>), 2) freest<strong>and</strong>ing<br />
informal settlements (informal housing on urban l<strong>and</strong> without legal tenure), 3) backyard<br />
shacks in formal areas (informal housing amongst formal housing), 4) Informal housing on<br />
serviced l<strong>and</strong> (sites <strong>and</strong> services where housing is still inadequate), 5) indoor informal<br />
settlements (illegal occupation <strong>and</strong> buildings). The physical density <strong>and</strong> spatial qualities <strong>of</strong><br />
those informal settlements depend on their type. In formal housing with traditional tenure,<br />
freest<strong>and</strong>ing informal settlements <strong>and</strong> informal housing on serviced l<strong>and</strong> can be seen in<br />
<strong>Dhaka</strong>.<br />
Kellet <strong>and</strong> Napier (1995:22) in their critical examination <strong>of</strong> Vernacular theory <strong>and</strong><br />
spontaneous settlements with reference to South America <strong>and</strong> South Africa argue that<br />
spontaneous or informal settlements have traditionally been defined in negative terms in<br />
relationship to formal parts <strong>of</strong> the city: absence <strong>of</strong> legality, subst<strong>and</strong>ard in terms <strong>of</strong> space <strong>and</strong><br />
infrastructure, absence <strong>of</strong> permanent materials, etc. are not available, in comparison with the<br />
formal settlement. Although Kellet <strong>and</strong> Napier do not refer to the informal settlements in<br />
<strong>Dhaka</strong> city, there is an absence <strong>of</strong> legality, subst<strong>and</strong>ard in terms <strong>of</strong> space <strong>and</strong> infrastructure,<br />
absence <strong>of</strong> permanent materials, etc. in the informal housing settlements in <strong>Dhaka</strong> (Fig: 2.7).<br />
From the definition above it can be said that most <strong>of</strong> the informal settlements are developed<br />
to follow the <strong>of</strong> block type <strong>of</strong> their own. So it is interesting to analyse the FAR, percentage <strong>of</strong><br />
l<strong>and</strong> coverage by block, whether the usability <strong>of</strong> space, availability <strong>of</strong> cross ventilation <strong>and</strong><br />
presence <strong>of</strong> daylight. After analysing the above components, recommendations will be made<br />
to provide housing facility to the informal settlers to combat urban sprawl.<br />
19
CHAPTER 3<br />
THE DEVELOPMENT OF DHAKA<br />
In the preceding chapter, a theoretical frame work for analysing physical densities <strong>and</strong> spatial<br />
qualities <strong>of</strong> urban housing blocks, informal settlements, <strong>and</strong> urban sprawl have been<br />
presented. In this chapter the physical development <strong>of</strong> <strong>Dhaka</strong> city, urbanization in<br />
Bangladesh <strong>and</strong> population growth <strong>of</strong> <strong>Dhaka</strong> city, factors influencing physical densities <strong>of</strong><br />
housing blocks, l<strong>and</strong> use pattern <strong>of</strong> <strong>Dhaka</strong> as well as the location <strong>and</strong> characteristics <strong>of</strong><br />
informal housing settlements will be discussed.<br />
3.1 Introduction <strong>of</strong> the study area<br />
Bangladesh is a developing country with a large population <strong>of</strong> 130 million, making it one <strong>of</strong><br />
the densely populated countries in the world. Bangladesh, being located in a tropical region<br />
has an average temperature <strong>of</strong> 24 °C to 38 °C. Rain with high wind is common <strong>and</strong> also is the<br />
presence <strong>of</strong> high humidity. The country is divided into six divisions <strong>and</strong> each one contains<br />
several districts, <strong>and</strong> at present there are 64 districts <strong>and</strong> 127 municipalities. The capital city<br />
<strong>Dhaka</strong> <strong>and</strong> the port city Chittagong are the major target for rapid urbanization. <strong>Dhaka</strong> being<br />
the capital <strong>and</strong> largest metropolitan city <strong>of</strong> Bangladesh with its employment opportunities <strong>and</strong><br />
other commercial activities has attracted the largest number <strong>of</strong> migrants from all parts <strong>of</strong> the<br />
country.<br />
Bangladesh had been ruled by Mughal, British <strong>and</strong> Pakistani rulers before independence.<br />
<strong>Urban</strong>ization in its proper sense started in Bengal with establishment <strong>of</strong> British administrative<br />
centers (particularly, the district headquarters) <strong>and</strong> development <strong>of</strong> business centers on the<br />
banks <strong>of</strong> large rivers. The process, however, did not bring much change <strong>of</strong> previous house<br />
structures <strong>and</strong> their styles. Houses in the newly developed townships used almost the same<br />
materials as in the surrounding rural areas <strong>and</strong> yet, changes started showing soon. These<br />
houses were constructed usually in rows <strong>and</strong> blocks <strong>and</strong> many <strong>of</strong> them were built by<br />
following European architectural design such as one storey bungalow. The new phenomenon<br />
<strong>of</strong> the city was the growth <strong>of</strong> informal settlements, especially around industry centers <strong>and</strong> for<br />
the people migrating from rural areas in search <strong>of</strong> jobs <strong>and</strong> earning opportunities. Buildings<br />
in some areas adopted the designs <strong>of</strong> Muslim architecture <strong>and</strong> in many places the influence <strong>of</strong><br />
typical Indian structures <strong>of</strong> the Mughal period could be seen in abundance (World<br />
environment day, 2005).<br />
3.2 <strong>Physical</strong> development <strong>of</strong> <strong>Dhaka</strong> city from 1700 till 1995<br />
<strong>Dhaka</strong> has grown from a small settlement within the confines <strong>of</strong> the river Buriganga <strong>and</strong><br />
Dholai Khal to today’s mega city. The physical features, topography <strong>and</strong> demographic<br />
features <strong>of</strong> <strong>Dhaka</strong> <strong>City</strong> have always influenced its physical expansion. During the Mughal<br />
<strong>and</strong> British regime, political importance <strong>and</strong> trade played significant roles in the city’s growth<br />
<strong>and</strong> expansion. The block types have grown up according to the functionality <strong>of</strong> the houses<br />
inside the block.<br />
Before Mughal period (before 1604) <strong>Dhaka</strong> was a small Hindu trading center. The spatial<br />
data <strong>of</strong> <strong>Dhaka</strong> city before Mughal period is lacking. But it is evident from different<br />
documents that the areas to the east, northeast <strong>and</strong> southeast <strong>of</strong> Babur Bazar up to the Dholai<br />
Khal on the left bank (northern bank) <strong>of</strong> the Buriganga formed the old town.<br />
In the Mughal period (1604-1764) the expansion to the west <strong>and</strong> the north was significant;<br />
with the fort in the centre the expansion to the west followed the riverbank <strong>and</strong> the city spread<br />
20
Figure 3.1: <strong>Physical</strong> growth <strong>of</strong> <strong>Dhaka</strong> city from 1700 till 1995.Source: Tawhid, 2004.<br />
21
<strong>of</strong> the fort up to the riverbank grew mainly as commercial areas while to the north <strong>and</strong><br />
northeast residential areas sprouted. The physical size <strong>of</strong> <strong>Dhaka</strong> was about 5000 hectares with<br />
population <strong>of</strong> 0.9 million (Tawhid, 2004).<br />
After the East India Company, the British period (1764-1947) started <strong>and</strong> the Bengal Capital<br />
changed from Dacca (former name <strong>of</strong> <strong>Dhaka</strong>) to Calcutta. In 1905, <strong>Dhaka</strong> was made the<br />
capital <strong>of</strong> the new province <strong>of</strong> East Bengal <strong>and</strong> Assam, allowing further development <strong>of</strong> roads<br />
<strong>and</strong> proper drains, as well as fully planned residential areas like “Wari”, an upper-middle<br />
class area considered “the sanatorium <strong>of</strong> Dacca.” The area <strong>of</strong> the city was decreased from<br />
5000 hectares to 800 hectares with the population <strong>of</strong> 0.2 million (Tawhid, 2004).<br />
The major physical expansion <strong>of</strong> <strong>Dhaka</strong> city has started from the Pakistan period (1947-1971)<br />
because Bangladesh was one <strong>of</strong> the states <strong>of</strong> Pakistan <strong>and</strong> the capital <strong>of</strong> Bengal was <strong>Dhaka</strong>.<br />
The Pakistani government started development plan to utilize open spaces for recreation,<br />
residences, <strong>and</strong> commerce. Tawhid has noted some spatial developments <strong>of</strong> <strong>Dhaka</strong> city<br />
during Pakistan period. In a paraphrased statement <strong>of</strong> Tawhid (2004)<br />
As a part <strong>of</strong> the plan Motijheel was developed as a commercial area in 1954;<br />
Dhanmondi as a residential area after 1955; Mirpur <strong>and</strong> Mohammadpur were<br />
developed to accommodate the migrant Muslims from Bihar, India in mid<br />
1960s; Tejgaon as a industrial area in 1950s (Tawhid, 2004).<br />
He also notes that, as a part <strong>of</strong> the plan, Gulshan Model Town in 1961, Banani in 1964,<br />
Uttara in 1965 <strong>and</strong> Baridhara in 1962 were developed as pure residential areas (Tawhid,<br />
2004).The physical densities <strong>and</strong> spatial qualities <strong>of</strong> such areas have grown depending on the<br />
income level <strong>of</strong> residents.<br />
<strong>Dhaka</strong> started as a capital <strong>of</strong> newly independent Bangladesh from 1971. The highl<strong>and</strong>s <strong>of</strong> the<br />
northward direction have been changing as a built up area. The intervening ditches, swamps<br />
<strong>and</strong> marshes were filled in, not following any plan. In selecting the sites for the Model Towns<br />
<strong>of</strong> Gulshan, Banani, Baridhara <strong>and</strong> Uttara, the method <strong>of</strong> selecting the highl<strong>and</strong>s on the main<br />
<strong>Dhaka</strong>-Tongi axis road is clearly discernible. No serious effort at reclaiming l<strong>and</strong> under a<br />
well-planned scheme to give the city a homogenous <strong>and</strong> cohesive growth is visible. <strong>Dhaka</strong> is<br />
exp<strong>and</strong>ing according to its own way <strong>and</strong> the availability <strong>of</strong> infrastructure facilities <strong>of</strong> the area<br />
dictate the terms <strong>and</strong> direction <strong>of</strong> the expansion. The permanent residents <strong>of</strong> <strong>Dhaka</strong> city are<br />
growing gradually but the problem is lower income people. A lot <strong>of</strong> informal settlements are<br />
developing on the available vacant l<strong>and</strong> to meet the dem<strong>and</strong> <strong>of</strong> low income housing.<br />
3.3 <strong>Urban</strong>ization in Bangladesh <strong>and</strong> population growth <strong>of</strong> <strong>Dhaka</strong> city<br />
<strong>Urban</strong>ization in its proper sense started in Bengal with establishment <strong>of</strong> British administrative<br />
centers (particularly, the district headquarters) <strong>and</strong> development <strong>of</strong> business centers on the<br />
banks <strong>of</strong> large rivers. <strong>Urban</strong> population growth rates in Bangladesh are the highest among the<br />
South <strong>and</strong> South-East Asian countries. For example, average annual urban population growth<br />
rates in India <strong>and</strong> Thail<strong>and</strong> in the late 1960s were 4.0% <strong>and</strong> 4.8% respectively against 6% in<br />
Bangladesh at the same period. <strong>Urban</strong> areas started to grow steadily particularly in the post<br />
British period when the British left the Indian sub-continent. However the rate became more<br />
significant after the country achieved independence in 1971.<br />
22
Until 1951, Bangladesh was almost completely a rural-agrarian country with 95.67 percent <strong>of</strong><br />
the population living in rural areas <strong>and</strong> only 4.33 percent in urban areas. Table 3.1 shows the<br />
urbanization pattern in Bangladesh as well as the urban population growth <strong>of</strong> <strong>Dhaka</strong> <strong>City</strong>.<br />
Table 3.1: <strong>Urban</strong>ization in Bangladesh <strong>and</strong> urban Population growth <strong>of</strong> <strong>Dhaka</strong> city<br />
Year Total <strong>Urban</strong> Total Population Percentage <strong>of</strong> Average Annual Growth Rate (%)<br />
Population <strong>of</strong> <strong>Dhaka</strong> city <strong>Urban</strong> Population All urban area <strong>Dhaka</strong> city<br />
1951 1819773 411279 4.33 1.69 1.28<br />
1961 2640726 718766 5.19 3.75 5.74<br />
1974 6273602 2068353 8.78 6.62 8.47<br />
1981 13535963 3440147 15.54 10.63 7.53<br />
1991 20872204 6487459 20.15 5.43 6.55<br />
2001 28808477 9912908 23.39 3.27 4.33<br />
(Source: BBS, 1997 <strong>and</strong> BBS, 2001)<br />
The level <strong>of</strong> urbanization in the whole Bangladesh was extremely low in 1951 with only<br />
approximately 4% <strong>of</strong> the total population living in urban areas. It has increased gradually to<br />
approximately 5% in 1961 <strong>and</strong> then increased very rapidly from approximately 9% in 1974 to<br />
approximately 23% in 2001 (BBS, 1991 <strong>and</strong> BBS, 2001).The population growth rate <strong>of</strong><br />
<strong>Dhaka</strong> city has increased gradually from 1951 to 1974, but in 1981 it was tremendous like<br />
approximately 11% per annum <strong>and</strong> decreased thereafter.<br />
Table 3.1 also shows that population growth rate <strong>of</strong> <strong>Dhaka</strong> city was approximately 1% in<br />
1951 but in 2001 it is approximately 4% per annum. The rate has increased gradually. It was<br />
approximately 8% in 1974 due to inter migration <strong>of</strong> people to get better opportunities in<br />
capital city <strong>of</strong> newly independent Bangladesh. After that the rate decreased slowly but the<br />
average growth rate is very high as a city <strong>of</strong> low income country.<br />
3.4 <strong>Urban</strong>ization <strong>and</strong> housing situation in <strong>Dhaka</strong> city<br />
Housing in <strong>Dhaka</strong> faces the formidable problem <strong>of</strong> providing minimum shelter <strong>of</strong> acceptable<br />
st<strong>and</strong>ard to the dwellers. The scene is depicted by the volume <strong>of</strong> informal settlements,<br />
number <strong>of</strong> families per household, trend in household formation, etc. Table 3.2 shows the<br />
population growth <strong>of</strong> <strong>Dhaka</strong> city <strong>and</strong> the requirements <strong>of</strong> new shelter.<br />
Table 3.2: Population growth <strong>of</strong> <strong>Dhaka</strong> city <strong>and</strong> the requirement <strong>of</strong> new shelters.<br />
1980<br />
Population<br />
(Millions)<br />
1980<br />
Households<br />
(000’s)<br />
2000<br />
Population<br />
(Millions)<br />
23<br />
2000<br />
Households<br />
(000’s)<br />
1980-2000<br />
New housing units<br />
req. (000)<br />
3.5 515 9.3 1691 1176<br />
Source: Rashid, 2002<br />
The number <strong>of</strong> population is increasing rapidly in <strong>Dhaka</strong> city. In 1980 it was about 3.5<br />
millions but in 2000 it is 9.3 millions. As a result the requirements <strong>of</strong> housing units are also<br />
increasing. But the availability <strong>of</strong> l<strong>and</strong> inside the city is not sufficient to meet the dem<strong>and</strong> <strong>of</strong><br />
such amount <strong>of</strong> housing units. So the housing blocks are developing inside the city with high<br />
physical density. Figure 3.2 is showing the dense formal settlements in <strong>Dhaka</strong> city. The<br />
buildings are very close to one another. The space among the houses is very small. The high,<br />
medium <strong>and</strong> low height buildings are developing in any part <strong>of</strong> <strong>Dhaka</strong>.
Figure 3.2: View showing the dense settlements <strong>of</strong> <strong>Dhaka</strong>. Source: Rashid, 2002<br />
The price <strong>of</strong> l<strong>and</strong> <strong>and</strong> apartment is very high <strong>and</strong> as a result poor people do not have access to<br />
the formal housing settlements. They build their own houses on the vacant l<strong>and</strong> where the<br />
l<strong>and</strong> is owned by government or private sector. Figure 3.3 shows the informal settlements just<br />
beside the formal settlements <strong>of</strong> <strong>Dhaka</strong> city.<br />
Fig 3.3: Low height informal settlements just beside the formal settlements. Source: Sky<br />
Scraper <strong>City</strong>, 2004.<br />
24
3.5 L<strong>and</strong> use pattern <strong>of</strong> <strong>Dhaka</strong> city<br />
<strong>Dhaka</strong> city started to develop after 1947 mainly from the Pakistan period. The residential <strong>and</strong><br />
commercial areas were developed side by side on mainly along the narrow roads so as to get<br />
infrastructure facilities because most <strong>of</strong> the infrastructure facilities are available along the<br />
road side. Figure 3.4 is showing the l<strong>and</strong> use pattern <strong>of</strong> <strong>Dhaka</strong> city in 1995. A mixture <strong>of</strong><br />
residential, commercial <strong>and</strong> small industries can be seen in old <strong>Dhaka</strong>. Motijheel area is<br />
considered as a commercial area. Dhanmondi was developed as a pure residential area after<br />
making first master plan <strong>of</strong> <strong>Dhaka</strong> city in 1958 but now this area is<br />
Figure 3.4: L<strong>and</strong> use pattern <strong>of</strong> <strong>Dhaka</strong> city. Source: DMDP, 1995.<br />
treated as a mix l<strong>and</strong> use area because there are a lot <strong>of</strong> educational institute, hospital, <strong>and</strong><br />
commercial centre has been developed in this area. Tejgaon area is used as an industrial area<br />
but there are some residential <strong>and</strong> commercial areas also available. Although the West<br />
Tejgaon Farm has been developed to meet the residential dem<strong>and</strong>, mix use l<strong>and</strong> pattern can<br />
also be observed there. <strong>Dhaka</strong> Improvement Trust (DIT) developed Gulshan Model Town,<br />
25
Banani, <strong>and</strong> Baridhara as residential areas for the high income people <strong>and</strong> Uttara for middle<br />
income people. Those areas are being used as residential areas with minor commercial<br />
activities. Few development projects have being under consideration for the housing <strong>of</strong> low<br />
income people. After forming Bangladesh, only one project came under consideration for<br />
residents <strong>of</strong> low income people. Mirpur area has been developed as a part <strong>of</strong> that project. It<br />
can be considered as a pure residential area with some garments factories.<br />
Table 3.3 is showing the l<strong>and</strong> use pattern <strong>of</strong> mega city <strong>Dhaka</strong> where agricultural l<strong>and</strong> is about<br />
47%, residential l<strong>and</strong> is approximately 25%, very little amount like about 3% <strong>of</strong> vacant l<strong>and</strong><br />
<strong>and</strong> water bodies about 10%. Most <strong>of</strong> the water bodies <strong>and</strong> open spaces are being filled up to<br />
build formal <strong>and</strong> informal housing settlements.<br />
Table 3.3: Amount <strong>of</strong> l<strong>and</strong> use for different purposes in the mega city (percentage).<br />
Residen Commer Indus Institu Agricul Recrea Vacant Water Others<br />
tial<br />
cial trial tional tural tional l<strong>and</strong> bodies<br />
25.32 3.96 2.49 1.63 46.8 0.84 3.09 9.94 0.06<br />
Source: World Bank, 2006<br />
Table 3.4 illustrates the overall situation <strong>of</strong> open space in <strong>Dhaka</strong> city Corporation (DCC)<br />
where about 22% <strong>of</strong> total l<strong>and</strong> is open space. The area <strong>of</strong> mega city is bigger than DCC. Here<br />
open space means l<strong>and</strong> for agricultural, gardening, graveyard, lake, vacant space, park, play<br />
ground, pond <strong>and</strong> swamp. Among them agricultural l<strong>and</strong> has taken major part (about 12%)<br />
then vacant l<strong>and</strong> (about 5%). Here agriculture means the rural agriculture in the fringe area <strong>of</strong><br />
the DCC. The percentage <strong>of</strong> Recreational place <strong>and</strong> water bodies is very low which is<br />
negligible for any mega city like <strong>Dhaka</strong>.<br />
Table 3.4: Distribution <strong>of</strong> Open Spaces in DCC.<br />
Type <strong>of</strong> Open Space Area (hectare) Percentage <strong>of</strong> Total Area<br />
Agricultural 1971.22 12.12<br />
Garden 146.49 0.901<br />
Graveyard 5.87 0.036<br />
Lake 24.57 0.151<br />
Vacant Space 811.24 4.991<br />
Park 145.1 0.892<br />
Playground 63.32 0.390<br />
Pond 40.92 0.252<br />
Swamp 295.83 1.82<br />
<strong>Urban</strong> Forest 3.24 0.02<br />
Total 3507.8 21.573<br />
Source: Bhadra <strong>and</strong> Shammin, 2001<br />
3.6 <strong>Density</strong> <strong>and</strong> Housing supply system<br />
There are varieties <strong>of</strong> housing delivery system in <strong>Dhaka</strong> city. Figure 3.5 shows the housing<br />
supply system <strong>of</strong> <strong>Dhaka</strong> city. 93% <strong>of</strong> total housing is being provided by the private sector<br />
(BBS, 2001). Private sector supplies both formal <strong>and</strong> informal housing settlements. The<br />
informal sector includes the provisions <strong>of</strong> both sub-illegally <strong>and</strong> illegally constructed<br />
housing. Sub-illegal housing supply includes the housing constructed on legally occupied<br />
l<strong>and</strong> but violating building codes. The slums are also developed in the same way. The<br />
individuals develop very low quality slums on their own l<strong>and</strong> with legal title but the<br />
26
construction is illegal while squatting is a housing supply system where the l<strong>and</strong> is illegally<br />
occupied (Nahiduzzaman, 2004).<br />
At present there are 200 real estate companies available. Among them 93 are members <strong>of</strong><br />
Real Estate <strong>and</strong> Housing Association <strong>of</strong> Bangladesh (REHAB), an umbrella organization for<br />
developers who are providing 2000 housing units per year (Nahiduzzaman, 2004).<br />
Fig 3.5: Housing supply system <strong>of</strong> <strong>Dhaka</strong> city. Source: BBS: Household expenditure<br />
survey 2001<br />
During the last 20 years the members <strong>of</strong> REHAB have created homes for almost 20,000<br />
families who are mainly <strong>of</strong> the high-income group (Seraj, 2001). Some donor agencies also<br />
provided housing for slum <strong>and</strong> squatters settlers. During the year 1987-1990 UNDP-UNCDF<br />
resettled 2600 informal settlers with one core room <strong>and</strong> services in Mirpur (Seraj, 2001)<br />
consider the private real estate company, they are providing housing for high income group<br />
only.<br />
Table 3.5 shows that apartment sizes provided by the private sectors vary from 448 square<br />
meters to 70 square meters. Actually it depends on the location <strong>of</strong> area like in Gulshan,<br />
Dhanmondi, Uttara, Baridhara, Banani, <strong>and</strong> Elephant Road which are posh areas <strong>of</strong> <strong>Dhaka</strong><br />
city; the apartment sizes in those areas are ranging from 123 square meters to 448 square<br />
meters. But in some high middle class <strong>and</strong> middle class areas like in Mirpur, Moghbazar,<br />
Green road, Mohammadpur, Niketon, Shantinagar, Siddeshwary, the apartment sizes are<br />
ranging from 70 square meters to 130 square meters. Table 3.5 shows the highest <strong>and</strong> lowest<br />
apartment sizes <strong>of</strong> different areas <strong>of</strong> <strong>Dhaka</strong> city<br />
27
Table 3. 5: Apartment sizes in different areas <strong>of</strong> <strong>Dhaka</strong> city<br />
Name <strong>of</strong> the area<br />
Sizes <strong>of</strong> Apartments in square meters<br />
Lowest size Highest size<br />
Banani 127 221<br />
Baridhara 105 279<br />
Dhanmondi 110 270<br />
Elephant Road 102 156<br />
Gulshan 123 448<br />
Green Road 70 163<br />
Lalmatia 92 200<br />
Mirpur 70 130<br />
Moghbazar 78 157<br />
Mohammadpur 74 145<br />
Niketon 84 198<br />
Segunbagicha 90 170<br />
Shamoly 77 105<br />
Shantinagar 84 166<br />
Siddeshwary 82 165<br />
Uttara<br />
Source: Nahiduzzaman, 2004<br />
113 255<br />
3.7 <strong>Density</strong> <strong>and</strong> L<strong>and</strong> supply in <strong>Dhaka</strong> city<br />
Figure 3.6: L<strong>and</strong> supply sub system in <strong>Dhaka</strong> city. Source: Nahiduzzaman, 2004.<br />
The l<strong>and</strong> <strong>of</strong> <strong>Dhaka</strong> is owned by different sectors like public, private, individual owner got<br />
from their ancestor <strong>and</strong> some illegal occupants. Sometimes the individual owners sell their<br />
l<strong>and</strong> or embark on joint venture with private developers due to shortage <strong>of</strong> money to<br />
construct structure. Figure 3.6 is showing the subsystem <strong>of</strong> l<strong>and</strong> supply in <strong>Dhaka</strong>.<br />
Public sectors comprise <strong>of</strong> DCC, Capital Development Authority (RAJUK), <strong>and</strong> National<br />
Housing Authority (NHA) under ministry <strong>of</strong> housing <strong>and</strong> public works. Public sectors started<br />
development project mainly to settle the Muslim refugees who came from India after 1947, to<br />
resettle the squatters after the migration <strong>of</strong> a large number <strong>of</strong> people to the capital<br />
(Chowdhuri <strong>and</strong> Faruqui, 1990) <strong>and</strong> to provide residential plots to the general people. But the<br />
plots distribution systems are not fair because the high income people, powerful government<br />
<strong>of</strong>ficials <strong>and</strong> politicians get the plots instead <strong>of</strong> low <strong>and</strong> middle income people. Some people<br />
28
even accuse RAJUK, the most prominent government organization involved in l<strong>and</strong><br />
development, for being a center <strong>of</strong> corruption <strong>and</strong> an organization that serves only the<br />
interests <strong>of</strong> the rich <strong>and</strong> powerful people (Islam,1996). NHA has implemented some l<strong>and</strong><br />
development projects in Lalmatia, Mohammadpur, Kalyanpur, Mirpur to rehabilitate refugees<br />
squatters as well as to provide housing plots to the government employees <strong>and</strong> general public<br />
where they will build residential <strong>and</strong> rehabilitation plots (for previous l<strong>and</strong> owners), health<br />
centers, schools, mosques, parks, play grounds, etc. The size <strong>of</strong> the plots provided by the<br />
NHA varies from 117.25 square meters to 469 square meters (Nahiduzzaman, 2004).<br />
According to Seraj (2001) the DIT (Now RAJUK) started some l<strong>and</strong> development projects in<br />
Gulshan, Banani, Baridhara <strong>and</strong> Dhanmondi, Uttara by supplying 1000 plots for the middle<br />
<strong>and</strong> high income people. Table 3.6 illustrates the RAJUK’s provided plot size <strong>and</strong> price. It<br />
can be seen from the table that the range <strong>of</strong> plot sizes are 201 square meters to 670 square<br />
meters where the range <strong>of</strong> prices are USD 34 to USD 45 per square meters.<br />
Table 3.6: RAJUK’s provided Plots size, quantity <strong>and</strong> their price<br />
Size <strong>of</strong> plots (sq. meter) Total number <strong>of</strong> plots Price (USD per sq. meter)<br />
201 2890 34<br />
335 2997 36.8<br />
502.5 1133 39<br />
670 992 45<br />
Source: Farzana, 2004.<br />
Private sectors came into market since 1960 (Nahiduzzaman, 2004).They buy l<strong>and</strong> from<br />
individual owners. The plot sizes <strong>of</strong> private sectors vary from 134 square meters to 335<br />
square meters where the prices are ranging from USD 12 to USD 34 per square meter<br />
(Farzana, 2004)<br />
3.8 Planned <strong>and</strong> unplanned housing in <strong>Dhaka</strong> city<br />
The housing condition <strong>of</strong> <strong>Dhaka</strong> city is very haphazard. The growth rate rate <strong>of</strong> unplanned<br />
housing is increasing rapidly. From the planned <strong>and</strong> unplanned housing map <strong>of</strong> <strong>Dhaka</strong> city<br />
during the year 1984 <strong>and</strong> 2004 in Figure 3.7, it can be seen that the growth rate <strong>of</strong> unplanned<br />
housing is 30% (estimated).Unplanned housing is rapidly increasing in the fringe area <strong>of</strong><br />
<strong>Dhaka</strong> city. Unplanned housing can be seen in any part <strong>of</strong> <strong>Dhaka</strong> city (Figure 3.7)<br />
Although Most <strong>of</strong> the unplanned houses are available in fringe area <strong>of</strong> the city, it can be seen<br />
in the city center or in some planned areas where the FAR is st<strong>and</strong>ard with good spatial<br />
qualities. Motijheel is the Central Business District (CBD) <strong>of</strong> <strong>Dhaka</strong> city where 85% <strong>of</strong> housing is<br />
unplanned (Fig: 3.7). The interesting one is Mirpur which is a pure residential area for middle income<br />
class or lower middle income class where 90% <strong>of</strong> housing is unplanned (Fig: 3.7)<br />
Old <strong>Dhaka</strong> comprise <strong>of</strong> Sutrapur, Lalbagh <strong>and</strong> Kotwali where there is a very few planned<br />
housing. Those areas are very dense in terms <strong>of</strong> the percentage l<strong>and</strong> coverage <strong>and</strong> most <strong>of</strong> the<br />
buildings are 2 to 4 storeys. Gulshan is the posh area <strong>of</strong> <strong>Dhaka</strong> city. It was developed as a<br />
pure residential area but now this area is treated as a mix l<strong>and</strong> use area. The last one is<br />
Tejgaon industrial area where about 25% <strong>of</strong> housing is unplanned.<br />
29
Figure 3.7: Planned <strong>and</strong> unplanned housing <strong>of</strong> <strong>Dhaka</strong> city during the year 2004.Source: World<br />
bank, 2006.<br />
3.9 Informal settlements in <strong>Dhaka</strong> city<br />
The latest mapping <strong>of</strong> informal settlements was done by Centre <strong>of</strong> <strong>Urban</strong> Studies (CUS) in<br />
1996 when 3007 clusters <strong>of</strong> informal settlements were identified, with an estimated<br />
population <strong>of</strong> 1.5 million. The same survey found the number <strong>of</strong> informal clusters with 10 or<br />
more households each to be 3,007 <strong>and</strong> among these settlements 2328 are privately owned<br />
l<strong>and</strong> <strong>and</strong> the rest 679 are squatter settlements located on the government l<strong>and</strong>. The total house<br />
holds <strong>of</strong> informal settlements in the <strong>Dhaka</strong> Metropolitan Area (DMA) are 220920 (estimated)<br />
<strong>and</strong> the density <strong>of</strong> population is about 2630 persons per hectare. The total area or l<strong>and</strong><br />
covered by the informal settlements in <strong>Dhaka</strong> city was about 420 hectares <strong>and</strong> on an average<br />
an informal settlement cluster occupied 140 hectares <strong>of</strong> l<strong>and</strong>. However in 1991 survey <strong>of</strong> the<br />
30
CUS, the number <strong>of</strong> informal settlements in DMA (mega city <strong>Dhaka</strong>) was 2,156 occupying<br />
area <strong>of</strong> about 320 hectares.<br />
The urban poor are sharing little amount <strong>of</strong> l<strong>and</strong>. Most <strong>of</strong> the times they build their own<br />
houses on the government vacant l<strong>and</strong> which is illegally occupied by powerful people.<br />
Sometimes the owners <strong>of</strong> the l<strong>and</strong> are unable to build luxurious house so that they build<br />
informal house for the poor people. Majority <strong>of</strong> them are living in ‘jupri’ type housings which<br />
are made by themselves or by the l<strong>and</strong> owner using thin sheet, bamboo, straw <strong>and</strong> polythene<br />
(Nahiduzzaman, 2004). Only 18% <strong>of</strong> them have semi-structured house with permanent walls<br />
where the rest <strong>of</strong> them are living in the ‘jupri’ <strong>and</strong> 73% <strong>of</strong> the poor are living in a single room<br />
with average five members (Hussain, 2004). 54% <strong>of</strong> the households have no kitchen or<br />
cooking facilities <strong>and</strong> they cook in their living room or open space in front <strong>of</strong> their homes<br />
(Nahiduzzaman, 2004). ’Jupri’ is the local name <strong>of</strong> informal housings which are made by the<br />
earth materials.<br />
The level <strong>of</strong> settlements <strong>of</strong> the urban poor can be classified in different ways according to the<br />
available service <strong>and</strong> infrastructure <strong>of</strong> that settlements like the ‘Bustee’ or subst<strong>and</strong>ard<br />
housing on privately owned <strong>and</strong> ‘Bastuhara colonies’ (or squatter settlements, subst<strong>and</strong>ard<br />
housing built illegally on publicly owned l<strong>and</strong>, including railway tracks <strong>and</strong> sites <strong>of</strong> the<br />
‘Bhashaman Janogosthi’ (or pavement dwellers/floating population). The approximate<br />
proportion <strong>of</strong> such three groups <strong>of</strong> the poor is 50:45:05 (Islam <strong>and</strong> Shafi, 2004).<br />
The people who live in such types <strong>of</strong> settlements are doing works mostly in the informal<br />
sector like tricycle rickshaw pullers, hawkers <strong>and</strong> vendors, shop assistants, construction<br />
workers <strong>and</strong> other day labours, domestic workers or maids, small shopkeepers, waste pickers,<br />
etc. <strong>and</strong> members in the formal sectors like export oriented garment industries (mostly<br />
females), <strong>and</strong> very low paid public <strong>and</strong> private sector employees.<br />
3.9.1 Location <strong>of</strong> informal settlements<br />
Informal settlements can be seen in any part <strong>of</strong> <strong>Dhaka</strong> city but major informal settlements are<br />
located in the periphery <strong>of</strong> the city. The western fringes, for instance the fringe areas <strong>of</strong><br />
Dhanmondi <strong>and</strong> Mohammadpur have the major informal settlements (Figure-3.8). A lot <strong>of</strong><br />
informal settlements are located in the Mirpur area as well because most <strong>of</strong> the garments<br />
factories <strong>of</strong> <strong>Dhaka</strong> city are located in that area. Besides there are a lot <strong>of</strong> informal settlements<br />
are located in the three thanas <strong>of</strong> Old <strong>Dhaka</strong> namely: Kotwali, Sutrapur <strong>and</strong> Lalbagh (Figure:<br />
3.8).<br />
There are also some informal settlements located in the inner city areas but the area <strong>of</strong> the<br />
settlement is small. A lot <strong>of</strong> informal settlements are located in the Agargaon in Mirpur thana,<br />
Tejgaon, Mohakhali <strong>and</strong> Mogh bazaar in Ramna thana as well as Kalabagan in Dhanmondi<br />
thana (Fig: 3.8) which are the inner part <strong>of</strong> the city. There are 85% <strong>of</strong> informal settlements or<br />
like them in inner city part that are located in the Mirpur, Agargaon, Korail, Bashentek <strong>and</strong><br />
along the rail line or flood protection embankment (LGED, 1996).<br />
Although most <strong>of</strong> the informal settlements are located in the above mentioned areas, these<br />
types <strong>of</strong> settlements can be seen in any commercial, residential <strong>and</strong> educational areas.<br />
31
Figure 3.8: Location <strong>of</strong> informal settlements in <strong>Dhaka</strong>, 1996.Source: Islam <strong>and</strong> Shafi,<br />
2004.<br />
3.9.2 Ratio <strong>of</strong> the population in the formal <strong>and</strong> formal settlements<br />
Informal settlements are available in each <strong>and</strong> every thana (Police station) <strong>of</strong> <strong>Dhaka</strong> city.<br />
46% <strong>of</strong> the total population <strong>of</strong> Mohammadpur thana live in informal settlements because a lot<br />
<strong>of</strong> Muslim refugees who came from India after 1947 are living in this thana.<br />
32
Figure 3.9: Ratio <strong>of</strong> formal <strong>and</strong> informal settlements population by thana.Source:<br />
Islam <strong>and</strong> Shafi, 2004.<br />
In Sutrapur, Kotwali <strong>and</strong> Lalbagh thana 17%, 5% <strong>and</strong> 18% <strong>of</strong> total population are living in<br />
informal settlements respectively. But most <strong>of</strong> the houses in those three thanas are informal<br />
because there is lack <strong>of</strong> infrastructure facilities, spatial qualities <strong>and</strong> availability <strong>of</strong> space in<br />
those houses. Most <strong>of</strong> the buildings are 1 to 3 storeys which were built during Pakistan period<br />
or British period. These buildings are totally unfit to live, in spite <strong>of</strong> that a lot <strong>of</strong> people live<br />
there. They got the plot from their ancestors but now they are unable to repair or to construct<br />
new houses. The roads <strong>and</strong> streets are also very narrow. Sometimes it is too difficult to drive<br />
a single car on those roads <strong>and</strong> streets. The interesting one is Gulshan thana where the spatial<br />
33
qualities <strong>and</strong> physical densities are st<strong>and</strong>ard but 18% <strong>of</strong> total population live in informal<br />
settlements. Uttara has been built as the satellite town <strong>of</strong> <strong>Dhaka</strong> city to provide houses to the<br />
middle <strong>and</strong> higher middle income people. Here also 19% <strong>of</strong> total population live in informal<br />
settlements. Actually each <strong>and</strong> every thana <strong>of</strong> <strong>Dhaka</strong> city is holding informal settlements.<br />
3.9.3 Owner ship pattern <strong>of</strong> informal settlements<br />
With reference to table 3.7 it is evident that most <strong>of</strong> the informal settlements (77.15%) are<br />
located in the private l<strong>and</strong> but the ownership is different. Sometimes the owner is single or<br />
sometimes multiple. The reason behind this is, a lot <strong>of</strong> vacant l<strong>and</strong>s have been illegally<br />
occupied by some powerful politicians or people. They build informal houses to earn ‘‘black<br />
money’’ by renting the houses as well as conducting illegal businesses like drug <strong>and</strong> sex<br />
businesses. The second major percentage (21.42%) is located on the government l<strong>and</strong> but<br />
they are also being conducted by the powerful politicians in that area.<br />
Table 3. 7: Owner ship pattern <strong>of</strong> l<strong>and</strong><br />
Owners Number <strong>of</strong> settlements Percentage<br />
Government 644 21.42<br />
Non government organization 35 1.16<br />
Private (single owner) 1270 42.23<br />
Private (Multiple owner) 1047 34.82<br />
Others 11 0.36<br />
Total 3007 100<br />
Source: LGED, 1996.<br />
Although it is difficult to relate the characteristics <strong>of</strong> emerging block types with only a few<br />
factors, it seems however, that rapid urbanization trends play a major influential role<br />
especially on the proliferation <strong>of</strong> formal <strong>and</strong> informal settlements in <strong>Dhaka</strong> city. This factor is<br />
linked to the housing <strong>and</strong> l<strong>and</strong> supply system. Government l<strong>and</strong> <strong>and</strong> housing supply<br />
organizations provide block with st<strong>and</strong>ard physical densities <strong>and</strong> spatial qualities but the<br />
private sectors provide houses with high physical densities to increase efficiency <strong>of</strong> spaces<br />
inside the block. The informal housing settlements are mainly developed in the periphery <strong>of</strong><br />
the city, though these types <strong>of</strong> housings are available in the inner part <strong>of</strong> the city. The area <strong>of</strong><br />
the city is increasing due to the development <strong>of</strong> the informal settlements.<br />
34
CHAPTER 4<br />
FINDINGS FROM THE INFORMAL SETTLEMENTS<br />
This chapter reviews the physical densities, plot characteristics, space usability, cross<br />
ventilation <strong>and</strong> availability <strong>of</strong> daylight in the blocks <strong>of</strong> informal settlement. The ‘Geneva<br />
Camp’ <strong>and</strong> ‘Tikka Para Bustee’ in Mohammadpur are the two rapidly growing <strong>and</strong> old<br />
informal settlements in <strong>Dhaka</strong> city. ‘Bustee’ is the local name <strong>of</strong> informal settlement in<br />
Bangladesh. The above components are studied by the satellite image, relevant empirical<br />
studies <strong>and</strong> photographs <strong>of</strong> those settlements. The physical densities <strong>of</strong> Geneva camp have<br />
been studied by the satellite image <strong>of</strong> that settlement which has been collected from the<br />
Google Earth S<strong>of</strong>tware whiles the spatial qualities are explored by the photographs <strong>of</strong> that<br />
area. On the other h<strong>and</strong> the physical densities <strong>of</strong> ‘Tikka para bustee’ are explored from the<br />
empirical study regarding to that area <strong>and</strong> photographs are used to explore the space usability,<br />
cross ventilation <strong>and</strong> availability <strong>of</strong> daylight.<br />
4.1 Geneva Camp in Mohammadpur thana<br />
The Geneva camp has been selected for its old age, location <strong>and</strong> construction materials <strong>of</strong><br />
houses which have described in the chapter 1. This settlement was developed for the refugee<br />
who came from Bihar, India after the separation <strong>of</strong> Pakistan <strong>and</strong> India in 1947. The houses in<br />
this settlement are different from the houses <strong>of</strong> the most informal settlements. They are made<br />
by brick walls with tin’s ro<strong>of</strong> where as most <strong>of</strong> the houses in the informal settlements in<br />
<strong>Dhaka</strong> city are made by earth materials. But there are absence <strong>of</strong> infrastructure facilities <strong>and</strong><br />
spatial qualities in this settlement. The inhabitants <strong>of</strong> this area do not agree to consider this<br />
area as informal settlement due to its planned characteristics. But the unavailability <strong>of</strong><br />
physical infrastructures <strong>and</strong> the lack <strong>of</strong> spatial qualities in that settlement are similar to<br />
informal settlements.<br />
Fig 4.1: Satellite image <strong>of</strong> Geneva camp. Source: Google earth, 2007.<br />
<strong>Physical</strong> densities<br />
<strong>Physical</strong> densities which have been explained in chapter 2 cover FAR <strong>and</strong> percentage <strong>of</strong> l<strong>and</strong><br />
coverage by buildings in the block. Figure 4.1 shows the satellite image <strong>of</strong> the ‘Geneva<br />
Camp’. The physical characteristics <strong>of</strong> the whole block are the same, hence the need to<br />
35
concentrate on only one side <strong>of</strong> the block. The area <strong>of</strong> this settlement is 3.97 hectares where<br />
the house hold numbers are 7500 (CUS, 1996).<br />
FAR = 0.81– 0.85<br />
Percentage <strong>of</strong> l<strong>and</strong> coverage by buildings = 90% - 93%<br />
Number <strong>of</strong> storey = 1<br />
Figure 4.2 illustrates the close distance among the houses. The houses are very dense in terms<br />
<strong>of</strong> high percentage <strong>of</strong> l<strong>and</strong> coverage. But in terms <strong>of</strong> FAR the density is very low because<br />
most <strong>of</strong> the houses are one storey.<br />
Figure 4.2: Houses are very close to each other; Source: Sultana, 2007.<br />
The internal roads inside the block are very narrow. Most <strong>of</strong> the l<strong>and</strong> is covered by buildings.<br />
Even though the roads are very narrow they are greatly used by the inhabitants to do their<br />
daily activities. Figure 4.3 shows the narrow road width inside the block.<br />
Figure 4.3: Very narrow road inside the block; Source: Sultana, 2007.<br />
36
Spatial qualities<br />
Spatial qualities refer to the space usability, cross ventilation <strong>and</strong> provision <strong>of</strong> daylight inside<br />
the block (Chapter 2). This section shows the efficiency <strong>of</strong> spaces, cross ventilation <strong>of</strong> houses<br />
<strong>and</strong> provision <strong>of</strong> daylight inside the block. The photographs <strong>of</strong> the informal settlements have<br />
been used to illustrate the spatial qualities <strong>of</strong> informal housing block. Those photographs<br />
show the usability <strong>of</strong> space inside or surrounding the block, availability <strong>of</strong> cross ventilation in<br />
the houses <strong>and</strong> the provision <strong>of</strong> daylight inside the block.<br />
Figure 4.4 is showing that the inhabitants are using internal roads to dry their clothes because<br />
there is no private or semi private space inside the block. The internal roads are the only open<br />
space inside the block. But those roads are being used by the inhabitants to accomplish their<br />
daily activities as a result the provision <strong>of</strong> sunlight inside the block is being hindered.<br />
Figure 4.4: The use <strong>of</strong> internal roads for drying their clothes. Source: Sultana,<br />
2007.<br />
There is a shortage <strong>of</strong> private space inside the block. So the inhabitants use the internal<br />
Figure 4.5: A woman is cooking in the outdoor by using soil burner. Source:<br />
Sultana, 2007.<br />
37
narrow roads to do their daily chores. Figure 4.5 illustrates the usability <strong>of</strong> out door space<br />
where a woman is cooking by using soil burner. Most <strong>of</strong> the households in informal<br />
settlements cook by this way. It is very dangerous because the houses in the informal<br />
settlements are made by earth materials <strong>and</strong> during cooking a lot <strong>of</strong> fire hazards are occurring<br />
inside the block.<br />
Figure 4.6 is illustrating the use <strong>of</strong> indoor space. A woman is cutting the fish in the corridor.<br />
The corridor is only the private space to accomplish her daily chores.<br />
Figure 4.6: A woman is cutting fish in the corridor. Source: Sultana, 2007<br />
Figure 4.7 shows the use <strong>of</strong> footpath surrounding the block. Inhabitants <strong>of</strong> the informal<br />
Fig 4.7: Inhabitants sell their groceries in the footpath. Source: Sultana,<br />
2007.<br />
38
settlement are selling their daily groceries in the foot path. There is no communal space<br />
inside the block or surrounding the block as a result the inhabitants use surrounding roads or<br />
footpath to sell their daily groceries.<br />
Figure 4.8 shows the uses <strong>of</strong> footpath as for waste disposal by the inhabitants. The footpath<br />
<strong>and</strong> surrounding roads are being used like this way. Consequently traffic congestion can be<br />
found in the surrounding roads.<br />
Figure 4.8: Container in the surrounding footpath. Source: Sultana, 2007.<br />
Figure 4.9 shows that the inhabitants use the space to take shower <strong>and</strong> washing clothes inside<br />
the block.<br />
Figure 4.9: Washing clothes <strong>and</strong> taking shower between the spaces <strong>of</strong> two<br />
houses. Source: Sultana, 2007.<br />
39
Figure 4.10 shows that children are playing in the internal road <strong>of</strong> that settlement. The space<br />
among the buildings or blocks is being used as a communal space because there is no<br />
communal open space inside the block.<br />
Figure 4.10: Children are playing in the space between the buildings. Source:<br />
Sultana, 2007.<br />
Figure 4.11 shows that the inhabitants are interacting each other in the surrounding foot path<br />
which also means the shortage <strong>of</strong> open space inside the block. Most <strong>of</strong> the time they interact<br />
with each other in the footpath or the surrounding roads.<br />
Figure 4.11: Social interaction <strong>of</strong> inhabitants in the footpath. Source:<br />
Sultana, 2007.<br />
40
The houses are very close to one another. There is no provision <strong>of</strong> cross ventilation in the<br />
houses. The inhabitants open the ro<strong>of</strong>’s tin for cross ventilation during summer.<br />
Figure 4.12: Open the ro<strong>of</strong>’s tin to get fresh air. Source: Sultana, 2007.<br />
Figure 4.12 is showing the informal way <strong>of</strong> cross ventilation. The houses in this settlement do<br />
not have windows. That is why residents open their ro<strong>of</strong> to get fresh air during summer.<br />
4.2 ‘Tikkapara Bustee’ in Mohammadpur thana<br />
It is one <strong>of</strong> the oldest ‘bustee’ in <strong>Dhaka</strong> city. The physical densities, plot characteristics <strong>and</strong><br />
spatial qualities <strong>of</strong> the most <strong>of</strong> informal settlements in <strong>Dhaka</strong> city are similar to each other.<br />
This is the reason why one <strong>of</strong> the settlements <strong>of</strong> this characteristic is considered in the present<br />
study. The total area <strong>of</strong> this settlement is 4.05 hectares (DCC, 2005). There are a total <strong>of</strong> 3000<br />
(DCC, 2005) households in this settlement. Every household usually is occupying one room<br />
<strong>and</strong> all houses are one storey. According to the data <strong>of</strong> LGED, 65% ‘bustee’ or ‘bustee’ like<br />
settlers occupy 9.3 square meters (LGED, 1996) for a single room. If the room size is <strong>of</strong><br />
maximum 9.3 square meters <strong>and</strong> each household occupy one room, the total l<strong>and</strong> covered by<br />
the houses in that settlement is approximately 3 hectares.<br />
<strong>Physical</strong> densities<br />
So, the Maximum FAR = 3/ 4.05 = 0.74<br />
Maximum l<strong>and</strong> covered by houses = 0.74*100 = 74% (since all the rooms are one storey)<br />
Number <strong>of</strong> storey = 1<br />
Number <strong>of</strong> houses = approximately 3000, because in the informal settlements usually one<br />
household occupy one single room.<br />
Figure 4.13 illustrates the physical densities <strong>of</strong> the houses inside the block. The houses are<br />
very close to each other <strong>and</strong> so there is no space among them. All the houses are one storey<br />
with very small size.<br />
41
Figure 4.13: The physical density <strong>of</strong> houses inside the block. Source:<br />
Sultana, 2007.<br />
Spatial qualities<br />
There is very little private or semi private open space inside the block. These spaces are<br />
occupied by the household accessories. Figure 4.14 describes the usability <strong>of</strong> out door space<br />
in side the block.<br />
Figure 4.14: The physical density <strong>of</strong> houses inside the block. Source:<br />
Sultana, 2007.<br />
The houses are informally built up by the inhabitants. They use most <strong>of</strong> the spaces for their<br />
living purpose. Figure 4.15 shows the space inside the houses which is very small to live.<br />
42
Figure 4.15: The space inside the house. Source: Sultana, 2007.<br />
A woman is cooking inside the house due to the shortage <strong>of</strong> open space. Figure 4.16 shows a<br />
woman cooking inside the living room.<br />
Figure 4.16: A woman is cooking inside living the room. Source: Sultana,<br />
2007.<br />
The space among the houses is used as a source <strong>of</strong> water supply. Figure 4.17 shows the tube<br />
well which is used as a source <strong>of</strong> water supply for the inhabitants. There is no communal<br />
space inside the block as a result the tube well has been set up in the open space among the<br />
houses.<br />
43
Figure 4.17: The space is used by tube well as a source <strong>of</strong> water supply.<br />
Source: Sultana, 2007.<br />
Figure 4.18 shows the side <strong>of</strong> houses where there are no windows. The space among the<br />
houses is very narrow as well. Residents use that narrow strip to accomplish their daily<br />
chores. They dry their clothes in the narrow road as a result the sunlight is not available<br />
inside the block.<br />
Figure 4.18: Very narrow internal road <strong>and</strong> absence <strong>of</strong> window. Source:<br />
Sultana, 2007.<br />
44
It can be seen from the findings <strong>of</strong> the two informal settlements that the physical densities <strong>of</strong><br />
informal housing block are very high in terms <strong>of</strong> percentage <strong>of</strong> l<strong>and</strong> coverage by buildings.<br />
On the other h<strong>and</strong> all the houses in the informal settlements are one storey making the FAR<br />
value very low. The houses are very close to each other due to the high percentage <strong>of</strong> l<strong>and</strong><br />
coverage. Internal road width is very narrow. There are virtually no spaces among the houses.<br />
The private, semi private <strong>and</strong> communal open space can not be seen in these two informal<br />
settlements. But the inhabitants are using internal roads or surrounding roads <strong>and</strong> footpaths to<br />
accomplish their daily chores. There are no windows in the houses so the cross ventilation <strong>of</strong><br />
the houses is very poor or totally absent in the informal settlements. The internal narrow<br />
roads are the only open spaces inside the block but most <strong>of</strong> the time the inhabitants use those<br />
roads to dry their clothes <strong>and</strong> accomplish their daily chores. The provision <strong>of</strong> daylight can not<br />
be seen inside the block due to the close distance among the houses. Residents are using<br />
surrounding footpaths or roads for their social interaction <strong>and</strong> for other needs, hence the<br />
functionality <strong>of</strong> roads are being hindered by them.<br />
45
CHAPTER 5<br />
FINDINGS FROM THE FORMAL SETTLEMENTS<br />
This chapter analyzes the FAR, L<strong>and</strong> coverage <strong>and</strong> Plot characteristics <strong>of</strong> formal housing<br />
blocks to fulfill one <strong>of</strong> the objectives <strong>of</strong> this study. Six blocks have been selected according<br />
the variation <strong>of</strong> physical densities which depend on the income level <strong>of</strong> residents (chapter 1).<br />
5.1 Road number 3 at Dhanmondi residential area<br />
Dhanmondi is the first planned residential area <strong>of</strong> <strong>Dhaka</strong> city. The Pakistani Government was<br />
planned this area to provide housing to the high income class people in 1955. But now this<br />
area is treated as a mix l<strong>and</strong> use area due to the built up <strong>of</strong> a lot <strong>of</strong> commercial <strong>and</strong><br />
institutional buildings. Figure 5.1 shows the block at Road number 3 in Dhanmondi<br />
residential area.<br />
Figure 5.1: Aerial photograph <strong>of</strong> Road number 3 in Dhanmondi. Source: Google<br />
Earth, 2007.<br />
<strong>Physical</strong> densities<br />
Total block area including half <strong>of</strong> the surrounding roads width = 19315 sq. meters (approx.)<br />
Total l<strong>and</strong> covered by buildings = 9128 sq.meters (approximately)<br />
Total floor area <strong>of</strong> all buildings = 52049 sq.meters (approximately)<br />
So, FAR = 52049/19315 = 2.7 (approximately)<br />
Percentage <strong>of</strong> l<strong>and</strong> covered by building = 9128/19315 = 48% (approximately)<br />
Number <strong>of</strong> storeys = 2 to 7 (estimated)<br />
Spatial qualities<br />
The buildings are very close to each other. The distance among the buildings is approx. 4 to 5<br />
feet. The maximum l<strong>and</strong> coverage by individual building is approximately 84%.There are<br />
four roads with each measuring 30 feet surrounding the block. These are the only public<br />
space for the inhabitants. There are 14 plots inside the block. They are all developed.<br />
46
5.2 Shobhanbagh <strong>of</strong>ficers’ colony<br />
This area was built up for the first class <strong>of</strong>ficers <strong>of</strong> Bangladesh Government. It is located in<br />
the Dhanmondi thana. Figure 5.2 is showing the satellite image <strong>of</strong> Shobhanbagh <strong>of</strong>ficers’<br />
colony.<br />
Figure 5.2: Aerial photograph <strong>of</strong> Shobhanbagh <strong>of</strong>ficers’ colony at<br />
Shobhanbagh in Dhanmondi thana. Source: Google Earth, 2007.<br />
<strong>Physical</strong> densities<br />
Total block area including half <strong>of</strong> the surrounding roads width = 18477 sq. meters (approx.)<br />
Total l<strong>and</strong> covered by buildings = 3818 sq.meters (approximately)<br />
Total floor area <strong>of</strong> all buildings = 17587 sq.meters (approximately)<br />
So, FAR = 17587/18477 = 0.95 (approximately)<br />
L<strong>and</strong> covered by buildings = 3818/18477 = 21 % (approximately)<br />
Number <strong>of</strong> storeys = 3 to 5 (estimated)<br />
Spatial qualities<br />
The space among the buildings is 12 feet. The l<strong>and</strong> coverage by individual building is 75%.<br />
There is a communal space inside the block which is used as a playground, sitting <strong>and</strong><br />
gossiping. The plot layout is planned to provide sufficient open space among the buildings<br />
<strong>and</strong> to provide communal open space inside the block.<br />
5.3 Baridhara residential area<br />
This area was built up for the high income class people in 1962. It is the posh area <strong>of</strong> <strong>Dhaka</strong><br />
city, situated in the Gulshan thana. Figure 5.3 shows the satellite image <strong>of</strong> a block at<br />
Baridhara residential area.<br />
47
Figure 5.3: Aerial photograph <strong>of</strong> Baridhara residential area at Gulshan thana.<br />
Source: Google Earth, 2007.<br />
<strong>Physical</strong> densities<br />
L<strong>and</strong> area covered by block including half <strong>of</strong> the surrounding roads width = 10702 sq.meters<br />
(approx)<br />
Total l<strong>and</strong> area covered by buildings = 3483 sq.meters (approximately)<br />
Total floor area <strong>of</strong> all buildings = 11847 sq.meters (approximately)<br />
So, FAR = 11847/10702 = 1.11 (approximately)<br />
L<strong>and</strong> covered by buildings = 3483 / 10702 = 33% (approximately)<br />
Number <strong>of</strong> storey = 2 to 5 (estimated)<br />
Spatial qualities<br />
This is the posh area <strong>of</strong> <strong>Dhaka</strong> city. The l<strong>and</strong> coverage by individual building is very low<br />
because they leave open space in front or back side <strong>of</strong> the building on the plot as a garden but<br />
there is no communal open space inside the block.<br />
5.4 Banani model town residential area<br />
This area was developed for high income class people in 1964 which is situated in the<br />
Gulshan Thana. Figure 5.4 is showing the satellite image <strong>of</strong> this block.<br />
<strong>Physical</strong> densities<br />
L<strong>and</strong> covered by block including half <strong>of</strong> the surrounding roads width = 4370 sq.meters<br />
(approximately)<br />
L<strong>and</strong> covered by buildings = 1870 sq.meters (approximately)<br />
Total floor area <strong>of</strong> all buildings = 4574 sq.meters<br />
So, FAR = 4574/4370 = 1.05 (approximately)<br />
L<strong>and</strong> coverage = 1870/4370 = 43% (approximately)<br />
Number <strong>of</strong> storeys = 1 to3 (estimated)<br />
48
.<br />
Figure 5.4: Aerial photograph <strong>of</strong> block at Banani Model town in Gulshan thana.<br />
Source: Google Earth, 2007.<br />
Spatial qualities<br />
This area is another area for high income class people. The l<strong>and</strong> coverage by individual<br />
building is very low. There is private open space inside the plot as a garden, parking or space<br />
to move inside the block.<br />
5.5 Block at Mirpur 10 number circle residential area in Mirpur thana<br />
This area was developed in mid 1960s mainly for the Muslim migrant people who came from<br />
India after the separation <strong>of</strong> India <strong>and</strong> Pakistan in 1947. Now the area can be treated as an<br />
area for medium income class people. The density is medium with high l<strong>and</strong> coverage <strong>and</strong><br />
medium height. It is situated in the Mirpur thana.<br />
Figure 5.5: Aerial photograph <strong>of</strong> block at Mirpur 10 number circle in Mirpur<br />
thana. Source: Google Earth 2007<br />
49
<strong>Physical</strong> densities<br />
Area <strong>of</strong> block including half <strong>of</strong> the surrounding roads width = 5776 sq.meters<br />
(approximately)<br />
Area covered by buildings = 3340 sq.meters (approximately)<br />
Total floor area <strong>of</strong> all buildings = 6113 sq.meters (approximately)<br />
So, FAR = 6113/5776 = 1.06 (approximately)<br />
L<strong>and</strong> coverage = 3340/5776 = 57% (approximately)<br />
Number <strong>of</strong> storeys = 1 to 4 (estimated)<br />
Spatial qualities<br />
The plot size is very narrow. The space among the buildings is 3 to 5 feet where the l<strong>and</strong><br />
coverage by individual building is approximately 85 to 87% but the height <strong>of</strong> the building is<br />
low. The surrounding road is narrow as well.<br />
5.6 Newly planned Defense Officers’ Housing Society (DOHS) at Baridhara in Gulshan.<br />
This area has been developed by the Defense Authority to provide housing to the retired<br />
defense <strong>of</strong>ficers. It is situated at Baridhara in Gulshan thana.<br />
Figure 5.6: Aerial photograph <strong>of</strong> New DOHS at Baridhara in Gulshan.<br />
Source: Google Earth, 2007.<br />
<strong>Physical</strong> densities<br />
Area <strong>of</strong> block including half <strong>of</strong> the surrounding roads width = 6991 sq. meters<br />
(Approximately)<br />
L<strong>and</strong> covered by buildings = 4257 sq. meters (Approximately)<br />
Total floor area <strong>of</strong> all buildings = 21578 sq. meters (Approximately)<br />
So, FAR = 21578/6991 = 3.1 (approximately)<br />
L<strong>and</strong> coverage = 4257/6991 = 61 % (approximately)<br />
Number <strong>of</strong> storeys = 2 to 6 (estimated)<br />
Spatial qualities<br />
There are a total 15 plots in the area. All <strong>of</strong> them are already developed. The house to house<br />
space is 5 to 6 feet. The houses are very close to each other. There is no private or semi<br />
private open space inside the block. There are roads in its four sides.<br />
50
CHAPTER 6<br />
FINAL ANALYSIS<br />
Chapters 4 <strong>and</strong> 5 have showed the findings explored from the selected case study locations in<br />
light <strong>of</strong> theories discussed in the chapter 2 to fulfill the aims <strong>and</strong> objectives <strong>of</strong> this study. This<br />
chapter will provide analysis <strong>of</strong> those findings, as for example physical densities, in terms <strong>of</strong><br />
FAR <strong>and</strong> percentage <strong>of</strong> l<strong>and</strong> coverage by buildings as well as spatial qualities, in terms <strong>of</strong><br />
space usability, cross ventilation <strong>and</strong> presence <strong>of</strong> daylight inside the selected case blocks <strong>of</strong><br />
formal <strong>and</strong> informal settlements.<br />
6.1 <strong>Physical</strong> densities<br />
One <strong>of</strong> the objectives <strong>of</strong> this present study was to analyze the physical densities <strong>of</strong> housing<br />
block, in terms <strong>of</strong> FAR <strong>and</strong> percentage <strong>of</strong> l<strong>and</strong> coverage by buildings <strong>of</strong> housing settlements.<br />
According to Rådberg, the parameters that can be used to measure urban physical density are:<br />
residential density, building height <strong>and</strong> percentage <strong>of</strong> built up area (Rådberg, 1996:390)<br />
which have been analysed in chapter 2 <strong>of</strong> this study. The residential density which means<br />
FAR <strong>and</strong> the percentage <strong>of</strong> l<strong>and</strong> coverage by building are being considered in this study to<br />
measure the physical densities. In this study FAR is the ratio between total floor area by<br />
number <strong>of</strong> floors <strong>and</strong> the l<strong>and</strong> area. The total floor area means the area <strong>of</strong> total floors<br />
occupied by all the buildings available in the block. The l<strong>and</strong> area includes the total l<strong>and</strong> area<br />
covered by block with half <strong>of</strong> its surrounding roads width. Percentage <strong>of</strong> l<strong>and</strong> coverage is the<br />
percentage <strong>of</strong> total l<strong>and</strong> covered by buildings inside the block <strong>and</strong> the total l<strong>and</strong> area <strong>of</strong> block<br />
with half <strong>of</strong> its surrounding roads.<br />
The analysis <strong>of</strong> FAR <strong>and</strong> percentage <strong>of</strong> l<strong>and</strong> covered by buildings have been done according<br />
to the theory <strong>of</strong> Rådeberg which is about the classification <strong>of</strong> urban block types in Sweden<br />
(chapter 2). The FAR values which have been found from the measurements for the formal<br />
<strong>and</strong> informal settlements show that the two informal settlements containing very low FAR<br />
values where as the percentage <strong>of</strong> l<strong>and</strong> coverage by houses inside the blocks are very high.<br />
On the other h<strong>and</strong> the formal settlements containing FAR values ranging from approximately<br />
0.95 to 3.1 which can be considered as a medium to high where the percentage <strong>of</strong> l<strong>and</strong><br />
coverage is ranging from 21% to 61%.<br />
The characteristics, in terms <strong>of</strong> physical densities <strong>and</strong> spatial qualities <strong>of</strong> the most informal<br />
housing settlements in <strong>Dhaka</strong> city are similar. But there is a variation in terms <strong>of</strong> house<br />
forms. The physical densities, spatial qualities <strong>and</strong> house forms <strong>of</strong> ‘Tikkapara Bustee’ in<br />
Mohammadpur are similar to the most <strong>of</strong> the informal settlements in <strong>Dhaka</strong> city where the<br />
houses are made by earth materials. On the other h<strong>and</strong> the houses in ‘Geneva camp’ are made<br />
by brick walls <strong>and</strong> tin’s ro<strong>of</strong>. It is based on this that the two different informal settlements<br />
were selected as a case. The first case <strong>of</strong> the informal settlements is ‘Geneva camp’ where<br />
FAR value is ranging from 0.81 to 0.85 can be treated as a very low dense, in terms <strong>of</strong> FAR<br />
value. All <strong>of</strong> the houses in this settlement are 1 storey. The percentage <strong>of</strong> l<strong>and</strong> coverage by<br />
houses are very high like 93%.The second case informal settlement is ‘Tikkapara Bustee’ in<br />
Mohammadpur thana where FAR value is also very low, for instance maximum 0.74. In this<br />
case l<strong>and</strong> coverage by buildings is maximum 74% which is also very high for any residential<br />
area. All <strong>of</strong> the houses are one storey in this settlement. In both cases the percentage <strong>of</strong> l<strong>and</strong><br />
coverage by houses is very high which means that there is a shortage <strong>of</strong> space inside the<br />
51
lock to provide infrastructure facilities <strong>and</strong> maintain good spatial qualities. The FAR value<br />
is very low as well, so the FAR value can be increased to increase the efficiency <strong>of</strong> space.<br />
On the other h<strong>and</strong> the FAR <strong>and</strong> percentage <strong>of</strong> l<strong>and</strong> coverage by buildings varies block to<br />
block in formal settlements. Those depend on the income level <strong>of</strong> the residents providing the<br />
justification for selecting the blocks according to the income levels <strong>of</strong> the residents.<br />
Dhanmondi, the first planned residential area in <strong>Dhaka</strong> city; the FAR value <strong>of</strong> one block<br />
namely Road number 3 is approximately 2.7 where the percentage <strong>of</strong> l<strong>and</strong> coverage by<br />
buildings is approximately 48%. The building height <strong>of</strong> this block is ranging from 2 to 7<br />
storeys where the FAR value <strong>and</strong> percentage <strong>of</strong> l<strong>and</strong> coverage are very high. In this block the<br />
open space is not sufficient to provide services <strong>and</strong> facilities. The second block <strong>of</strong> formal<br />
settlements is Shobhanbagh <strong>of</strong>ficers’ colony at Shobhanbagh in Dhanmondi where the<br />
approximate FAR value is 0.95 <strong>and</strong> the l<strong>and</strong> coverage is approximately 21%. Here the height<br />
<strong>of</strong> building is ranging from 3 to 5 storeys. The FAR value is low due to the low l<strong>and</strong> coverage<br />
by buildings. In this block there is a sufficient open space. Third one is the block Baridhara<br />
residential area where the FAR value is approximately 1.11 <strong>and</strong> the l<strong>and</strong> coverage is<br />
approximately 33%.The FAR value is low but the percentage <strong>of</strong> l<strong>and</strong> coverage is medium.<br />
Here the building height is 1-3 storeys. In this block there is an open space inside the plot<br />
which has been left by the house owners. Fourth formal settlement is block from Banani<br />
Model Town where the FAR value is approximately 1.05 <strong>and</strong> the percentage <strong>of</strong> l<strong>and</strong> coverage<br />
is 43%. Here the FAR value is low but the percentage <strong>of</strong> l<strong>and</strong> coverage is medium. This<br />
block is look like the block <strong>of</strong> Baridhara residential area. Fifth formal settlement is Mirpur 10<br />
number circle residential area in Mirpur thana where the FAR value is approximately 1.06<br />
<strong>and</strong> percentage <strong>of</strong> l<strong>and</strong> coverage is 57%.The FAR value is low but the percentage <strong>of</strong> l<strong>and</strong><br />
coverage is high. In this block there is no open space inside the block due to the high<br />
percentage <strong>of</strong> l<strong>and</strong> coverage by buildings. In this block the FAR value can be increased by<br />
decreasing the percentage <strong>of</strong> l<strong>and</strong> covered by buildings. The last one is newly planned<br />
Defense Officers’ housing society (DOHS) at Baridhara in Gulshan thana where the FAR<br />
value is approximately 3.1 <strong>and</strong> percentage <strong>of</strong> l<strong>and</strong> coverage is 61%. In this area the FAR <strong>and</strong><br />
percentage <strong>of</strong> l<strong>and</strong> coverage are very high. In this block the percentage <strong>of</strong> l<strong>and</strong> covered by<br />
buildings can be decreased to increase the efficiency <strong>of</strong> space.<br />
6.2 Spatial qualities<br />
One <strong>of</strong> the objectives <strong>of</strong> this present study was to analyze the spatial qualities, in terms <strong>of</strong><br />
efficiency <strong>of</strong> open space, cross ventilation <strong>and</strong> provision <strong>of</strong> daylight inside the residential<br />
block by focusing on informal housing block.<br />
Spatial qualities have been analyzed for all cases <strong>of</strong> formal <strong>and</strong> informal settlements to<br />
compare each other. But the main focus is to analyze the usability <strong>of</strong> space, cross ventilation<br />
<strong>of</strong> houses <strong>and</strong> presence <strong>of</strong> sun light inside the block <strong>of</strong> informal settlements. The following<br />
section will analyze the space usability first, then the cross ventilation <strong>and</strong> presence <strong>of</strong><br />
daylight will describe respectively for both formal <strong>and</strong> informal settlements. The analysis <strong>of</strong><br />
spatial qualities for informal settlements has been done by photographs. On the other h<strong>and</strong><br />
the analysis <strong>of</strong> formal settlements has been carried out by aerial photographs which have been<br />
collected from the Google Earth.<br />
The houses in the ‘Geneva camp’ are very close to each other. There is a narrow strip <strong>of</strong><br />
roads inside the block just to move one or two persons at a time. The types <strong>of</strong> spaces found in<br />
’Geneva camp’ are mainly open spaces among the buildings, narrow roads inside the block,<br />
corridor <strong>of</strong> the houses as well as surrounding roads <strong>and</strong> footpath. The residents are using<br />
52
narrow roads for drying <strong>and</strong> washing clothes, gathering for social interaction, store woods for<br />
their cooking, cooking food, taking shower, <strong>and</strong> as children playground. The corridor is used<br />
for their daily chores, for instance to cut the fishes, vegetables <strong>and</strong> store household<br />
accessories. The surrounding roads <strong>and</strong> foot paths are being used as a common space for<br />
gathering, selling daily groceries <strong>and</strong> for the disposal <strong>of</strong> waste.<br />
In ‘Tikkapara Bustee’ houses are also very close to each other. There are narrow roads inside<br />
the block which are being used for cooking, gathering, cooking food, taking shower, washing<br />
<strong>and</strong> drying clothes as well as children’s playground <strong>and</strong> tube well. The surrounding roads<br />
<strong>and</strong> footpaths are being used as their gathering, children’s play <strong>and</strong> selling daily groceries.<br />
Correa notes the hierarchy <strong>of</strong> spaces around the block from the observation <strong>of</strong> Indian<br />
settlements. He is <strong>of</strong> the view that space which is closer to the houses is more private <strong>and</strong> that<br />
people within the vicinity can interact, which is semiprivate. Places like wells where people<br />
meet when collecting water is semi public <strong>and</strong> which is not directly in the control <strong>of</strong> the<br />
people in the community refers to as public space (Correa, 1998, p: 107 in Nnaggenda -<br />
Musana, 2004 126). However, the present study is in regard to the block level, the spaces<br />
which are being used by the community can be referred to as communal spaces instead <strong>of</strong><br />
semiprivate space.<br />
After considering the above mentioned uses <strong>of</strong> spaces in the first two paragraphs <strong>and</strong><br />
comparing them with the definition <strong>of</strong> Correa in the third paragraph; the space inside the<br />
houses in ‘Geneva camp’, for instance corridor can be considered as a private space but in<br />
‘Tikkapara Bustee’ there is no private space. The internal roads <strong>of</strong> the houses for both cases<br />
can be treated as a semiprivate. In ‘Tikkapara Bustee’ there are communal spaces in front <strong>of</strong><br />
internal roads where the inhabitants collect their water from tube well. In both cases the<br />
surrounding footpaths can be treated as communal space due to their functionality where as<br />
the roads can be considered as public space. All the spaces inside block <strong>of</strong> informal<br />
settlements are either roads or space between houses. There are no open spaces inside the<br />
block as private, semi private or communal space.<br />
On the other h<strong>and</strong>, the space variations in the formal settlements are totally different from the<br />
formal settlements. Some areas <strong>of</strong> high income class people as for example Baridhara,<br />
Banani, Dhanmondi which can be considered as formal settlements leave open space inside<br />
the plot as a private space for their gardening <strong>and</strong> car parking. But in the block <strong>of</strong> middle <strong>and</strong><br />
lower middle income class settlements there is no private or communal spaces. They use<br />
footpaths as communal spaces. Only one block called Shobhanbagh <strong>of</strong>ficers’ colony has<br />
communal space where children go to play <strong>and</strong> people gather themselves for social<br />
interactions. The surrounding footpaths are also being used as a communal space <strong>and</strong> so<br />
making the road to be considered as a public space.<br />
The cross ventilation in the houses <strong>of</strong> informal settlements is not available. In Geneva camp<br />
the inhabitants open their ro<strong>of</strong>’s tin to get fresh air. But in another informal settlement like<br />
‘Tikka Para Bustee’ there is no provision <strong>of</strong> cross ventilation. In both cases the houses are<br />
very close or they are attached to one another. So there is no provision <strong>of</strong> cross ventilation.<br />
On the other h<strong>and</strong> cross ventilation can be seen in the formal settlements in spite <strong>of</strong> the close<br />
distance among the houses. Houses are very close to one another in the lower middle, middle<br />
or upper middle income class area. There is maximum 4 to 5 feet distance among them<br />
(estimated by the Google Earth). But the houses beside the surrounding roads are getting<br />
53
fresh air due to their plot exposure. Nevertheless, in the higher income class blocks the<br />
houses are leaving spaces around the houses to cross the air.<br />
The provision <strong>of</strong> daylight is also not sufficient in the both informal settlement due to the high<br />
l<strong>and</strong> coverage by buildings. In both informal settlements the l<strong>and</strong> coverage is very high so the<br />
daylight can not be appeared. In the formal settlements the presence <strong>of</strong> daylight is not<br />
sufficient as well due to their close distance. Only one side <strong>of</strong> house gets daylight for the<br />
presence <strong>of</strong> the surrounding roads. But in the high income class area the presence <strong>of</strong> daylight<br />
is sufficient because <strong>of</strong> their leaving open spaces inside the plot.<br />
6.3 Relationship <strong>Urban</strong> sprawl <strong>and</strong> physical densities<br />
One <strong>of</strong> the objectives <strong>of</strong> this study was to investigate the relationship between physical<br />
densities <strong>and</strong> urban sprawl. There are a lot factors that have been attributed to the<br />
development <strong>of</strong> urban sprawl in <strong>Dhaka</strong> city. The development <strong>of</strong> informal settlements inside<br />
or periphery <strong>of</strong> the city is the important one among them. Most <strong>of</strong> the informal settlements<br />
are located in the periphery <strong>of</strong> the city (Fig: 3.8). From the findings in chapter 5, it can be<br />
said that the density <strong>and</strong> l<strong>and</strong> coverage <strong>of</strong> formal settlements are efficient to combat urban<br />
sprawl in spite <strong>of</strong> that the city is exp<strong>and</strong>ing horizontally. Further more, most <strong>of</strong> the area <strong>of</strong><br />
<strong>Dhaka</strong> city is mixed l<strong>and</strong>use area where there is no zoning system, though during initial stage<br />
<strong>of</strong> planning there was a plan to divide the city as a residential, commercial, industrial,<br />
administrative <strong>and</strong> educational zone. Most <strong>of</strong> the informal settlements are low dense in spite<br />
<strong>of</strong> their high l<strong>and</strong> coverage (chapter 4).The infrastructure facilities are not available in the<br />
major part <strong>of</strong> the periphery due to the horizontal expansion <strong>of</strong> the city. The area <strong>of</strong> the city is<br />
growing so that the city corporation can not provide all facilities to the inhabitants. Another<br />
problem is movement cost <strong>and</strong> traffic congestion. It takes long time <strong>and</strong> high cost to come<br />
from Periphery to CBD.<br />
54
CHAPTER 7<br />
RECOMMENDATIONS AND CONCLUSION<br />
7.1 Recommendations<br />
One <strong>of</strong> the objectives <strong>of</strong> this study was to recommend housing block for informal<br />
settlements by maintaining st<strong>and</strong>ard physical densities <strong>and</strong> good spatial qualities to<br />
combat urban sprawl. This chapter focuses on the recommendations <strong>of</strong> the housing block<br />
for urban low income people to combat urban sprawl. The contemporary problem <strong>of</strong><br />
<strong>Dhaka</strong> city is its horizontal expansion in spite <strong>of</strong> the high or medium dense formal<br />
housing blocks <strong>and</strong> mix l<strong>and</strong> use characteristics in the inner part <strong>of</strong> the city. The<br />
development <strong>of</strong> low dense, for instance low FAR value, informal settlements in the inner<br />
part or periphery <strong>of</strong> the city are one <strong>of</strong> the main reasons behind this problem. Despite that<br />
the space usability <strong>of</strong> those settlements are not satisfactory due to the high percentage <strong>of</strong><br />
l<strong>and</strong> coverage by houses. The cross ventilation <strong>and</strong> daylight in such settlements are not<br />
available. So it is very important issue for concern to authorities to control physical<br />
densities <strong>and</strong> provide good spatial qualities to informal housing settlements which can<br />
combat urban sprawl.<br />
Many <strong>of</strong> the developed countries adopted the use <strong>of</strong> tall buildings to meet the dem<strong>and</strong> <strong>of</strong><br />
housing <strong>and</strong> increase density. But some drawbacks <strong>of</strong> such actions can be seen in those<br />
types <strong>of</strong> houses. Sometimes they are not viable from economic <strong>and</strong> social point <strong>of</strong> view.<br />
Rahman notes the relationship between density <strong>and</strong> cost <strong>of</strong> houses for the case <strong>of</strong><br />
Bangladesh. According to him<br />
“the rise <strong>of</strong> construction cost with the building height is prominent where<br />
construction is labor-intensive. Unit construction cost <strong>of</strong> a 7 storey<br />
building in Bangladesh, for example, is 50% higher than that <strong>of</strong> a 4-storey<br />
building. The construction cost for the later example is doubled for a 10<br />
storey building <strong>and</strong> 150% more in a 15 storey building. Unit construction<br />
costs remain the same for buildings similar in construction within a range<br />
<strong>of</strong> 1-2 stories” (Rahman, 2001).<br />
Rahman also argues that 1 to 2 storey houses can be built up by cheap labor, local<br />
technologies, construction method <strong>and</strong> earth materials which decrease cost. Since it is<br />
found from the findings that the space availability <strong>and</strong> its usability in side the block are<br />
not efficient; <strong>and</strong> the inhabitants use <strong>of</strong> out door space, as for example internal road <strong>and</strong><br />
surrounding footpath, as a semi private, private <strong>and</strong> communal space; the 1 to 2 storey<br />
housing block can be recommended in such a way that can provide sufficient private,<br />
semiprivate communal open spaces, <strong>and</strong> st<strong>and</strong>ard internal road width with the provision<br />
<strong>of</strong> cross ventilation <strong>and</strong> daylight.<br />
There is a lack <strong>of</strong> private, semiprivate <strong>and</strong> communal space <strong>of</strong> those blocks. But as a hot<br />
<strong>and</strong> humid country such space is very important for household chores, recreation,<br />
relaxation <strong>and</strong> sleep. In line with the open court yard <strong>and</strong> terrace, it can be recommended<br />
that a cluster <strong>of</strong> houses be built to increase efficiency <strong>of</strong> open spaces inside the block.<br />
55
The open court yard can be used as a semi private or communal space. It has been<br />
explored during the findings that the low income people use wood, bamboo or local<br />
materials for cooking <strong>and</strong> do their household chores in the internal roads or inside the<br />
living room, so the terrace can be used as private space to accomplish the household<br />
chores. It can also provide space between the houses <strong>and</strong> as a result the provision <strong>of</strong> day<br />
light can come inside the houses.<br />
The surrounding roads <strong>and</strong> footpaths width depend on the circulation <strong>of</strong> the vehicles in<br />
that area. The road width among clusters inside the block should be st<strong>and</strong>ard so that the<br />
motorized vehicles or fire brigade vehicles can enter easily inside the block.<br />
It also became evident in the findings chapter that there is no provision <strong>of</strong> cross<br />
ventilation in the houses <strong>of</strong> low income settlements due to their closeness <strong>and</strong><br />
unavailability <strong>of</strong> window. It can be recommended that the houses should be designed<br />
with windows in the front wall or wall beside terrace. No window should be fitted on the<br />
back side wall because the surrounding road is behind the houses which can cause noise<br />
<strong>and</strong> air pollution.<br />
Most <strong>of</strong> the houses in the informal settlements are made by local construction materials<br />
or earth materials. So the local construction materials or earth materials can be used<br />
during construction to control cost so that the low income people can afford those houses.<br />
On the other h<strong>and</strong> the low income people do not have expertise to build two storey<br />
houses by using earth materials. So the local people can be trained to minimize labor<br />
cost.<br />
The Central area <strong>of</strong> <strong>Dhaka</strong> city can be considered as a mix l<strong>and</strong> use area with very high<br />
<strong>and</strong> medium physical density though the spatial qualities in some formal settlements are<br />
not satisfactory due to the closeness <strong>of</strong> buildings. However, urban sprawl is the<br />
contemporary issue <strong>of</strong> <strong>Dhaka</strong> city due to its horizontal expansion <strong>and</strong> development <strong>of</strong> low<br />
dense informal houses in the periphery. So the government should consider the low<br />
income housing problem to increase physical density <strong>and</strong> efficiency <strong>of</strong> space <strong>of</strong> informal<br />
settlements. The government can provide vacant space by cheap price to make housing<br />
block with its surrounding roads <strong>and</strong> footpath. As a result the government can control the<br />
density <strong>and</strong> space usability <strong>of</strong> the informal settlements which may be the solution to<br />
reduce urban sprawl.<br />
7.2 Conclusion<br />
The study investigates the relationship between physical densities, spatial qualities <strong>and</strong><br />
urban sprawl. From the analysis <strong>of</strong> physical densities for both formal <strong>and</strong> informal<br />
settlements, it can be said that the physical densities <strong>of</strong> formal housing settlements are<br />
very high <strong>and</strong> the l<strong>and</strong> use characteristics <strong>of</strong> the city center is mix. In spite <strong>of</strong> that the area<br />
<strong>of</strong> the city is increasing horizontally due to the development <strong>of</strong> a lot <strong>of</strong> informal<br />
settlements in the periphery <strong>and</strong> center where the FAR value is very low but the<br />
percentage <strong>of</strong> l<strong>and</strong> coverage is very high. As a result it is very difficult to provide<br />
infrastructure facilities to the periphery. The traffic congestion <strong>and</strong> high cost <strong>of</strong> traveling<br />
are regular phenomenon <strong>of</strong> <strong>Dhaka</strong> city. The main reason behind this problem is the lack<br />
56
<strong>of</strong> proper monitoring in housing market; a problem that the appropriate authorities <strong>and</strong><br />
experts seem to have no underst<strong>and</strong>ing <strong>of</strong>.<br />
The study shows that the majority <strong>of</strong> the people in <strong>Dhaka</strong> city are living in the informal<br />
settlements, <strong>and</strong> those settlements are mostly located in the periphery <strong>of</strong> the city. They<br />
are found in the city center as well. The inhabitants in those settlements are very poor,<br />
most <strong>of</strong> them are day labor <strong>and</strong> unemployed, <strong>and</strong> as a result they are not able to maintain<br />
st<strong>and</strong>ard living condition. Based on this the study has come up with recommendation <strong>of</strong><br />
the housing block for those poor people. The recommendation has been made by ensuring<br />
st<strong>and</strong>ard physical densities <strong>and</strong> spatial qualities where the infrastructure services would<br />
be available. The aim <strong>of</strong> the recommendation is to combat urban sprawl by increasing<br />
physical density <strong>and</strong> efficiency <strong>of</strong> space.<br />
Majority <strong>of</strong> the informal settlements are developed on the government vacant l<strong>and</strong>. The<br />
inhabitants develop their own houses without considering any attributes <strong>of</strong> housing<br />
settlements. As a result the informal settlements are being grown up horizontally without<br />
considering density <strong>and</strong> efficient use <strong>of</strong> space. It can be said that the availability <strong>of</strong> space<br />
inside the informal settlements are not adequate because most <strong>of</strong> the space is covered by<br />
houses. Never the less, the inhabitants are accomplishing their household chores <strong>and</strong><br />
other activities on the internal roads as well as on the surrounding roads <strong>and</strong> footpaths.<br />
The study has suggested block for informal settlers to increase efficiency <strong>of</strong> space where<br />
there is a clear definition <strong>of</strong> private, semi private <strong>and</strong> communal spaces for performing<br />
their household chores <strong>and</strong> other activities.<br />
On the other h<strong>and</strong> the physical densities <strong>of</strong> the most formal housing blocks are medium to<br />
very high <strong>and</strong> most <strong>of</strong> the mix l<strong>and</strong> use can be found in any part <strong>of</strong> the city. The high<br />
percentage <strong>of</strong> l<strong>and</strong> coverage is very common in most <strong>of</strong> the formal settlements due to<br />
rapid urbanization <strong>and</strong> high price <strong>of</strong> l<strong>and</strong>. As a result the spaces among the houses are<br />
very low <strong>and</strong> the houses are getting cross ventilation just from the front side <strong>of</strong> the<br />
building. The presence <strong>of</strong> day light in the higher medium, medium <strong>and</strong> lower medium<br />
class area is not sufficient due to the high percentage <strong>of</strong> l<strong>and</strong> coverage by building.<br />
However, the lower percentage <strong>of</strong> l<strong>and</strong> coverage by building <strong>and</strong> good spatial qualities<br />
can be found in the higher income class area.<br />
In conclusion it can be said that there is a close relationship between physical densities,<br />
spatial qualities <strong>of</strong> housing settlements <strong>and</strong> urban sprawl. To investigate the relationship<br />
the study has analyzed the variables like FAR, percentage <strong>of</strong> l<strong>and</strong> coverage by buildings,<br />
space usability, cross ventilation, presence <strong>of</strong> daylight <strong>and</strong> plot characteristics. Finally it<br />
was discovered that the physical densities <strong>of</strong> formal settlements are not vital factor for<br />
<strong>Dhaka</strong> city sprawl due to their high physical densities but the low dense informal<br />
settlements are considered as a factor <strong>of</strong> urban sprawl.<br />
The urban sprawl can be combated by increasing the physical density <strong>and</strong> efficiency <strong>of</strong><br />
space in the informal settlements. If the housing block like low-rise high density could be<br />
developed, the density would be increased without interrupting spatial qualities where the<br />
government can provide l<strong>and</strong> at cheap prices. Such project will provide private, semi<br />
private <strong>and</strong> communal space for the household activities <strong>and</strong> the density will increase as<br />
well.<br />
57
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