Physical Density and Urban Sprawl: A Case of Dhaka City - KTH

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Table 3. 5: Apartment sizes in different areas of Dhaka city Name of the area Sizes of Apartments in square meters Lowest size Highest size Banani 127 221 Baridhara 105 279 Dhanmondi 110 270 Elephant Road 102 156 Gulshan 123 448 Green Road 70 163 Lalmatia 92 200 Mirpur 70 130 Moghbazar 78 157 Mohammadpur 74 145 Niketon 84 198 Segunbagicha 90 170 Shamoly 77 105 Shantinagar 84 166 Siddeshwary 82 165 Uttara Source: Nahiduzzaman, 2004 113 255 3.7 Density and Land supply in Dhaka city Figure 3.6: Land supply sub system in Dhaka city. Source: Nahiduzzaman, 2004. The land of Dhaka is owned by different sectors like public, private, individual owner got from their ancestor and some illegal occupants. Sometimes the individual owners sell their land or embark on joint venture with private developers due to shortage of money to construct structure. Figure 3.6 is showing the subsystem of land supply in Dhaka. Public sectors comprise of DCC, Capital Development Authority (RAJUK), and National Housing Authority (NHA) under ministry of housing and public works. Public sectors started development project mainly to settle the Muslim refugees who came from India after 1947, to resettle the squatters after the migration of a large number of people to the capital (Chowdhuri and Faruqui, 1990) and to provide residential plots to the general people. But the plots distribution systems are not fair because the high income people, powerful government officials and politicians get the plots instead of low and middle income people. Some people 28
even accuse RAJUK, the most prominent government organization involved in land development, for being a center of corruption and an organization that serves only the interests of the rich and powerful people (Islam,1996). NHA has implemented some land development projects in Lalmatia, Mohammadpur, Kalyanpur, Mirpur to rehabilitate refugees squatters as well as to provide housing plots to the government employees and general public where they will build residential and rehabilitation plots (for previous land owners), health centers, schools, mosques, parks, play grounds, etc. The size of the plots provided by the NHA varies from 117.25 square meters to 469 square meters (Nahiduzzaman, 2004). According to Seraj (2001) the DIT (Now RAJUK) started some land development projects in Gulshan, Banani, Baridhara and Dhanmondi, Uttara by supplying 1000 plots for the middle and high income people. Table 3.6 illustrates the RAJUK’s provided plot size and price. It can be seen from the table that the range of plot sizes are 201 square meters to 670 square meters where the range of prices are USD 34 to USD 45 per square meters. Table 3.6: RAJUK’s provided Plots size, quantity and their price Size of plots (sq. meter) Total number of plots Price (USD per sq. meter) 201 2890 34 335 2997 36.8 502.5 1133 39 670 992 45 Source: Farzana, 2004. Private sectors came into market since 1960 (Nahiduzzaman, 2004).They buy land from individual owners. The plot sizes of private sectors vary from 134 square meters to 335 square meters where the prices are ranging from USD 12 to USD 34 per square meter (Farzana, 2004) 3.8 Planned and unplanned housing in Dhaka city The housing condition of Dhaka city is very haphazard. The growth rate rate of unplanned housing is increasing rapidly. From the planned and unplanned housing map of Dhaka city during the year 1984 and 2004 in Figure 3.7, it can be seen that the growth rate of unplanned housing is 30% (estimated).Unplanned housing is rapidly increasing in the fringe area of Dhaka city. Unplanned housing can be seen in any part of Dhaka city (Figure 3.7) Although Most of the unplanned houses are available in fringe area of the city, it can be seen in the city center or in some planned areas where the FAR is standard with good spatial qualities. Motijheel is the Central Business District (CBD) of Dhaka city where 85% of housing is unplanned (Fig: 3.7). The interesting one is Mirpur which is a pure residential area for middle income class or lower middle income class where 90% of housing is unplanned (Fig: 3.7) Old Dhaka comprise of Sutrapur, Lalbagh and Kotwali where there is a very few planned housing. Those areas are very dense in terms of the percentage land coverage and most of the buildings are 2 to 4 storeys. Gulshan is the posh area of Dhaka city. It was developed as a pure residential area but now this area is treated as a mix land use area. The last one is Tejgaon industrial area where about 25% of housing is unplanned. 29
Page 1 and 2: KTH Architecture and the Built Envi
Page 3 and 4: CHAPTER 6: FINAL ANALYSIS..........
Page 5 and 6: ABSTRACT Md. Syful Islam: Physical
Page 7 and 8: CHAPTER 1 INTRODUCTION This study a
Page 9 and 10: Habraken (1998:292-93) states that,
Page 11 and 12: Since the study is dealing with the
Page 13 and 14: Banani Model Town residential area
Page 15 and 16: Applied Procedure to calculate land
Page 17 and 18: CHAPTER 2 THEORY OF THE CONCEPTUAL
Page 19 and 20: crowded and unsuitable environments
Page 21 and 22: unrealistic because tall buildings
Page 23 and 24: Carlos Barquin et. el. (1986) emplo
Page 25 and 26: Fig 2.7: Cluster of Informal settle
Page 27 and 28: Figure 3.1: Physical growth of Dhak
Page 29 and 30: Until 1951, Bangladesh was almost c
Page 31 and 32: 3.5 Land use pattern of Dhaka city
Page 33: construction is illegal while squat
Page 37 and 38: CUS, the number of informal settlem
Page 39 and 40: Figure 3.9: Ratio of formal and inf
Page 41 and 42: CHAPTER 4 FINDINGS FROM THE INFORMA
Page 43 and 44: Spatial qualities Spatial qualities
Page 45 and 46: settlement are selling their daily
Page 47 and 48: The houses are very close to one an
Page 49 and 50: Figure 4.15: The space inside the h
Page 51 and 52: It can be seen from the findings of
Page 53 and 54: 5.2 Shobhanbagh officers’ colony
Page 55 and 56: . Figure 5.4: Aerial photograph of
Page 57 and 58: CHAPTER 6 FINAL ANALYSIS Chapters 4
Page 59 and 60: narrow roads for drying and washing
Page 61 and 62: CHAPTER 7 RECOMMENDATIONS AND CONCL
Page 63 and 64: of proper monitoring in housing mar
Page 65 and 66: Nnaggenda-Musana A., (2004), Sprawl

Physical Density and Urban Sprawl: A Case of Dhaka City - KTH

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