Government of The People’s Republic of Bangladesh · Preparation of Detailed Area Plan (DAP) for DMDP Area : Extension of Group-B (Part of Group-D) , RAJUK. The next section describes

ORIGINAL

Government of The People’s Republic of Bangladesh Ministry of Housing and Public Works

RAJDHANI UNNAYAN KARTRIPAKKHA (RAJUK)

PPrreeppaarraattiioonn ooff DDeettaaiilleedd AArreeaa PPllaann ffoorr DDhhaakkaa MMeettrrooppoolliittaann DDeevveellooppmmeenntt PPllaannnniinngg ((DDMMDDPP)) AArreeaa

EEXXTTEENNSSIIOONN OOFF GGRROOUUPP--BB ((PPAARRTT OOFF GGRROOUUPP--DD))

FINAL PLAN

Ainta

Arakul

Astodona

Bakta

Beara

Bhabaniganj

Bir Baghair

Brahmangaon

Chandra Madhab

Char Alinagar

Char Shanghard

Char SridhardiDananagar

Dhalpur

Ghona Konda

Hazaribagh

Jajira

Katuail

Konda

Majid Beara

Motbari

PangaonPaschimdi

Pubdi

Purbo Baghair

Soarail

Tegharia

Utrail

MAY, 2010

Submitted by: ENGINEERING & PLANNING CONSULTANTS Ltd. 7/4, Block-A, Lalmatia, Dhaka-1207, Bangladesh

In association with:

DATA EXPERTS (Pvt.) LIMITED

House No. 25/3, Road No. 15 New (28 Old), Dhanmondi, Dhaka 1209

FINAL REPORT Executive Summary

Preparation of Detailed Area Plan (DAP) for DMDP Area : Extension of Group-B (Part of Group-D) , RAJUK.

EXECUTIVE SUMMARY The Detailed Area Plan which is the outcome of the last several years of extensive activities related to the preparation of physical plan of Dhaka, marks the completion of the process undertaken by the Rajdhani Unnayan Kartripakkha with the assistance of UNDP and UNCHS to prepare Dhaka Metropolitan Development Plan (DMDP) under the project ‘Preparation of Structure Plan (SP), Urban Area Plan (UAP) and Detailed Area Plan (DAP)- Metropolitan Development Plan Preparation and Management in Dhaka’ (UNDP No. BGD/88/052 and TAPP No. TA/BGD/88-052). DMDP is a three tier plan package of which 1st two tiers, viz. Structure Plan and Urban Area Plan were prepared during 1992-1995 period by the joint team of Consultants from home and abroad and counterpart experts employed by RAJUK. The Report contains seven chapters sequentially describing the Background of the project, Critical Planning issues which influenced the Plan Preparation process, the Development Plan Proposals, Plan Implementation Procedure and Follow up Actions required for the implementation of the Plan. The Background section provided a description of the project objectives, brief background and purpose of the project. It stated that the Plan has been prepared on the basis of the Section 73 of Town Improvement Act which empowers RAJUK to prepare Land use Plan for its jurisdictions and it also designates RAJUK as the custodian of the Plan which extends to 2015. RAJUK’s jurisdiction covers approximately 590 sq. miles comprising 26 Strategic Planning Zones. For the purpose of preparation of Detailed Area Plan (DAP), the whole of RAJUK area has been divided into five groups. The project area of Group-D covers about 42759.69 acres (66.81 sq. miles) and includes Strategic Planning Zone no. 18. The Group-B extension area, which is a part of Group-D, covers about 8837 acres (13.75 sq. miles) and constitutes a small portion of south-western boundary of RAJUK. It is located in the southern end of Keraniganj thana of Dhaka District. Dhaka-Mawa Road passes through the northern portion of the area and at some points touches it. The Buriganga and the Dhaleshwari Rivers are the two rivers of the area. As per 2001 Census Report the Population of the Project area is 60683. The area is not served by Railway and there is no loading and unloading berth provided by BIWTA for water ways though all the southern districts bound vessels ply through the Buriganga river of the area. The section also describes the salient features of the higher level plans: Dacca Master Plan 1959, Dhaka Metropolitan Area Integrated Urban Development Project, Structure Plan and Urban Area Plan. It also provides a brief description of the project area. This part of the Keraniganj Thana was not covered by Dacca Master Plan 1959 in its planning proposals though it described its potential to become small daughter city of Dhaka. The Dhaka Metropolitan Area Integrated Urban Development Project discouraged development of the area as it will interfere with the drainage system which may result in adverse hydrological impact on adjacent areas. The Structure Plan designated the area as Flood Plain and imposed restriction on the development of the area. The Urban Area Plan excluded the area from Urban area. The section ends with an analysis of the outcome of the Public Hearing on the Draft Final Plan. From the analysis it has been observed that most of the respondents are against proposed landuse. About 42.40 percent registered their objection regarding proposed landuse, 33.60 percent against widening of canals, 2.40 percent against proposed new road. Only 0.80 percent appreciated the plan while 20.80 percent demanded change of landuse into urban residential use. A Review Committee was formed by the Ministry of Housing and Public Works to review the Plan. This section also includes a brief note on the out come of the Review Committee observations and ultimate unanimous resolution of all the issues raised by it.

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The next section describes the critical issues that have bearing on the plan preparation process. It provided an analysis of the existing settlements and its problems, utility provisions, description of infrastructure, geo-physical condition and the problems of the area. From population projection it has been found that during the plan period the project area’s population will decrease by 11494 persons. The project area is adjacent to the industrial belt on the other bank of Buriganga River and the potato growing areas of Munshiganj. Cold storage godowns have been set up for storage of potato grown in Munshiganj. The Buriganga River levee houses several inland river vessel repair and construction yards. The pervasive brick manufacturing is also important economic activity of the area. The under construction Pangaon Container Port will generate employment opportunities. Thus it is expected that the additional work force will be absorbed within the existing economic activities. The Consultants have pointed out the likely adverse impact of the Pangaon Container Depot on the project area and on the capital city. As per higher level plan the Consultants also recommend that the public sector programs for the area should not be realized. The section also includes Consultants observation on the possible impact of Padma Bridge with railway. The Consultants has strongly recommended the evacuation of fill materials used by private land developers in the area. Development Plan Proposals have been explained in section three. It describes the policy framework as provided in the higher level plans. Then it deals with the planning principles, standards and general development strategies adapted in the plan. Strategies have been described in broad heads like drainage, residential development, industrial development, mixed use development, transport and connectivity, Flood Flow Zone, water body and open spaces, amenities and community facilities, environmental management and support to hinterland. Infrastructure proposals have been grouped into proposals for Transport, Utility Services and Drainage. The proposed Land use Zones are: Rural Settlement Zone and Flood Flow Zone. The summary of land allocation under each zone has been presented in a table. As the entire area is designated as Flood flow Zone no description of Land Use Zones has been provided in the section. However the section includes a brief description of the actions taken by RAJUK against the unauthorized land developers in the area. At the end of the section an Integrated Plan of the Project Area has been provided. Section Four deals with development control mechanism and plan implementation priorities and Phasing. DMDP Structure Plan Phasing has been adopted in DAP. The DMDP phases are: (i) Short-term, (ii) medium-term and (iii) Long-term. In the DAP short-term has been termed as phase-I, likewise medium-term phase-II and long-term phase-III. The plan period extends to 2015. As such the Phase-I covers 2010-2012 period, Phase-II covers 2012-2015 and Phase-III extends beyond the plan period. In prioritizing various use stakeholders’ desire has been taken into account. Road priority has been fixed on the basis of need and enablement requirement. The section also describes the land use control procedures. Three tier permit procedure has been proposed in this plan. In the first tier it will be the function of Land use Permit Planner (LPP), at the mid level Land use Permit Committee (LPC) and at the top level Nagorik Committee. Land use permit procedure has been explained through flow diagram. For each category of land use zone there are certain uses which are their permitted uses and clearance for those uses can be obtained at the first tier. For uses under conditional use it will be the function of second tier. If anyone wants to get permit for new use or conditional use of that zone, it will be the function of third tier. However, if anyone is not satisfied with the decision of any tier, one can approach to the next tier for settlement and finally up to court. Projects incorporated for implementation in the plan has been described in Section-V. As the area has been designated as Flood Flow Zone no Project has been proposed. However, a list of the public investment projects and Stakeholders’ wish list has been incorporated in it.

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Section six deals with the list of Follow Up Actions to be under taken. The foremost of the actions are strengthening of RAJUK’s capacity to perform its development control function properly all over its jurisdiction. Plan implementation needs people’s participation, especially, land development projects. The Consultants strongly feel that successful implementation of the DAP depends on the Action Area Plans to be undertaken by RAJUK at the end of the Detailed Area Plan. In the conclusion importance has been given on the application of the plan after due ratification. With out application the plan remains as a piece of paper. It has also been recommended for periodic review and up date of the plan. To save Dhaka from further deterioration there is no alternative to the implementation of the DAP.

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FINAL REPORT Preparation of Detailed Area Plan (DAP) for DMDP Area : Group-B , (Part of Group-D) , RAJUK.

Table of Contents

EXECUTIVE SUMMARY.............................................................................................i

CHAPTER-I: BACKGROUND

1.1 Introduction .................................................................................................................. I-1

1.2 Background .................................................................................................................... I-1

1.3 Purpose of the Detailed Area Plan .............................................................................. I-2

1.4 Objective of the Project ................................................................................................ I-2

1.4.1 General Objectives ................................................................................................I-3

1.4.2 Specific Objectives..................................................................................................I-3

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

1.6 Duration of the Detailed Area Plan (DAP) and Amendment Options ...................... I-3

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

a. Explanatory Report ................................................................................................... I-4

b. Integrated Planning Map........................................................................................... I-4

1.8 Description of the Planning Area ................................................................................. I-4

1.8.1 Administrative and Cadastral Boundaries .........................................................I-9

1.8.2 Geo-physical Profile ...............................................................................................I-9

a. Geology and Soil ...................................................................................................... I-9

b. Topography............................................................................................................... I-10

c. Climate...................................................................................................................... I-10

1.9 Review of Previous Plans and Proposals ..................................................................... I-11

1.9.1 Master Plan for Dhaka, 1959 ........................................................................... I-11

a. Relevant Recommendations ..................................................................................... I-11

b. Application of the Master Plan for Dhaka, 1959 ...................................................... I-12

1.9.2 Dhaka Metropolitan Area Integrated Urban Development Project

(DMAIUDP) ........................................................................................................... I-12


b. Application of DMAIUDP........................................................................................ I-13

1.9.3 DMDP Structure Plan and Urban Area Plan…............................................. I-13


b. Application of the Structure Plan and Urban Area Plan .......................................... I-16

1.10 Public Consultation ....................................................................................................... I-16

1.10.1 Consultation With Local Government Authorities ....................................... I-16

1.10.2 Consultation With Different Communities ................................................... I-16

1.10.3 Public Hearing .................................................................................................. I-17

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1.11 Draft DAP Review by Review Committee................................................................... I-20

1.12 Draft DAP Review by PORJALOCHANA Committee.............................................. I-22

CHAPTER-II: CRITICAL PLANNING ISSUES

2.1 Existing Development Pattern ..................................................................................... II-1

2.1.1 General .............................................................................................................. II-1

2.1.2 Socio-economic Profile ..................................................................................... II-1

a. Family Size ............................................................................................................... II-1

b. Age and Sex Structure .............................................................................................. II-1

c. Religious Groups ...................................................................................................... II-2

d. Educational status ..................................................................................................... II-2

e. Occupation/ Employment Pattern ............................................................................. II-3

f. Income and Expenditure Levels ............................................................................... II-4

g. Source of Income...................................................................................................... II-5

h. Migration .................................................................................................................. II-5

2.1.3 Land Use ............................................................................................................ II-5

a. Residential Areas ...................................................................................................... II-5

b. Industrial Areas......................................................................................................... II-5

c. Commercial Areas ................................................................................................... II-6

d. Amenities and Urban Facilities................................................................................. II-6

e. Non urbanized Area .................................................................................................. II-6

2.1.4 Infrastructure.................................................................................................... II-6

a. Circulation Network ................................................................................................. II-6

b. Utility Services ......................................................................................................... II-7

2.1.5 Land Ownership and Value ............................................................................. II-8

2.2 Expected Development .................................................................................................. II-8

2.2.1 Population.......................................................................................................... II-8

2.2.2 Economic Activities........................................................................................... II-10

2.3 Development Problems.................................................................................................. II-11

2.3.1 Hydrology (Drainage and Flooding) ............................................................... II-11

2.3.2 Earthquake Hazard .......................................................................................... II-12

2.3.3 Spontaneous Development ............................................................................... II-12

2.3.4 Transportation .................................................................................................. II-12

a. Road.......................................................................................................................... II-12

b. Railway..................................................................................................................... II-13

c. Waterway.................................................................................................................. II-14

d. Modal Conflict.......................................................................................................... II-14

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e. Transportation Problem versus Urban Land Use...................................................... II-14

2.3.5 Utility Services................................................................................................... II-14

a. Electricity.................................................................................................................. II-14

b. Water Supply ........................................................................................................... II-14

c. Gas Supply................................................................................................................ II-14

d. Sewage Disposal ...................................................................................................... II-14

e. Drainage ................................................................................................................... II-15

f. Solid Waste Disposal ............................................................................................... II-15

2.3.6 Amenities and Urban Facilities ....................................................................... II-15

a. Active and Passive Recreation.................................................................................. II-15

b. Educational Facilities ............................................................................................... II-15

c. Marketplace Facilities............................................................................................... II-15

d. Community and Urban Facilities .............................................................................. II-15

2.3.7 Environmental Concern ................................................................................... II-15

a. Flood Flow and Waterbody ...................................................................................... II-15

b. Pollution.................................................................................................................... II-16

c. Loss of Biodiversity.................................................................................................. II-16

d. Potential Hazards ...................................................................................................... II-16

e. Health and Safety...................................................................................................... II-16

f. Controlling Instruments ............................................................................................ II-16

2.3.8 Lack of Co-ordination Among Agencies......................................................... II-16

a. Duplication of Effort................................................................................................. II-17

b. Contravention of Abiding Plans by Line Agencies/Authorities ............................... II-17

c. Weak Plan Enforcement Mechanism........................................................................ II-17

d. Ineffective Action Against Plan Violators................................................................ II-17

2.3.9 Shelter and Settlement...................................................................................... II-17

2.4 Current Investment Program....................................................................................... II-17

2.5 Stake Holders’ Wish List of Projects ........................................................................... II-19

CHAPTER-III DEVELOPMENT PLAN PROPOSALS

3.1 Abiding Policy Frameworks of Higher Level Plans ................................................... III-1

3.2 Planning Principles and Standards.............................................................................. III-2

3.2.1 Guiding Principles ............................................................................................ III-2

3.2.2 Planning Standards........................................................................................... III-2

3.3 Preferred Development Strategies ............................................................................... III-5

3.3.1 Drainage............................................................................................................. III-6

3.3.2 Residential Development.................................................................................. III-6

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3.3.3 Industrial Development.................................................................................... III-6

3.3.4 Mixed Use Development ................................................................................... III-7

3.3.5 Transport and Connectivity............................................................................. III-7

3.3.6 Flood Flow Zones .............................................................................................. III-7

3.3.7 Non-urban Areas............................................................................................... III-7

3.3.8 Water Body and Open Spaces ......................................................................... III-7

3.3.9 Amenities and Community Facilities .............................................................. III-7

3.3.10 Solid Waste Management................................................................................. III-7

3.3.11 Water Supply .................................................................................................... III-7

3.3.12 Electricity........................................................................................................... III-8

3.3.13 Gas Supply......................................................................................................... III-8

3.3.14 Conservation of Monument and Heritage ...................................................... III-8

3.3.15 Environmental Management ........................................................................... III-8

3.3.16 Supporting the Surrounding Hinterland ........................................................ III-8

3.4 Major Infrastructure Proposals ................................................................................... III-8

3.4.1 Transport........................................................................................................... III-8

3.4.2 Utility Services................................................................................................... III-9

3.5 Amenity and Urban Facility Proposals........................................................................ III-11

3.6 Description of the Plan .................................................................................................. III-11

CHAPTER IV: PLAN IMPLEMENTATION

4.1 Implementation Strategy............................................................................................... IV-1

4.2 Landuse Management ................................................................................................... IV-1

4.2.1 Land Development Techniques ....................................................................... IV-2

4.3 Areas for Action Area Plan........................................................................................... IV-2

4.4 Public Sector Action Program...................................................................................... IV-2

4.5 Area Development Priorities and Phasing................................................................... IV-3

4.5.1 Phasing............................................................................................................... IV-3

4.5.2 Priorities ............................................................................................................ IV-3

4.6 Landuse Zoning ............................................................................................................. IV-4

4.6.1 Landuse Zone Classification ............................................................................ IV-5

a. Rural Settlement Zone .............................................................................................. IV-6

b. Flood Flow Zone....................................................................................................... IV-10

c. Water Body............................................................................................................... IV-11

4.6.2 Special Functional Options .............................................................................. IV-11

4.6.3 Principal Use and Accessory Use..................................................................... IV-14

4.7 Development Control .................................................................................................... IV-14

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4.7.1 Issue Landuse Permit to Land Parcel ............................................................. IV-15

a. Structure of Landuse Permit Authority..................................................................... IV-15

b. Landuse Permit Option ............................................................................................. IV-16

c. Landuse Permit Procedure ........................................................................................ IV-17

4.7.2 Interaction With People ................................................................................... IV-20

CHAPTER V: PROJECT PLAN

5.1 Introduction ................................................................................................................... V-1

5.2 Description of Projects .................................................................................................. V-1

5.3 Indication of Project Cost ............................................................................................. V-1

CHAPTER VI: FOLLOW UP ACTIONS

6.1 Introduction ................................................................................................................... VI-1

6.2 Follow up Actions .......................................................................................................... VI-1

6.2.1 Awareness Building..................................................................................... ..... VI-1

6.2.2 Willingness of the Authorities to implement the Plan ................................... VI-1

6.2.3 Revision of existing and formulation of new legal provisions relevant to

DAP .................................................................................................................... VI-1

6.2.4 Identification and Preparation of Policies for Non Conforming Uses ......... VI-2

6.2.5 Preparation of Action Area Plan..................................................................... VI-2

6.2.6 Resolving Duality of Power in Granting Planning Permit ............................ VI-2

6.2.7 Decentralization of RAJUK Function ............................................................ VI-2

6.2.8 Bringing Potential Areas for Urban Growth under Municipal Authority .. VI-2

6.2.9 Strengthening Planning Department ............................................................. VI-3

6.2.10 Co-ordination Among Related Authorities/ Agencies ................................... VI-3

6.2.11 Enforcement of Law for Restoring Plan......................................................... VI-3

6.2.12 Provision of penalty for Plan Violation .......................................................... VI-3

6.2.13 Plan Review ...................................................................................................... VI-3

6.2.14 Archiving of Planning Documents................................................................... VI-3

6.2.15 Computerization of Development Control Process........................................ VI-3

CHAPTER VII: CONCLUSION .............................................................................................. VII-1

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List of Tables Table No. 1.1: Required Maps with corresponding Scale ............................................................ I-4

Table No. 1.2: Population and Area of Group-B, (Part of Group-D) by Administrative Units.... I-5

Table No. 1.3: Administrative Units of Group-B, (Part of Group-D) .......................................... I-9

Table No. 1.4: Mean Monthly Rainfall and Temperature of the Project Area ............................. I-11

Table No. 1.9: Complaints from Different Stakeholders and Actions Taken............................... I-20

Table No. 2.1: Family Size ........................................................................................................... II-1

Table No. 2.2: Age and Sex Structure .......................................................................................... II-2

Table No. 2.3: Religion ................................................................................................................ II-2

Table No. 2.4: Educational Status ................................................................................................ II-2

Table No. 2.5: Occupational Status .............................................................................................. II-3

Table No. 2.6: Level of income .................................................................................................... II-4

Table No. 2.7: Family Expenditure .............................................................................................. II-4

Table No. 2.8: Source of Income.................................................................................................. II-5

Table No. 2.9: Population Growth and Density: Urban Area Plan............................................... II-9

Table No. 2.10: Mauza wise Projected Population....................................................................... II-9

Table No. 2.11: Distribution of Increased Population According to Sex and Age Group............ II-10

Table No. 2.11: Distribution of Population According to Sex and Age Group............................ II-10

Table No. 2.14: Employment Status............................................................................................. II-11

Table No. 3.1: Target Standards for Provision of Community Services ...................................... III-3

Table No. 3.2: BNBC Guidelines for Development of Minimum Standard Housing .................. III-3

Table No. 3.3: Road Standards ..................................................................................................... III-3

Table No. 3.4: By comparison, the Private Residential project (Plots) Rules 1991,

calls for ............................................................................................................... III-3

Table No. 3.5: Facility Standard at Neighborhood Level ............................................................. III-4

Table No. 3.6: Proposed Landuse................................................................................................. III-11

Table No. 4.1: Structure Plan Phasing.......................................................................................... IV-3

Table No. 4.2: Landuse Permitted ................................................................................................ IV-7

Table No. 4.3: Landuse Conditionally Permitted ......................................................................... IV-7







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List of Figures

Figure 1.1: % of different complains against different issues ...................................................................I-18

Figure 4.1: Structure of Landuse Permit Authority Showing Linkages ...................................................IV-15

Figure No. 4.2: Flow Diagram Showing Activity Linkage of Plan Permit Procedure............................IV-18

List of Maps

Map No. 1.1: Project Area location ..................................................................................................... I-7

Map No. 1.2: The Boundaries of different Administrative Areas....................................................... I-8

Map No. 1.3: Structure Plan Policy for Extension of Group B Area.................................................. I-15

Map No. 3.1: Existing & Proposed Road for Extension of Group B Area......................................... III-10

Map No. 3.a: Contor Map fro Extension of Group B Area................................................................. III-14

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CHAPTER-I _________________________________BACKGROUND

CHAPTER-II ___________________ CRITICAL PLANNING ISSUES

CHAPTER-III _____________ DEVELOPMENT PLAN PROPOSALS

CHAPTER-IV ______________________ PLAN IMPLEMENTATION

CHAPTER-V ________________________________ PROJECT PLAN

CHAPTER-VI __________________________FOLLOW UP ACTIONS

CHAPTER-VII __________________________________ CONCLUSION

________________________ EXECUTIVE SUMMARY

FINAL REPORT Chapter-I: Background Preparation of Detailed Area Plan (DAP) for DMDP Area : Extension of Group-B(Part of Group-D) , RAJUK.

CHAPTER I: BACKGROUND 1.1 Introduction The Detailed Area Plan which is the outcome of the last several years of extensive activities related to the preparation of physical plan of Dhaka, marks the completion of the process undertaken by the Rajdhani Unnayan Kartripakkha with the assistance of UNDP and UNCHS to prepare Dhaka Metropolitan Development Plan (DMDP) under the project ‘Preparation of Structure Plan (SP), Urban Area Plan (UAP) and Detailed Area Plan (DAP)-Metropolitan Development Plan Preparation and Management in Dhaka’ (UNDP No. BGD/88/052 and TAPP No. TA/BGD/88-052). DMDP is a three tier plan package of which 1st two tiers, viz. Structure Plan and Urban Area Plan were prepared during 1992-1995 period by the joint team of Consultants from home and abroad and counterpart experts employed by RAJUK. After a long gap, RAJUK initiated the task of preparation of Detailed Area Plan for the entire RAJUK area. In order to complete the task efficiently, RAJUK divided its control area into five groups and several locations and awarded five local consulting firms with the work. The work was designed to be accomplished in six reports based stages spread over two years. Due to the problems of mauza map collection and very complicated and time consuming physical feature survey process based on Global Positioning and Geographical Information System, time over run was unavoidable. As such, it took almost four years to complete the task. This is the final output of the process of preparation of the Detailed Area Plan to guide the development of Dhaka in a planned manner befitting standard urban living of 21st century. 1.2 Background The major factor behind rapid urbanization in Bangladesh has been the rural-urban migration. This phenomenon was little known prior to the partition in 1947. The pace of urbanization slowly picked up speed and reached an unimaginable peak after the War of Independence. This unprecedented growth coupled with the unplanned growth of settlements made the preparation of new urban plan an imperative for fast growing towns. Plans were previously prepared for Dhaka and Chittagong by a British firm of Consultants in 1959. However, this plan though proved useful initially for the purpose of guided development of the cities was soon overtaken by events that could not be foreseen by anybody at the time of their preparation in the fifties of the last century. Dhaka became many times larger than the size visualized earlier and consequently the plans became superseded and useless as the instrument of development control. Necessity of preparation of an up-to-date urban plan became obvious even to the ordinary citizens. However, the bureaucratic red-tapism and a general lack of comprehension regarding plan preparation and implementation caused loss of valuable time. Finally in early 1990s, a new plan was prepared by RAJUK with the assistance of UNDP/UNCHS, known as. Dhaka Metropolitan Development Plan (DMDP), during 1992-95. The DMDP is a plan, based on modern concepts which differ fundamentally from earlier practice of preparing end-state plans which becomes out-dated in a dynamic growth situation. The DMDP is a three tier plan package namely Structure Plan providing longer time guidance for growth of the cities followed by the Urban Area Plan with shorter time frame providing direction for implementation of the

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existing urban areas and their immediate surroundings exhibiting some development pressure. The Detailed Area Plan is based on actual survey and studies and covers individual parts of town where immediate intervention is needed. The DMDP Consultants prepared the 1st two items in considerable details but did not prepare any DAP. However, though late, RAJUK took up the preparation of Detailed Area Plan in one go, although initially the idea was to precede selectively taking the high pressure zones first and then gradually taking up lesser priority zones. This strategy was adopted as Structure Plan accepts and recognizes the uncertainty of future and leaves more detailed problems for resolution nearer the time they occur. This is more applicable for areas where growth of population and economic development cannot be determined with any degree of precision. But events in metro-Dhaka overtook this assumption and it is observed that in reality development has been initiated by private and individual developers in areas designated as low priority, flood flow zones and retention pond reserves. Naturally, it has become imperative to prepare Detailed Area Plan for the whole of metro-Dhaka and this bold decision by RAJUK may prove to be beneficial for the city in the long run. The on-going project of preparation of Detailed Area Plans of 5 sites grouped on the basis of geographical location and settlement pattern seeks to prepare detailed spatial plans. This is the culmination of the "three tier plans" (1995-2015) of Dhaka Metropolitan Area as was originally envisaged. 1.3 Purpose of the Detailed Area Plan Detailed Area Plan provides guidance for development where action is expected in the short term and it covers individual parts of a city within a variable time frame. It is concerned with whole range of planning matters for part of the area covered by a Structure Plan setting out in detail the changes the authority intend them to take place and giving guidance on the form of new development. It shows location of roads, infrastructure, community facilities and acceptable land use zones. Consequently it can serve as an effective tool for development control. The specific purposes of Detailed Area Plan are: • Set out the planning policies of the selected area. • Amplify the long-term planning intentions of the Structure Plan in the local context. • Provide a detailed analysis of the area and an urban design of good quality. • Serve as a reference document for land clearance and building permission. • Serve as a document for land use and development control. • Provide guidelines for public and private investment priorities. • Offer clarity and accuracy regarding future development to inhabitants and investors. • Make recommendations on land development techniques (Land Readjustment, Guided Land

Development). • Describe and make maps for specific proposals. 1.4 Objective of the Project Some objectives of DAP are general and some are more specific in nature. These are separately mentioned below.

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

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

expansion • Create an urban environment enabling citizens enjoy the services that suit urban living.

1.4.2 Specific Objectives

• Implementation of Dhaka Metropolitan Development Plan 1995-2015 • Data Management and Dissemination • Preparation of Multi-sector Investment Plan • Ensuring Clarity and Security of Investment • Providing Guideline for Development • Ensuring Sustainable Environment

1.5 Custodian of the Detailed Area Plan Section 73 (1) of the Town Improvement Act 1953 empowers RAJUK to ‘Prepare a Master Plan for the Area within its jurisdiction indicating the manner in which it proposes that land should be used and (whether by carrying out thereon of development or otherwise) the stages by which any such development should be carried out. At present three tier development plan in the form of Structure Plan, Urban Area Plan and Detailed Area Plans are prepared. DMDP has been published in the Official Gazette on August 4, 1997 (SRO N.1834-law/97) and has become a legal document for the guidance of development of Dhaka. Rajdhani Unnayan Kartripakkha is the custodian of DMDP; as such RAJUK is the custodian of the Detailed Area Plan prepared under it as well. As the custodian of all the three-tier of plans including the Detailed Area Plan prepared under the present project, RAJUK has the responsibility of development control of its jurisdiction area either by itself or with the co-operation of other agencies of the government responsible for carrying out development activities within RAJUK’s jurisdiction. 1.6 Duration of the Detailed Area Plan (DAP) and Amendment Options Usually a plan is prepared for a period of 20 to 25 years. DMDP has been prepared for 20 years carrying to1995-2015 period. As such the Detailed Area Plan prepared under this project extends to 2015. However, every plan requires periodic review and updating which is usually done every five years. The Consultants propose that the plan should be reviewed at the end of 2015. At the same time initiative should be taken for review and updating of the plan accordingly at the end of 2015, so that it can be extended for a further period of 10 years, i.e. 2025. Section 74 (2) of the Town Improvement Act empowers RAJUK to amend its plan from time to time. If development trend during this period 2015 to 2025 calls for the preparation of a fresh three tier development plan, RAJUK by dint of the authority conferred to it by Section 73 (1) of Town Improvement Act shall take initiative to prepare a new plan for its jurisdiction.

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1.7 Format of Detailed Area Plan The Detailed Area Plan consists of

a) Explanatory Report b) Integrated Planning Map

a) Explanatory Report The Explanatory Report provides an account of the planning process, demographic and socio-economic data, information on higher level planning context and a description of the Integrated Planning Map. The Report contains maps on a scale that is appropriate to the information they carry and convenient for inclusion in a Report (A4 and A3 sizes). b) Integrated Planning Map The Integrated Planning Map shows different layers of information like the cadastral base, administrative boundaries, geo-physical features (contour line, water bodies), infrastructures and existing/proposed land use. 1.8 Description of the Planning Area RAJUK jurisdiction extends over approximately 1528 sq.km. (590 sq miles) comprising 26 Strategic Planning Zones. For the purpose of preparation of Detailed Area Plan (DAP), the whole of RAJUK area has been divided into 5 groups (within these 5 groups are included the 11 locations for which initiative to prepare DAP was taken earlier). The project area Group-D covers about 42759.69 acres of land of Strategic Planning Zone No.18. Group-D part of the extension area belonging to Group-B covers about 8310.60 acres and constitutes a small portion of western boundary of RAJUK command area. In its south lies the south west part of Group–B area, in the west, Dhaleshwari river, in the east, Buriganga river and in the north the remaining part of group-D area. Project Location is shown in Map No. 1.1. There are 28 mauzas spread over Konda and Tegharia unions (Map No.1.2). The estimated population of the area in 2015 will be 70158 with per acre density 8.44 persons. Data on area and population is presented in Table No.1.2 Table No. 1.1: Population and Area of Group-D (Ex. of G-B) by Administrative Units

Total Area District Thana SPZ Union Acre Hectare

Population 2001

Population 2015

Tegharia 2010.19 813.50 10287 15069 Dhaka Keraniganj 18

Konda 6300.41 2549.70 37611 55089 Total 8310.60 3363.20 47898 70158 Source: Population Data Estimated from 2001 Census Report The area is one of the low-lying tracts of the RAJUK territory and forms the sub-flood flow and main flood flow zone of Padma-Dhaleshwari flood plain. However, settlements can be seen as pockets of islands scattered over the area. The settlements are characterized by pucca mosque with tall minaret serving as land mark. Houses are generally kutcha, but quite a good number of pucca, semi-pucca houses can also be found. Development pressure is created by influx of in-migrants

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compared to the number of local people. In recent times, private developers are seen to be operating in a large scale. A very large portion of the land has already been taken over by land developers. Almost the whole of Ainta mauza has been covered by such activities. Many plots are in the process of being developed with rudimentary circulation facilities only, without proper finish and necessary utility connections. Major rivers of the area are the Buriganga and the Dhaleshwari. The Buringanga river makes the eastern boundary of the area while the Dhaleshwari runs through south and western boundary. The Buriganga River serves as an important river route connecting Dhaka with southern districts, but this portion of the project area is not included in the route. It only serves as a ferry route with the opposite bank connecting Aliganj, Pagla, Shyampur of DND triangle and the old Dhaka-Narayanganj Road. Dhaka-Mawa road connecting southern and south-western districts of the country by road runs through a very small portion of the western boundary of the project area. This provides the project area an easy access with Dhaka. The area is not covered by railway network. Almost the entire area excepting the 'island' settlements goes under 10' to 15' deep water during the rainy season. Until very recently, boats were the only means of connection of the settlements scattered in the area. The road network which is mostly narrow cannot survive the onslaught of waves generated from the waters around and thus most of the roads are characterized by tell-tale signs of erosion along their total length. Recently attempts are being made to protect the road embankments from erosion The area is generally rural in character and has undergone substantial change during the past few years. The Dhaka-Mawa road has become a major commuter corridor and provides ample incentive for outsiders to settle in the area. A bridge is now under construction on Dhaleshwari River. When completed, direct connection with Munshiganj town will be established with the area by road. RAJUK housing project, possible development of a cantonment, the under construction of inland container port and the private sector actions will promote fast development in the area, the signs of which are evident. The area though low-lying and affected by annual flooding, local people report that agriculture is not profitable in some parts of the area as lands have lost fertility due to pollution from brick fields. Brick manufacturing in the area has caused substantial loss to agriculture and environment. A site in the Pangaon Mauza of the project area has been selected for construction of an Inland Container Port. It may be mentioned that DMDP has recommended for relocation of the port in the eastern bank of the river. However, if the project is realized, the economy of the area will be strengthened, resulting in induced urbanization. This matter needs careful consideration as it may seriously impede free flow of flood water from annual flooding.

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The area can be an excellent location for establishing ship building activities presently crowded in the Jinjira area. Some parts of the area lack all weather road networks. In the rainy season these areas can only be reached by boats which make communication difficult. Whatever roads exist in the area are narrow and in dilapidated condition. Roads are difficult to maintain as continuous onslaught from the waves generated by flood water and nearby river erode the embankments extensively. The area is located in the west bank of the Buriganga River and connected both by road and waterways. From Dhaka, one has to cross the China-Bangla Friendship Bridge No, 1 and then proceed southward by road. However, one can travel to the area from several points by waterways from Pagla, Fatulla and Aliganj which are important places of employment.

The entire area other than the pockets of island type settlements and recently filled up areas goes under 10’ to 15’ water during rainy season. Huge tract of land has already been raised above flood level by carried earth and a substantial area is fast becoming ready for occupation. These activities by private developers made a substantial portion of land south of the bridge to rise above annual flood level.

The area is located opposite to old Dhaka and connected by two bridges over river Buriganga thus making it attractive for development of residence, commerce and industry. Moreover, with the development of Dhaka-Mawa road, distance by road between Dhaka and Khulna has shortened. Improved accessibility has substantially enhanced the potential of the area as a future site for new urban development. The process of urbanization has already begun in the area and is evident from the massive activities of the private sector land developers. But the crucial issues which make the area vulnerable from the environmental point of view is that most of the area is a part of Dhaleshwari flood plain which drains out flood water from annual flooding from Ganges-Padma Rivers. As such, any obstruction of the water flow will negatively impact on the surrounding areas, especially old Dhaka and areas east of old Dhaka-Narayanganj road which at present is a protected area from annual flooding. This issue has been considered at length while preparing 1959 Master Plan for Dhaka and DMDP plans. It has been mentioned very clearly to refrain from massive land development in the area for ensuring unimpeded flow of water during rainy season. The portion that has been allocated to Group-B (as a part of Group-D) is most vulnerable area. But throwing all caution to the wind, private land developers are seen to be very active here and they are developing land without any consideration of drainage of flood water which will adversely impact on the ecological balance of the surrounding areas and thus may lead to the necessity of expensive mitigation measures. Chittagong Port Authority and Bangladesh Inland Water Transport Authority are going to set up an inland container port covering 90 acres of land in the Pangaon mauza of the project area. In the mid nineties of the last century preliminary investigation work in this respect was completed with Japanese assistance. The DMDP plans has advocated for reconsideration of the decision of establishing the same in the area for a number of reasons, of which the most important issue was the question of drainage of flood water. Though discouraged in the DMDP Plan, the Chittagong Port Authority and the BIWTA are going ahead with the project. Although no allocation has been made in the Annual Development Plan, the project is going to be implemented with the Chittagong Port Authority's own fund and next phase of the work is being carried out in full suing.

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The area has potentiality for development of ship building and ship repairing industry. The Buriganga River and the numerous water channels all around with levee on the river bank make the area suitable for shifting shipyards (inland vessels) from present location in the Jinjira areas where it is facing tough competition for spaces with other uses. 1.8.1 Administrative and Cadastral Boundaries The project area extension part of Group-B (part of Group-D) is located in the south-western part of Dhaka district and lies in the south-west corner of Keraniganj upazila under Dhaka district. The area is not under any municipal administrative coverage. The local administrative unit is union and there are two unions in this part of the project area. The unions are Konda and Tegharia. Konda Union is fully included while Tegharia union is partially covered. Table No.1.3 shows the administrative units of the Group-B part of Group-D area while Map No.1.2 shows the boundaries of different administrative areas. Cadastral base of the project area are C.S and R.S mauzas. There are in total 29 mauzas covered by 37 sheets in C.S and 28 mauzas covered by 37 sheets in R.S mauza maps. Table No. 1.3: Administrative Units of Group-B part of Group-D Area Name Description District Dhaka (partially) Upazila Keraniganj (part) Paurashava The area is not covered by Municipal administration. Union Konda and Tegharia (Part) Police Station Keraniganj South Source: Compiled From BBS Publications. 1.8.2 Geo-physical Profile a. Geology Geologically Dhaka District lies on the southern edge of a Pleistocene terrace, the Madhupur Tract and the Holocene floodplain deposits form the aquifers. Two characteristic geological units cover the city and surroundings, viz Madhupur Clay of the Pleistocene age and alluvial deposits of recent age. Keraniganj area is low lands being flood plain with occasional depressions and channels. Unlike the Barind Tract it is largely in one piece, with seven small outliers. The main section stretches from just south of Jamalpur in the north, to Fatullah of Narayanganj, in the south. The Dupi Tila sands aquifer is the main source of water of the area. Madhupur Clay overlies the aquifer with a thickness of 8 to 45 m (avg.10 m). The aquifer varies in thickness from 100 to 200 m (avg.140 m). Ground water table lies at the depth of 15 to 20 m. Under the present condition the peripheral rivers act as sources of recharge as the Dupi Tila sands are exposed along the riverbeds. Other sources of recharge are vertical percolation of rain and flood water, leakage from water mains and the sewer system and seepage from the standing water bodies within the area. The soils of the area are alluvial silt and alluvial silt clay. Alluvial silt is composed of light to medium grey, fine sandy to clayed silt. Commonly poorly stratified, average grain size decreases away from the main channels. Unit includes small back swamp deposits and varying amounts of thin, interstratified sand, deposited during episodic or unusually large floods. Alluvial silt clay is composed of medium to dark-grey silt to clay, colour is darker as amount of organic material

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increases. Combination of alluvial and paludal deposits includes flood-basin silt, back swamp silty clay and organic-rich clay in sag ponds and large depressions. b. Topography Topographic description shows the differential elevations over the surface of the earth with respect to a datum. In DAP project m PWD datum has been used to show the topographic features of the project area as mentioned in the ToR. In general m PWD datum is 0.46m higher than the Mean Sea Level (MSL) which is used by Survey of Bangladesh (SoB) as datum. The Group-B part of Group-D area is a generally low lying area. From the spot level readings having the x, y and z values being determinant for the whole study area, a contour map of the study area has been drawn; the vertical interval of the contours was taken as 0.5 m. The present settlement and landfill areas and the levees of the Buriganga river are of comparatively higher elevations. In Konda union, the highest value is 9.788 m PWD and the values vary between -0.873-1 m PWD. It is found that average values ranging between 2-4 m PWD is predominant in both Konda and Tegharia unions. In a large flat tract of land with rivers, road and other raised man-made structures this is the character to be expected. Group-D (Extension part of Group-B) area appears to be no exception as the contour survey reveals. c. Climate The climatic condition of the area is similar to that of Group-B area. Consequently it is found that the climate of the project area is generally moderate. Maximum mean monthly temperature of 26.30c is found in the month August while minimum mean temperature of 12.70c is found in the month of January. Summer begins from late March and continues till August. The winter period from December to February is dry with cold weather during December-January. The average rainfall of the area is about 2100mm. rainfall in the area is very much influenced by the south-western monsoon. About half of the total rainfall is recorded during June-October. Due to northwester effect substantial rainfall is recorded during March-May period. Winter is generally dry with little rainfall during the months of January-December. The monthly mean temperature and rainfall of the project area which is similar to the Group-B area are presented below in Table no. 1.3. Table No. 1.3: Mean Monthly Rainfall and Temperature of the Project Area Month Rainfall (mm) Temperature (0c) January 07 12.7 February 24 15.6 March 64 20.5 April 146 23.6 May 330 24.5 June 336 26.1 July 367 26.2 August 303 26.3 September 302 25.8 October 176 23.0 November 33 19.3 December 12 14.2 Source: Bangladesh Meteorological Department.

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

1. Dhaka Master Plan 1959 2. Dhaka Metropolitan Area Integrated Urban Development Project : 1981 3. Dhaka Metropolitan Development Plan: Structure plan (1995-2015), Urban Area Plan

(1995-2009), Detailed Area Plan (the present plan). The Dhaka Master Plan Project covered an area of 290 sq. miles (about 750 sq. km.) for a projected population of 1.5 million. But events following creation of Bangladesh in 1971 after a bloody war of liberation surpassed all projections and Dhaka became considerably larger than the coverage of 1959 plan. The metamorphosis from a provincial capital to the national capital with all its physical, social, environmental attributes made the existing plan obsolete and useless as a tool of development control. Preparation of a new plan to guide and control development of Dhaka became an imperative for the guidance of development and expansion to accommodate the fast expanding population of the city.

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

The necessity of preparation of a fresh urban plan became obvious even to the ordinary citizens. However, lack of concern at various administrative levels due to lack of comprehension and bureaucratic red-tapism did not allow the preparation of a fresh plan until the 1990s. Finally, Dhaka Metropolitan Development Plan (DMDP) was prepared by RAJUK with the assistance of UNDP/UNCHS, during 1992-1995 periods. 1.9.1 Master Plan for Dhaka, 1959

a. Relevant Recommendations

Initiative was taken in the year 1957 to prepare a Master Plan for the development and development control of the city of Dhaka, a provincial capital, under Technical Assistance provided by the Colombo Plan Programme. The consulting firm Minoprio and Spencely and P.W. Macfarlane submitted the draft plan in the late 1958 which was adopted in 1959. The 1959 plan proposals made a general comment about the locational advantages of Keraniganj to become a small daughter town of Dhaka. To facilitate communication across the river it suggested

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building a pontoon bridge on river Buriganga at a suitable location. The observation regarding development of Keraniganj was limited to a small description of the area and its development potential. The 1959 Master Plan designated the water front of Keraniganj in Jinjira, opposite to Dhaka, on the south bank of Buriganga River, as an extensive area of uncontrolled settlement with an important market, boat building and warehousing. Communication between Jinjira and Dhaka was by ferry boat only as there was no bridge across the river. It suggested that had Keraniganj be a highland and provided with a bridge communication with Dhaka, it could accommodate overspill population. Its proximity and close association with traditional waterfront activities would make it an attractive settlement for many Dhaka Citizens. The 1959 Master Plan observed that all the highlands of the Keraniganj have already been developed. The remaining undeveloped land is mostly low-lying and goes under 8 feet to 15 feet water during annual flooding. Moreover the area is also intersected by a number of deep water courses. It mentioned that a survey was being carried out to ascertain the amount of land that could be reclaimed and also to as certain its cost. They suggested to add the cost of a bridge and cost of re-housing of existing 50000 people of Jinjira with the land reclamation cost. In their opinion a pontoon bridge would minimize the cost than a fixed high level bridge. It also cautioned about the possible interference of pontoon bridge with navigation. The 1959 Master Plan suggested that during the first 20 years of the plan there were sufficient highland for development of housing, and land reclamation may be needed during the next 20 years when demand would exceed supply. However, it also mentioned about the relatively slow process of large scale reclamation and suggested that an early decision should be made about embarking on reclamation schedules. The 1959 Master Plan also suggested that as an alternative to reclamation by raising the height of land for development above flood level, consideration should be given to the engineering and economic practicability of building the area against flooding and pumping out surface water on the lines of Dutch practice. Emphasis was given for preparation of a comprehensive layout for the area before further uncontrolled development takes place as it could be developed as a smaller daughter town of Dhaka. No individual map for Keraniganj was provided in 1959 Master Plan. b. Application of 1959 Master Plan No action was taken to implement the 1959 Master Plan recommendation for this part of the project area. 1.9.2 Dhaka Metropolitan Area Integrated Urban Development Project (DMAIUDP) a. Relevant Recommendation

Dhaka Metropolitan Area Integrated Urban Development Project (DMAIUDP) was undertaken to develop a long term urban development strategy to guide and regulate the future growth of the

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Dhaka Metropolitan area. It aimed to set out appropriate policies designated to implement the proposed strategies and to prepare prototype proposals for low-income housing projects. The project also tried to offer advice on the establishment of effective planning and development organizations and to develop skills and experience of local staff. The major thrust of the strategy was for northern expansion of metro Dhaka and advised creation of a buffer in the form of green belt between metro Dhaka and Narayanganj. The DMAUIDP recommended development of Keraniganj in the medium term: 1985-90. However, as a strategy DMAUIDP discouraged flood protection through embankments for Keraniganj. The land development strategy for Keraniganj as proposed by DMAIUDP is as follows: “Development of the Keraniganj area is a further alternative for large scale growth through peripheral development. We consider that the comprehensive development of this area can, however, only be undertaken over the 20 year’s period by progressive filling. Major infrastructure programmes cannot be supported without this reclamation work because of the very high flooding risk. For the same reasons that we have recommended the abandonment of the Dhaka flood protection strategy and we do not recommend protection of this area by embankment. The Jinjira / Keraniganj area is likely to continue to develop because of its proximity to Old Dhaka. In our view, the provision of a bridge across the Buriganga at Postogola, while possibly justified as a national road link, does little to make the planned urban development of this area feasible if flood protection is lacking. Although we do not recommend large scale flood protection by embankment, we do propose that engineering services and social facilities be improved in the short term in the more densely developed section of Jinjira Union without resorting to large scale, comprehensive reclamation work.” b. Application of DMAUIP Keraniganj as a whole has been experiencing a massive development in the private sector. But attention has not been given to the drainage aspect as has been envisaged in DMAUIDP as well as 1959 Dhaka Master Plan. Private sector developers are raising land at different locations of the Thana through land filling. Individual developers are also active who are building houses here and there. Two bridges have been constructed across the river, one in Postogola and other in Babu bazaar of old Dhaka which are providing easy access to Old Dhaka. Moreover, Dhaka-Mawa Road and the eminent Padma Bridge has enhanced the potential of this area for development. However, no drainage system has been worked out and as a consequence possible hydrological problem for itself and surrounding area looms large. 1.9.3 DMDP Structure Plan and Urban Area Plan a. Relevant Recommendations The Dhaka Metropolitan Development Plan in the form of Structure Plan and Urban Area Plan was prepared during the period 1992-1995 to provide policy guidelines for the development of Metro Dhaka for 1995-2015. The policies and strategies adopted in this plan was development control guide line to be followed for metro Dhaka until the preparation of Detailed Area Plan. The Structure

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Plan and the Urban Area Plan frame work relevant to Group-D (Extension of Group-B) area is presented below: Structure Plan The DMDP Structure Plan designated the Group-B portion of Group-D area (Map No-1.3) as: 1. Established Settlement Areas (Rural homesteads and establishments along the river levee.) 2. Main Flood Flow Zone 3. Sub-Flood Flow Zone Urban Area Plan The Urban Area Plan further elaborated the development guidelines as provided in the Structure Plan for the area. The area has been designated as areas where development should be discouraged. Thus following observation has been made in the Urban Area Plan for this part of Group-D area.

1. It is a Flood Plain area.

2. The area has been designated as priority 4 area where urban development should be discouraged.

3. Improved services to benefit the existing population should not be extended to the extent which would foster higher growth.

4. Restricted alternative of FAP to limit development.

5. The area is low lying and flood plain, development of this area will interfere with this function.

6. Realization of the proposed container port will promote rapid development which is not desirable as it may have severe impact on the flood zone, currents etc.

7. As the area is very low lying, substantial investment will be required for land fill and development, if development is at all considered

8. Dhaka-Mawa highway may turn into a commuter corridor for people living in the Munshiganj district.

9. The area is a major flood zone, as such to avoid negative effects, flood water flow should not be disturbed.

10. The proposed Container Port should be relocated on the opposite bank of Buriganga River.

11. The RAJUK housing scheme and the Cantonment should not be realized and the area should be allowed to maintain its present character.

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b. Application of Structure Plan and Urban Area Plan Considerable time has passed since the DMDP Structure Plan and Urban Area Plan were commissioned. No development control measure has been taken to stop land development in this low lying flood plain. To the contrary, large scale land development projects have been undertaken by private sector. Instead of consolidation in the existing settlement area, new areas are being developed through landfill. These large land development projects are in fact being carried out in areas which have been designed as main flood flow zone. Some of the public sector actions like RAJUK land development and proposed new site for Dhaka Central Jail do not comply with the land use of the area as proposed in the Structure Plan and the Urban Area Plan. The Pangaon Container Port Scheme is being implemented though the higher level plans cautioned about its possible negative impacts. 1.10 Public Consultation Public consultation is an essential element of modern planning. Public consultation helps to get the pulse about the aspirations of the stakeholders regarding spatial development. In order to prepare the plan in line with the desire of the people several formal and informal meetings were arranged with the stakeholders. In the initial stage stakeholders were appraised about the techniques of the plan preparation process and in the later stage the discussions were made with draft plan. A brief description of the selected such types of meetings follow. 1.10.1 Consultation with Local Government Authorities In the case of Group-D part of Group-B area arrangement of Public Consultation meetings met adverse situation. The Group-B part of Group-D houses only union level administrative set up. As a result it was difficult to communicate with the higher level officials of the area. Moreover, the whole area of Group-D covered only one National Assembly seat then and the only Parliament Member of the area was a minister who could not be contacted for various reasons. On the other hand, it was decided earlier that combined awareness meetings would be arranged for the entire group. Various factors stood on the way for organizing such meetings Public Consultation meetings had been organized with the groups of communities where public representatives (Upazila Nirbahi Officer, Upazila Engineer, Union Parishad Chairman and Members) local leaders, government officials, representatives of the community of various levels and also general people were present. One such Public Consultation Meeting was arranged by the consultants at the Keraniganj Upazila Nirbahi Officer’s Office where Project Director, Team Leader, Project Manager and other experts briefed the participant groups comprising govt., public representatives and private individuals about the aims, goals and purpose of the Detailed Area Plan. 1.10.2 Consultation With Different Communities To feel the hopes and aspirations of the local community, different citizen bodies and CBOs, even individuals were directly contacted.

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At the Pangaon of the project area one Public Consultation meeting was arranged on June 12, 2007. The meeting was chaired by the Project Director, Planner Nayeema Khatun. The members of the local community attended the meeting. Project Director briefed the audience about DAP project and requested the community to participate in the DAP preparation process. Pangaon community was very unhappy for the acquisition of their land for the setting up of the Pangaon Inland Container Depot and the land graving by some private large land developers. They informed the team about the scarcity of high land in the area and the plight of the people due to absence or inadequate supply of utility services. They also pointed out about the absence of all weather road communication within the area. Community leaders insisted that acquisition plan of their land for whatever plea will not be acceptable to them. In addition, the consultants arranged several meetings with the members of the public as well as government agencies responsible for development activities in the project area. 1.10.3 Public Hearing As per Clause 74 of Town Improvement (TI) Act 1953, RAJUK carried out a two month long Public Hearing on the Detailed Area Plan from October 3, 2008 to December 4, 2008. The Public Hearing was carried out through:

• Media Coverage Print Electronic

• Press Conference • Web based Publication • Display of Maps (Hard Copy)

RAJUK Auditorium DAP, PD Office RAJUK Zonal Office at Dhanmandi RAJUK Zonal Office at Mohakhali RAJUK Zonal Office at Uttara

• Explain different aspects of the Plan to the stakeholders by experts • Digital Display up to individual Mauza Plot level in GIS Platform • Collection of Complaints in prescribed format and preparation of checklist • Collection of Complaints in the form of letter to Chairman/P.D.

A total of 124 complaints/comments were made on the plans by the stake holders of Group-B (part of D) area. Most of the complaints were related to proposed land use classification. For fear of eviction, the land owners of the plots over which new roads have been proposed have made complaints in a very large number. However, quite a good number of people also appreciated the plan and wanted its early implementation. Types of Stakeholders Complaints were received from individuals, groups, institutions/organizations, local co-operatives and Private Developers. More than 98 percent complaints were made by individuals.

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Number of Complaints/Comments

Out of 125 complaints/comments, highest number of 53 complaints was made against the proposed land use. Other fields of complaints were widening of canals, proposed new road, widening of existing roads instead of proposed wider roads, fear of eviction etc. Here it may be mentioned that, this is a very tiny number in comparison to the actual number of people enquiring about the plan. Most of the people went away satisfied without lodging any comments. The types of complaints and their number are shown in the following figure.

Figure 1.2: % of different complains against different issues

Follow up Action All the comments/complaints have been listed, analyzed and examined whether they could be attended. It was found that the affected people out of fear of eviction made complain against proposed roads. On the other hand, road proposals have been made after thorough assessment of future trip generations and space requirement for their construction. In most cases complaints against land use proposals have been attended. Following Table represents a Summary of responses received on Public Consultation and Actions Taken

Table No. 1.5: Complaints from Different Stakeholders and Actions Taken Number of Complaints by

Category Complaints

Individual Group Land Developers

Total Complaints Addressed

Total Complaints unable to

Addressed

Remark

Against proposed New Road 2 -- -- 2 --

Against proposed Land use 52 -- 1 53 Partially Complied

Against widening of Canals 41 1 -- 42 -- Widening of Existing Roads instead of Proposed Wider Roads

1 -- -- 1 Conditional Compliance

Declare as a Urban Residential Area 26 -- -- 26

See Note

Total 122 1 1 124 Source: Public Hearing on DAP (Group B), October-December, 2008

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Note: Complains have been made from the fear of eviction as traditionally in our country these types of development activities are carried out through compulsory land acquisition. But land acquisition can be avoided by involving land owners in the development process. In the process land owners become partner in the project and contribute land voluntarily to secure right of ways for roads and civic amenities. Such projects are to be taken on areal basis. All the aspects of an area are taken into consideration and plots are re-subdivided according to an agreed plan. Land owners get back their plots after proportionate deduction of land for roads and other uses. This way the land owners get a fully serviced plot and their land value enhances and become easy to use. On the other hand the development authority implements its plan with no cost from public fund other than the seed capital needed for the start of the project. In our country, for resource constraints large scale development projects cannot be undertaken in time. As a result, sprawl development takes place making our urban areas haphazard and without proper circulation system and utility provision. In order to avoid this it is essential to implement these projects before unplanned developments take place. This can only be possible, if people are involved in the development process as equity partner. If land development projects are undertaken using techniques which include the land owners, there shall be no such complaints. Besides Public Hearing group discussions were held with following organizations:

1. Local Government Authority

Dhaka City Corporation, Tarabo Paurashava, Narayanganj Paurashava, Kadum Rasul Paurashava, Siddhirganj Paurashava, concerned Union Parishad

2. Academics Department of Urban and Regional Planning of BUET, JU and Department of Urban and rural Planning of KU

3. Professional body Bangladesh Institute of Planners, Institute of Architects Bangladesh

4. Study groups Center for Urban Studies

5. Business group FBCCI, DCCI, REHAB, BLDA, Dhaka Mohanagar Somitee

6. Media The Daily Inqilab, The Daily Naya Diganta, The Daily Sambad

Outcome of the Group Discussion

• DCC Mayor wants Plans should be prepared for 50-100 years • Academics want protection of Flood Flow Zones at any cost, protection of agricultural land,

and separation of Rural Homestead from agriculture • DCCI appreciated the treatment of industrial use • Dhaka Samity wants no intervention of their cultural practice, when relocated, to make the

Central jail as their breathing space, Establish road link with old Dhaka through BDR. • Paurashavas : Retain their development control right in the form of issuance of Planning

Permit • Affected People: Do not want wider roads and civic facilities which will evict them from

their land without resettlement.

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1.11 Draft DAP Review by Review Committee A Review Committee (RC) to review the Draft Final Plan submitted by the consultants was formed by the Ministry of Housing & Public Works with Prof. Dr. Jamilur Reza Chowdhury, Vice Chancellor, BRAC University as convener. In order to assist the Review Committee in the tasks a 16 member Technical Working Group (TWG) was formed with members from Urban and Regional Planning Department of BUET, Urban and Regional Planning Department of JU, Bangladesh Institute of Planners, Institute of Architects Bangladesh, Urban Study Group and RAJUK. Following issues proposed by the Consultants were of concern of the RC and TWG.

• Population • Rural Homestead Zone • Flood Flow Zones • Agricultural Zone • Retention Pond & Canal • Road Network • Urban Deferred • Standards • Existing Non Complied Uses

On the recommendation of TWG the Review committee (RC) finalized their report on March 30, 2009. But the Consultants were of different opinion about it and it was decided to resolve the issue through discussion among the RC, RAJUK and the Consultants. Accordingly a series of tripartite meetings were arranged and finally the matter was resolved through consensus reached by all the three parties. According to consensus following decision were made.

• Population • Population for 2015 shall be projected on the basis of:

– Population of 2001 and shall be considered as 10.24 Million. – Population for 2015 and shall be accepted as 18.43 Million. – Overall Annual Growth Rate shall be considered as 4.29 %.

• Rural Homestead Zone • A new zone named Rural Homestead Zone shall be created to accommodate

and confine traditional rural settlements*. (* Later to include Growth Centers it was renamed as Rural Settlement Zone)

• Flood Flow Zones

• Since all the structures have been contained within newly created Rural Homestead Zone, the remaining parts of Main Flood Flow and Sub Flood Flow zone become one and therefore merged into one zone only namely Flood Flow Zone.

• Agricultural Zone • High value Agricultural Zone and Agricultural Zone shall be merged into one

zone namely Agricultural Zone due to their uniform and similar landuse control requirement.

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• Any further use that does not conform to the Agricultural Zones shall be strictly prohibited.

• Retention Ponds & Canals

• Retention Pond as provided by the consultants in the form of canals in the DND and the Eastern Fringe may be maintained as they comply with the Structure Plan & Urban Area Plan.

• Retention Pond as provided by the consultants at the outskirts of the Eastern Fringe alongside the embankment to ease pumping out of water may be maintained.

• Canal Network at the Eastern Fringe may be improved by creating links among them.

• Canals for drainage of Eastern Fringe as per Halcrow Study will work but FAP 8A proposed Retention Area may be kept as further caution.

• Road Network

• Grid Iron pattern for main roads (Down to secondary roads) as proposed by the Consultants may be provided.

• Crossing the canals by main roads (Down to secondary roads) as proposed by the Consultants may be provided.

• Regional Road over Retention Pond on viaduct may be provided.

• Urban Deferred • Since DAP projected population for 2015 is more than the estimated

population of the Structure Plan, no part of the area designated as urban in the Structure Plan is required to be shown as urban deferred.

• Standards • Amenity Standards as set by the DAP Consultants are acceptable. • Standard of Regional Parks and Open Spaces within DMDP will be 0.28 acres

/1000 people. • Spaces for the Universities to be earmarked in suitable locations within

DMDP jurisdiction.

• Existing Non Complied Uses • The use/function that do not comply with the designated landuse category

shall be either of the following types: – Overlay Zone: Non-complied use/function that DAP allows to continue in

its present use. – Non-conforming Use/Site: Non-complied use/function that DAP does not

allow to continue in its present use and fixes time frame for its discontinuation based on the nature and extent of its potential adverse effect on the underlying land use.

• Non conforming uses/function may be described as follows: – RAJUK’S Own Project – Facilities Owned by Government/ Semi-government and/or Autonomous

Body. – Private Projects.

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1.12 Draft DAP Review by DAP PORJALOCHANA Committee Ministry of Housing and Public Works vide a notice no. Griopuma/Pari-3/1(5)/2001(Part-3)43 dated 7-3-2010 constituted a DAP PORJALOCHANA Committee with the following members to verify the compliance status of the recommendation made by the previous review committee according to ToR.

a. Prof. Dr. Jamilur Reza Chowdhury : Convenor Former VC, BRAC University

b. Prof. Nurul Islam : Member University Grants Commission

c. Prof. Sarwar Jahan : Member Bangladesh Institute of Planners

d. Mrs. Rezwana Hasan : Member Director, BELA

e. Architect Iqbal Habib : Member BAPA

f. Project Director, : Member Secretary RAJUK, Dhaka.

The committee reviewed the status of the draft DAP in view of the recommendations of the previous Review Committee in four separate meetings held on 16-03-2010, 25-03-2010, 01-04-2010 and 11-04-2010 in RAJUK Board Room. The committee ultimately made 36 point recommendations to be followed by the consultants. The committee also recommended that on compliance of these recommendations made by the PORJALOCHANA Committee the Draft DAP may be accepted by the ministry.

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FINAL REPORT Chapter-II: Critical Planning Issues Preparation of Detailed Area Plan (DAP) for DMDP Area : Extension of Group-B (Part of Group-D) , RAJUK.

CHAPTER II: CRITICAL PLANNING ISSUES 2.1 Existing Development Pattern 2.1.1 General Little variation is found in the existing development pattern of the Group-B part of Group-D area. The area has been identified as Main Flood Flow and Sub Flood Flow zones. Most of the settlements are island type development as is found in rural Bangladesh. However, some of the settlements are old and separated by low lands in between them allowing flood water to pass uninterrupted. Almost all the settlements have a mosque with a tall minerat serving as landmark. Private developers are found to carry out large land development projects recently. Large areas are being raised above flood level through land fill although drainage plan reserves this area as flood plain and identified it as zone of do nothing other than agriculture. Brick fields are other important activities of the area. Another important element of the area is the under construction Inland Container Port at Pangaon. 2.1.2 Socio-economic Profile Socio-economic profile of the project area of Group-D (Extension part of Group-B) has been revealed from the Socio-economic survey of households. Five percent households of the project were surveyed and following broad information has been gathered through it.

a. Family Size The predominant family size in the project area is 6-7. The next important group is family with 4-5 members. These two groups together constitute about 73 percent families. This is a little higher than the national average. Following Table No.2.1 presents the details of family size in the Group-D (Extension part of Group-B) area. Table No. 2.1: Family Size

Family Size Number of Households Percentage 1-3 50 6.71 4-5 232 31.14 6-7 317 42.55 8-9 135 18.12

10 & above 11 1.48 Total 745 100.00

Source: Socio-economic Survey-2006, Conducted by the Consultants.

b. Age and Sex Structure It has been found that the project area is dominated by 6-15 age groups which are 25.30 percent of the total population. The next major group is 25-40 age group out of which 52.8 percent is male and 47.2 percent female which is a balanced ratio. Details of the population statistics according to age group in the project area is provided in the following Table No. 2.2

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Table No. 2.2: Age and Sex Structure Age Distribution Number of Persons Percentage Below 6 405 11.99 6-15 855 25.30 16-24 758 22.43 25-40 852 25.21 41-60 440 13.02 60+ 69 2.04 Total 3379 100.00 Source: Socio-economic Survey-2006, Conducted by the Consultants.

c. Religious Groups According to religious groups, Muslims represent 90.74 percent of the total population. It has a sizeable percentage of population belonging to the Hindu community (9.26 percent) which is higher than the national figure. No other religious group was found in the sample households. The detail distribution pattern of the population by religion is provided in following Table No. 2.3 Table No. 2.3: Religion Religion Number of Households Percentage Muslim 676 90.74 Hindu 69 9.26 Buddhist 0 0.00 Christian 0 0.00 Total 745 100.00 Source: Socio-economic Survey-2006, Conducted by the Consultants.

d. Educational Status In the project area it is found that about 62 percent people have attained education level ranging from primary level to higher education. Out of the total sample population, 25.84 percent never attended school and 12.2 percent are infants. Majority of the people of the area have attained primary level education and accounts for 24.03 percent of the total. People with primary level, junior level, high school level education together constitute 71.9 percent. About 0.06 percent people are with professional degrees and 3 percent people are reported to have attained religious education meaning Madrasha system of education. Table No. 2.4 provides information about the educational status of the project area people. Table No. 2.4: Educational Status Educational Status Number of Persons Percentage Illiterate 873 25.84 Primary Level 812 24.03 Junior School 574 16.99 S.S.C. 337 9.97 H.S.C. 183 5.42

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Educational Status Number of Persons Percentage Degree 43 1.27 Doctor\ Town Planner\Engineer\Architect 2 0.06 Master Degree + 12 0.36 Vocational 12 0.36 Technical (Diploma) 10 0.30 Religious education 115 3.40 Infant 406 12.02 Total 3379 100.00 Source: Socio-economic Survey, 2006, Conducted by the Consultants.

e. Occupation/Employment Pattern From the occupational pattern, it is found that most of the households are engaged in traditional professional activities related to agriculture. Land owning peasant and agricultural labor together constitute 16.42 percent of the total work force. Students and household workers constitute a sizeable number of people and 24.7 percent people are engaged in it. Service in government /non-government organizations is the occupation of about 3.34 percent people. Employment in industries as skilled Mechanic/Artisan or unskilled workers comprises 1.33 percent. About 11.75 percent are unemployed. A substantial number constituting 12.19 percent of the population are infants. The occupational patterns clearly reflect the rural nature and agricultural activity dominating area. Occupational pattern of the area is presented in Table No. 2.5 Table No. 2.5: Occupational Status

Konda Union Tegharia Union Project Area Occupation NP Percentage NP Percentage NP Percentage Self Employed 207 8.99 1 0.09 208 6.16 Employed in Govt.\ Semi govt. Institution 22 0.96 91 8.45 113 3.34 Employed in Private Organization

59 2.56

2

0.19 61 1.81

Business 25 1.09 40 3.71 65 1.92 N.G.O. Worker 46 2 12 1.11 58 1.72 Rickshaw\Van puller 98 4.26 70 6.5 168 4.97 Motorcar Driver 43 1.87 7 0.65 50 1.48 Skilled Mechanic\artisan 19 0.83 26 2.41 45 1.33 Industrial Worker 49 2.13 24 2.23 73 2.16 Day Labor (Non Agri) 86 3.74 23 2.14 109 3.23 Land Owner peasant 12 0.52 2 0.19 14 0.41 Day Labor (Agri) 495 21.5 46 4.27 541 16.01 Household Worker 105 4.56 290 26.93 395 11.69 Unemployed 312 13.55 85 7.89 397 11.75 Students 223 9.69 210 19.5 433 12.81

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Konda Union Tegharia Union Project Area Occupation NP Percentage NP Percentage NP Percentage Child 295 12.81 117 10.86 412 12.19 Day Labor General 78 3.39 9 0.84 87 2.57 Others (Mention) 128 5.56 22 2.04 150 4.44 Total 2302 100 1077 100 3379 100 Source: Socio-economic Survey, 2006, Conducted by the Consultants.(*NP means number of persons)

f. Income and Expenditure Levels It is found that that more than 73 percent household has a monthly income of less than Tk.8000.00 or so. 21.76 percent households are in the range of monthly income of Tk.3000.00 and may be classified as rural poor. The low income people with income ranging from Tk. 3001-5000 constitute 20.84 percent. Group-D (Extension part of Group-B) area is predominantly rural in nature, consequently a nominal percentage of household are found to have a monthly income of Tk. 20000+ which could be derived from business activities or from foreign remittance (Table 2.6). Table No. 2.6: Level of Income Level of Income Number of Persons Percentage 1-3000 213 21.76 3001-5000 204 20.84 5001-8000 313 31.97 8001-12000 153 15.63 12001-20000 69 7.05 20000+ 27 2.76 Total 979 100.00 Source: Socio-economic Survey, 2006, Conducted by the Consultants. About 48.46 percent people of the area spend Tk. 5000.00-Tk 8000.00 per month, 2.42 percent people spend Tk. 2001.00-3000.00 per month. Only 4.97 percent households have a monthly expenditure of above Tk. 12000.00. The expenditure table indicates that the population of the project area has some savings. Table No. 2.7 illustrates the expenditure level and the percentages of various categories of monthly expenditure level. Table No. 2.7: Family Expenditure Family Expenditure Number of Households Percentage 1--2000 14 1.88 2001-3000 18 2.42 3001-4000 54 7.25 4001-5000 126 16.91 5001-8000 361 48.46 8001-12000 135 18.12 12000+ 37 4.97 Total 745 100.00 Source: Socio-economic Survey, 2006, Conducted by the Consultants.

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g. Source of income Income from salary is the source of income of 12.26 percent people. About 33.30 household depend on agriculture for their family income followed by income from landed property (19.31 percent). A substantial number of people depend on income from Business (14.81 percent) and Remittance. Lowest percentage belongs to owners of manufacturing units (6.4 percent) group. Wage earners constitute 2.35 percent. Following Table No.2.8 provides details of source of income of the Project Area People. Table No. 2.8: Source of Income

Project Area :Group-D (Extension part of Group-B) Source of Income Number of Persons Percentage Salary 120 12.26 Income from property 189 19.31 House/Flat rent 21 2.15 Business 145 14.81 Wages 23 2.35 Agriculture 326 33.30 Cottage industry/Handicrafts 63 6.44 Remittance 92 9.40 Others (mention) 0 0.00 Total 979 100.00 Source: Socio-economic Survey, 2006, Conducted by the Consultants.

h. Migration It has been found that majority of the project area people are local. Only a small fraction of total population is seen to have migrated into the area. Of the total population 81 percent are local by origin and about 19 percent are immigrants. 2.1.3 Landuse Landuse shows a small variation within the project area. The whole area is agricultural predominated low lying area through which flood water passes during monsoon.

a. Residential Areas The residential areas have been classified as rural homestead areas and the area is dominated by agricultural land use. Homestead (Rural Settlement) area occupies a total of 385.43 acres which is 4.21 percent of total land area of Group-D (Extension part of Group-B). Konda union has the heights percentage of residential land. This simply indicates that this is the most populous union. A total of 271.134 acres of land of Konda union, which is 70.35 percent of total land of this union, is under Homestead category. In Tegharia union Homestead land occupies 29.65 percent of land area of Tegharia union.

b. Industrial Areas Narayanganj and its adjoining areas is one of the important industrial zones of the country. Being adjacent to Narayanganj, some industrial activities are found here in the extension part. However, the nature of industries that dominate this part of the project area is different from those of other areas.

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The area is an important location of Brick Fields. Other important industrial activities are Cold Storage Godown,

c. Commercial Areas In the project area commercial activities has been found to occupy 13.88 acres of land which is about 0.15 percent of the total land. Konda union has the highest acreage amounting 11.38 acres in this category indicating that the most of settlements are located in this union. Limited commercial activity is found in Tegharia union occupying 2.50 acres. Inland Ship Building and Repair Yards and few Garment Factories are there. A total of 499.79 acres are found to be occupied by industrial activities. Most of the brick fields are located in Konda union and with 493.73 acres in industrial use it ranks high in this category of land use followed by Tegharia union (6.05 acres).

d. Amenities and Urban Facilities Amenities and Urban facilities occupy 4.25 acres land. In Konda and Tegharia unions Amenities and Urban facilities occupy 4.21 acres and 0.04 acres respectively. A variety of uses like bank, clinic, small engineering workshops, restaurants, police out post and like are included in this category of land use.

e. Non Urbanized Areas The area is not designated as urban area though some of the settlements are old having some of the elements of urban area like electricity, cinema hall, cluster of shops and limited industrial activities in the form of ship repair, cold storage godown and brick fields. Non Urbanized areas cover agricultural land and the rural homesteads. About 6410 acres which is 70 percent of the total land under agricultural may be termed as non urbanized area. Konda union with 4285 acres ranks high in terms of agricultural use of land. In Tegharia union agricultural activities are carried out in about 33.16 acres. The extent of agricultural activities indicates the distinct rural character of the area. 2.1.4 Infrastructure Before elaborating the infrastructure provisions in the project area, the observation of DMDP Urban Area Plan Report will help understand the critical issues. The Urban Area Plan observations are: “The multiplicity of public and private sector interests and divisions of responsibilities has resulted in a critical problem of co-ordination, wastage of human and financial resources, inefficient services in terms of operations and maintenance and public interventions. While needing to be addressed, these governance issues receive little attention in the development proposals of the agencies.”

a. Circulation Network Road The Group-B area part of Group-D is covered by 27.16 km roads. Out of the total roads 34.11 percent are kutcha and 10.18 percent semi-pacca. Dhaka-Mawa Highway covers a very small part of the area.

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The only road within the area is Tegharia road which will connect Munshiganj with a bridge over Dhaleshwari river. This is almost a circular road which starts from Dhaka-Mawa Road and again meets the Dhaka-Mawa Road near the foot of Friendship Bridge no.1 covering Bibirbazar, Jajira and Konda in the southern part of the area. This has a crest width of about 30 feet and right of way varies from 50’ to 70 feet. The road has been constructed by mainly joining the gaps and will serve the whole of the project area when the construction of the last portion of the gap will be completed. National and Regional Roads of the area are:

1. Dhaka-Mawa National Road (partially) 2. Mawa Road-Munshiganj Road (nearing completion) 3. Pangaon ICD Road

Rail The area is not covered by rail network. There is a remote chance of connecting the area with rail network, as provision will be made for rail in the Padma Bridge. Waterways Buriganga River makes the eastern boundary of the project area. The southern and south western districts of the country are connected with Dhaka by waterway through Buriganga River. However, this area is not connected with the water routes. In rainy season, engine boats ply within the area for transportation of man and goods. There are ferry services in several points enabling the people to cross the river and travel to Fatullah, Aliganj, Pagla and Shyampur, but without any landing pontoon in this part of the area.

b. Utility Services

Water Supply

The area is not covered by piped water supply system. People depends on tube wells for drinking water and for washing water from river, canals and numerous water bodies are used.

Electricity

The Bangladesh Power Development Board (BPDB) is responsible for generation of electricity for the whole country and Rural Electrification Board (REB) is responsible for distribution of the same in the rural areas. Electricity supply is characterized by regular load shedding and voltage fluctuation.

Gas Gas network mainly covers the established areas of the Group-D. But the Group-B part of the Group-D area is not covered by the network, excepting a very small part. As such, it can be said that overall the Group-B part of Group-D area is not under gas supply network. Drainage The area is not covered by roadside drain to drain out household waste water as well as rainfall runoff. As the settlements are small clusters with numerous water bodies, drainage is mostly through gravity flow in to khals or water bodies.

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Sewerage This part of the Group-B area (part of Group-D) is not covered by sewerage People mostly use pit or hanging latrines. Solid Waste There is no solid waste collection network. People mostly dump their household waste in near by low lying areas and ditches. Telecommunication The area is partially served by land phone and extensively by cell phone. Flood Protection This part of Group-D is not included in any flood protection program (FAP). 2.1.5 Land Ownership and Value Land ownership in the project area is mixed but overwhelming biased towards private individual properties. Lands are owned by government agencies (various sector corporations), local administration, khas land in the form of khals, rivers etc, private developers and private individuals. List of government land could not be collected. On the other hand, land claimed to own by private developers are susceptible. Proposed Inland Container Depot at Pangaon and the site for the new jail are major public sector owned land in the area. Most of the rest land is owned by private individuals who own land of various quantities. Land value in the project area depends on the location and accessibility. Value of agricultural land is comparatively less varying from Tk 1.0 lac to Tk 5.0 lacs per acre depending on location. Land value in land fill areas ranges from Tk 0.50 lac to Tk 3.00 lacs per Katha depending on accessibility. Land value alongside the under construction ICD link road ranges from from Tk 2.0 lac to Tk 10.0 lacs per Bigha. Land value along the Buriganga River levee is much higher than other areas. Land value is changing everyday and a sharp increase of land value has been recorded in the recent times due to massive land fill projects by private developers. 2.2 Expected Development 2.2.1 Population The Urban Area Plan demographic projections indicated that the areas which constitute the Group-D area will have an increase of 85000 people providing an average density of 191 (pph) in the year 2006. The following Table no. 2.9 shows the population projections of Urban Area Plan period. The projection has been made on the basis of Strategic Planning Zone (SPZ) division of the RAJUK area. Table No. 2.9: Population Growth and Density: Urban Area Plan

Area & Zone SPZ

1991 Adjusted

Population

1991 Density (pph)

2006 Urban Area

2006 Population

2006 Density (pph)

Dhaleshwari / Flood Zone South 18 275 45 1889 360 191 Source: Urban Area Plan 1995-2005, DMDP, Page: 9, Population in 000s, areas in hectare, density gross

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The population projection for the Group-B part of Group-D area has been made from the base population of 2001 Census Report. For projection purposes growth rate indicated in the 2001 census report has been considered. However, little adjustment has to be made to incorporate land area distribution. Thus population projection has been made for the years 2006 and 2015. Mauza wise description of projected population is provided in Table 2.10.

Table No. 2.10: Mauza wise Projected Population Union Mauza Name Area (Acre) Population

(2001) Population

(2006) Population

(2015) Ainta 507.92 5777 5359 3944 Arakul 255.94 2212 2052 1510 Astodona 53.96 2580 2393 1761 Bakta 681.48 8756 8123 5978 Beer Baghair 698.04 2895 2686 1976 Bhabaniganj 0.90 8 7 5 Brahmangaon 242.25 1582 1468 1080 Chandra Madhab 47.24 340 315 232 Char Alinagar 3.705 33 31 23 Char Sandharpi 169.72 1507 1398 1029 Char Sridhardi 140.61 1249 1159 853 Dananagar 48.33 734 681 501 Dhalpur 57.36 509 472 348 Ghona Konda 101.79 796 738 543 Hazari Bag 167.16 2457 2279 1677 Janjira 694.82 2602 2414 1776 Katuail 653.24 6201 5753 4234 Konda 362.41 1449 1344 989 Motbari 43.677 589 546 402 Pangaon 770.357 9119 8460 6226 Purba Baghair 262.34 311 289 212 Saorail 285.93 2539 2355 1733

Kon

da

Utrail 51.30 844 783 576 Beara 633.27 3473 3222 2371 Majid Beara 119.18 2366 2195 1615 Paschimdi 916.44 6080 5640 4151 Pubdi 168.62 857 795 585 Te

ghar

ia

Tegharia 172.69 2293 2127 1565 Total 8310.60 70158 65084 47898 Source: Projected from 2001 BBS Census Report. Socio-economic survey in the project area shows the distribution of population into age groups as in Table No. 2.11.

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Table No. 2.11: Distribution of Increased Population According to Sex and Age Group Age Distribution Male Female Total

Below 6 6.3 5.7 11.99 6-15 13.4 11.9 25.3

16-24 11.8 10.6 22.43 25-40 13.3 11.9 25.21 41-60 6.9 6.1 13.02 60+ 1.1 1.0 2.04

Total 52.8 47.2 100 Source: Socio-economic survey conducted by the Consultants in 2006. The total number of population of 71501 persons is presented according to the above distribution pattern in the following Table No.2.12. Table No. 2.12: Distribution of Population According to Sex and Age Group Age Distribution Male Female Total Below 6 4505 4076 8581 6 to 15 9581 8509 18090 16 to 24 8437 7579 16016 25 to 40 9510 8509 180119 41 to 60 4934 4362 9296 60+ 787 715 1502 Total 37753 33748 71501 Source: Projected increase of Population matched with socio-economic survey conducted by the Consultants in 2006 2.2.2 Economic Activities The project area is adjacent to Narayanganj and potato growing areas of Munshiganj. Naturally they have influence on the economy of the area to a large extent. A substantial number of people are engaged in various enterprises of Narayanganj town. Cold storage godowns have been set up for storage of potato grown in Munshiganj. The Buriganga River levee houses several inland river vessel repair and construction yards. The pervasive brick manufacturing is also another important economic activity of the area. It has been found from the survey that a large proportion of the population below the age of 10 years join the job market (though child labor is generally discouraged or even prohibited in some sectors, it tends to continue until dramatic changes take place in our economy). Employment status as found from the socio-economic survey is presented in the following Table No.2.13 which shows that in actual terms about 40 percent of the total population of 10 years and above is employed. This finding is almost similar to our national figure. A substantial work force is expected to be employed outside the project area, who will be commuters and a nominal percentage temporarily migrate to distant work places. Table No. 2.13: Employment Status Employment Sector Percentage Self Employed 2 Employed in Govt.\semi-govt. Institution 3.4 Employed in Private Organization 7.6

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Employment Sector Percentage Business 11.2 N.G.O. Worker 0.5 Rickshaw\Van puller 0.5 Motorcar Driver 0.6 Skilled Mechanic\artisan 1.3 Industrial Worker 1.9 Day Labor (Non Agri) 1.1 Land Owner peasant 0.4 Day Labor (Agri) 0.6 Household Worker 28.3 Unemployed 6.2 Students 23 Child 7.8 Day Labor General 1.1 Others 2.6 Total 100 Source: Socio-economic survey-2005 (5% of sample household) Considering all these aspects 30 percent of the work force can be categorized as either housewives or those working outside the project area. Another 6 percent is deducted as unemployed due to various disabilities. Although the area is rural and development in the area is discouraged, economy of the area is expected to be strengthened due to a number of reasons. Pangaon Container Depot when realized will generate considerable employment. If Ship repair and building industry is shifted to the river front of this area from present location of Jinjira, it will be another source of employment. Potato cultivation is becoming popular in this area. This will also enhance possibility of agro-based industrial activities. These trends indicate that within the next few years, manifold increase of jobs is likely to take place. Commensurate with the expansion, the service sector will also be expanded which mean a large number of additional jobs. 2.3 Development Problems 2.3.1 Hydrology (Drainage and Flooding) The Group-B part of Group-D area is a part of Main Flood Flow or Sub Flood Flow zones. The entire project area excepting the areas with settlement which has been raised above flood level through landfill goes under water during rainy season from annual flooding. Flood water flows from north-west to south and south-east. Both the two unions with 28 mauzas within them are parts of either main flood flow or sub-flood flow zones. Historically, settlements have been developed in isolated pockets and people have learnt to live with the rhythm of flood. Recently, this area has attracted a number of private developers who has initiated schemes of pervasive land development through land fill in violation of drainage need of the area. Even public sector agencies are also involved in the process. The contiguous land fill area will impede drainage of water. It is apprehended that it will affect the old Dhaka or nearby DND area where expensive mitigation measures may have to be undertaken with public fund to save those areas from adverse affect of diversion of natural flow of water. Every one knows that prevention is better than cure. As such, it is necessary that this indiscriminate conversion

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of flood flow zones be stopped. Here it may be mentioned that 1959 Master Plan for Dhaka and DMDP 1995-2015 recommended for preservation this flood plain and FAP8A program excludes this part of the area from protection. 2.3.2 Earthquake Hazard The consultants adopted the DMDP Report on Planning and Control Area Boundaries which took into consideration and bear succinct observation on geological features of the project area. The Report summarizes that the geological observations and features are present in the Dhaka Terrace-the southern area of the Madhupur Tract. The area defined as the Dhaka Terrace includes Mirpur, Kurmitola (old Dhaka Airport), Dhaka and Demra, between the Buriganga on the west and the Sitalakhya on the east. The RAJUK Structure Plan Area is in the Dhaka Terrace. Geological Feature The Madhupur Tract is an inlier and structurally controlled. Further, Pleistocene sediments have been affected by faulting, not folding. On the basis of these trends and alignment, a number of faults and lineaments could have an impact on the RAJUK (DMDP) Structure Plan Area. However, this part of the project area is not under the influence of any geological features like fault line etc. and is in moderate earthquake hazard zone. 2.3.3 Spontaneous Development Development control function is very poor in the project area. With the present capacity RAJUK cannot oversee or pro-act to guide and steer and restrict development. This has resulted in:

- Pervasive landfill in development discouraged flood flow zone - Non-conforming landuses are found every where - Development in haphazard manner

2.3.4 Transportation

a. Road The project area road network consists of National, Regional and Local roads. The National and Regional Roads provide access to the area. But local roads are narrow and lack sufficient interconnection. On the other hand, road embankments are hard to protect from erosion due to the onslaught of waves from rivers and canals. Padma Bridge A new bridge to connect west and south-western part of the country at Mawa point is eminent. Site selection and primary works of the bridge has already been completed. However, this bridge will have tremendous impact as traffic in this corridor will be increased manifold. This will aggravate the traffic movement situation in the already congested Jatrarabari intersection. Moreover, better access created

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by this bridge will induce rapid urban development in the project area both from Dhaka end as well as southern end. It will be difficult to save this drainage corridor. Railway on Padma Bridge Provision will be made for railway in the Padma Bridge. Rail provision in Padma bridge will result in the following:

a) It will be connected with either Fatullah or Kamlapur b) New railway bridges have to be constructed on eight major rivers on which road bridges have

already been constructed c) A new railway bridge will be required on Buriganga River d) The trains from Padma Bridge end will travel through existing track via Kamlapur further

aggravating the protracted traffic problems of Dhaka City e) Double stack containers cannot reach Dhirashram ICD due to Mahakhali Flyover f) Negative impacts on drainage, transportation, psychology, etc. will be similar to those pointed

for proposed Laksham railway chord line.

b. Railway The project area is not covered by rail connection. Pangaon ICD needs rail connections with major industrial belts in and around Dhaka-Narayanganj. Providing railway in the area will involve huge investment, serious problem with regard to river crossing with appropriate navigational clearance, aggravate the already choked circulation system of Dhaka along with the negative impacts on environment and similar problem like Laksham Chord line through Fatullah. Pangaon Container Port Chittagong Port Authority in association with Inland Water Transport Authority is materializing a project to establish a container depot in the Pangaon mauza of the project area. For this purpose, a 90 acre site has been developed and a connector road is under construction. DMDP has suggested for relocation of the site in the opposite bank of Buriganga River. This port will require following facilities for its smooth functioning.

1. Road connection with all the industrial zones of Dhaka-Narayanganj, which it presently lacks 2. It will need railway facility to connect it with industrial and commercial zones 3. It will encourage further development here. As developments will be made through landfill, it

will further squeeze the drainage corridor 4. Containers unloaded here has to travel through the already chocked roads of Dhaka, further

aggravating the traffic problem 5. Pangaon has been selected as vessels could not ply beyond Friendship Bridge-I due to shorter

navigational clearance of the bridge. Buriganga Bridge-II is also without proper navigational height. This factor greatly impedes the economic transportation of commodities through water route

6. Pangaon Container Port will require direct road link with Narayanganj from southern end, meaning another bridge over Buriganga in the short term from public fund

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Development Pressure Entire Keraniganj is a potential area of urban development being very near to Dhaka with excellent access facilities by two bridges on the Buriganga River. But the entire area is a natural drainage channel which drains out flood water from annual flooding. Development through landfill will shrink the drainage corridor and result in adverse impact on environment and ecology. There is a possibility that it may become a threat to old Dhaka and DND protected area as flood water may tend to flow through those areas. Considering the possible adverse hydrological impact, it is recommended not to alter the original character of the area and keep it intact as drainage corridor.

c. Waterway The group-B part of Group-D area is served by several rivers. But it is not connected with any of the Water Way routes operated from Dhaka or Narayanganj or any part of the country. So people has to go to Sadarghat or Fatullah ghat to avail this service. However, ghats without Jetty facility are there for crossing of the Buriganga River.

d. Modal Conflict The area is not equipped with facilities for modal transfer. Naturally people suffer when changing to another transport mode.

e. Transportation Problem versus Urban Land Use The area is a flood flow zone and lacks in access facilities. 2.3.5 Utility Services

a. Electricity

The area is partially covered by electricity network. The island type settlements prevent bringing all settlement areas under electricity network due to high cost and uneconomic return. Moreover, short generation impede extension of electricity to new areas.

b. Water Supply

Demand and supply situation does not permit extension of piped water supply network in this non-urban area. People of the area extensively use river and canal water. The Buriganga River is highly polluted. As such stringent measures to be taken to make the Buriganga River water Pollution free.

c. Gas Supply Gas Supply may also not be possible to extend to the rural homestead clusters for high cost. Moreover, biomass is generally used and available.

d. Sewage Disposal Existing system of Sewage disposal will continue and this has to be brought under hygienic disposal system.

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e. Drainage Drainage of the area is dependent on natural gravity flow and if development in this flood plain is controlled properly this will work.

f. Solid Waste Disposal Present practice of Solid Waste disposal creates some environmental problem. Conversion of Kitchen wastes in to compost and feed for domestic pets will substantially reduce the problem of solid waste disposal. This can also be used as fuel for after drying. 2.3.6 Amenities and Urban Facilities

a. Active and Passive Recreation This is almost a rural area. Open agricultural fields and water bodies act as open spaces.

b. Educational Facilities The area lacks in regional level academics. Public sector has to take care of this vital requirement.

c. Market Place Facilities The area is served by several hats and bazaars. Moreover, nearby urban centers are within commuting distance and can meet the local demand.

d. Community and Urban Facilities The area lacks in community facilities. Moreover, settlement pattern inhibit their provision. Resource constraints make it impossible to provide these facilities in rural settlement areas. 2.3.7 Environmental Concern The extension part of Group-B area (part of Group-D) is an area where environment is of major concern. The pervasive land development projects through land fill is a direct threat to the environment as it will destroy this natural drainage channel. The area is a part of flood flow zone. The 1959 Master Plan, DMAIUDP, DMDP 1995-2015 all the higher level plans have recommended for the preservation of the drainage function of the area and cautioned against development of the area. Brick fields are also destroying the physical environment of the area. Emission of particles through brick field chimneys makes living hazardous in and around them. Another source of environmental degradation is re-rolling industries. Buriganga is a polluted river. Indiscriminate discharge of untreated effluent from tannery and dyeing industries in the upstream has resulted in the pollution of Buriganga River.

a. Flood Flow and Waterbody There are two types of city inundation namely urban floods and river floods. Urban floods are classified as the- city inundation caused by drainage congestion and water logging. And river floods are classified as the city inundation caused by river floods.

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b. Pollution The area is housing quite a large number of brick fields. Particles emanated from brick field chimneys are major source of pollution in the area.

c. Loss of Biodiversity Rapid More the number of people means more direct use of land for habitation and food. Habitat loss is the main contributor to biodiversity decline, and habitats for other species shrink in proportion to the expanding human population. Population growth and entailed urbanization and industrialization in the areas adjacent to the project area and untreated disposal of industrial waste in the Buriganga River have resulted in wide scale pollution.

d. Health and Safety

i. Road management system inadequately addresses the safety of human traffic. ii. Pollution created by Dyeing, Re-rolling and Cement factories is direct threat to health and

sound living of the citizen. iii. Unplanned development has resulted in environmental degradation inviting health hazard. iv. In some areas arsenic contamination of drinking water has been reported.

e. Controlling Instruments

For sound and sustainable development, there exists some Controlling Instruments such as

i. Town Improvement Act ii. Master Plan 1959 iii. Dhaka Metropolitan Development Plan 1995-2015 iv. National Environmental Policy-1992 v. Environmental Conservation Act-1995 vi. Environmental Conservation Rules-1997 vii. Wetland Conservation Act-2000 viii. Imarat Nirman Bidhimala ix. Besarkari Bhumi Unnanayan Bidhimala-2004 x. Bangladesh National Building Code-2008

Due to absence of application and very weak provision of punitive measure for its violation, these acts and rules have become ineffective and plan violation has become a common practice. 2.3.8 Lack of Co-ordination Among Agencies / Authorities A number of Departments/Agencies are operating in Dhaka. One estimate says as well as 46 government agencies are involved in the metro Dhaka’s development works. But unfortunately it was found that these organizations are working accordingly to their own agenda completely disregarding the projects of other agencies.

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g. Duplication of Efforts It is found that more than one organizations are engaged in the same work at different time ignoring the fact other agencies are doing the same work resulting in duplication, chaos and wastage of valuable resources.

h. Contravention of Abiding Plans by the Line Agencies/Authorities Line agencies often disregard the binding plan in implementation of their projects. They do not care whether Landuse plan allows them to under take those projects in the areas they are implementing them. There are thousands of examples of this violation. Even RAJUK itself violets its own plan.

i. Weak Plan Enforcement Mechanism

There are various laws and regulation for development control. But there is no effort to enforce them. As a consequence violation of law is common.

j. Ineffective Action against Plan Violators Though there are several instruments in the form of acts and regulations, but provision of punitive measure for their violation is very weak. As a result, violations are common and violators go unnoticed. This results in enhancement of such incidence. 2.3.9 Shelter and Settlement Due to ineffective development control measure indiscriminate and unplanned growth of Settlements has become a common phenomenon. It has been found that new areas are brought under settlements in total disrespect to the drainage function of the area. On the other hand, it has become very difficult to provide secured shelter to the urban poor at their affordable prices. The majority of the people of the project area are grouped in the middle and low income range and they are unable to buy land in the established urban areas. As a result, they are finding shelters in remote areas without basic services including access facilities. This resulting in conversion of remote agricultural land into settlement where living environment provides little or no basic services resulting in urban deprivation and heralding a severe drainage problem for future. 2.4 Current Investment Program Investment projects covering the project area which are included in the Annual Development Program are the current investment programs of the project area. The list has been compiled from the Annual Development Program for the current year and last several years, which have direct impact in the project area. These projects are listed on agencies basis. Local Government Engineering Department

• Rural Infrastructure Development Project (Important Roads & Hat Bazaar Development) : Part-III (Revised)

• Upazila Complex Bhaban construction (Revised-II)

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• Construction and Reconstruction of Roads, Bridges and Culverts in Rural areas on Priority basis.

• Construction of Large Bridges/Culverts on Important Feeder and Rural Roads. • Construction of Union Parishad Complex Bhaban and development of connecting roads. • Construction of Low Cost Bridges/Culverts on Rural Roads-Phase-II • Greater Dhaka District (Dhaka,Gazipur, Narsingdi, Narayanganj, Munshiganj and Manikganj)

Infrastructure Development project. • Urban Governance and Infrastructure Development Project

Water Board

• Protection and Development of River Bank of Buriganga (Revised) BIWTA

• Introduction of Circular Waterways around Dhaka city. Department of Public Health Engineering

• Arsenic Mitigation Project. Bangladesh Rural Development Board

• Greater Dhaka District (Dhaka, Gazipur, Narsingdi, Narayanganj, Munshiganj and Manikganj) Infrastructure Development project.

Rajdhani Unnayan Kartripakhkha (RAJUK) RAJUK is responsible for carrying out planning, development and development control functions of the capital city, Dhaka. Currently RAJUK has undertaken the project of preparation of Detailed Area Plan for (about 1528 sq.km./590 sq. miles) its jurisdiction area. Besides, RAJUK is currently implementing a number of major land development projects like Purbachal and Uttara 3rd phase. The only land development project of RAJUK in Group-D Area is:

• Jhilmil Land Development Projects

Public Works Department (PWD) Public works department is currently implementing a project for construction of Jail Khana in Keraniganj area. Roads and Highways Department (R&HD)

• Development of Dhaka-Mawa road • Construction of Western bypass road.

BIWTA and CPA (Chittagong Port Authority)

• Construction of Pangaon Inland Container Port.

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Miscellaneous

• Development of Land projects for Armed forces personnel (New DOHS). • Construction of new approach road to Pangaon ICD to Dhaka-Mawa Road.

2.5 Stake Holders’ Wish List of Projects

• No further acquisition of land for Pangaon Container Port • End of land grabbing by private developers • Retreat of fill materials used for raising of land by Private Developers • Construction of landing jetty on west bank of the Buriganga river • Circular water way to connect the project area

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FINAL REPORT Chapter-III: Development Plan Proposals Preparation of Detailed Area Plan (DAP) for DMDP Area : Extention of Group-B (Part of Group -D) , RAJUK.

CHAPTER III: DEVELOPMENT PLAN PROPOSALS 3.1 Abiding Policy Frameworks of Higher Level Plans The Extension part of Project Area Group-B (part of Group-D) covers Strategic Planning Zone (SPZ) 18 designated as Dhaleshwari Flood Zone south. DMDP Structure Plan has designated the area as Main Flood Flow Zone, Sub Flood Flow Zone and Rural homesteads. As the area is not designated as urban area, this part of the SPZ is not included in Urban Area Plan policies. However, Urban Area Plan has provided a guideline about the existing situation and future course of action for this SPZ. Structure Plan Structure Plan designates the project area as Main Flood Flow and Sub Flow Zones and Flood Plain Treatment Policy recommends that ‘Land development, within the designated flood plain areas of the DMDP Structure Plan, will be controlled in order to avoid obstructions to flood flow, which might otherwise result in adverse hydraulic effects, such as, for example, the rise of flood water levels and changes in flow direction. This is necessary to minimize adverse hydraulic effects, the risk to human life and economic damages. Implementation of this policy will be of necessity via a range of controls, which will collectively ensure that any development which take place within flood plains will not restrict flood flow, or put human life at risk or infrastructure investment.’ Main Flood Flow Zone Land development for residential, commercial and industrial development, including raising the level of land via land filling, will be strictly prohibited.

Permitted uses, provided that they cause no adverse hydraulic effect, will be:

• Agriculture; • Dry season recreation facilities; • Ferry terminals; and • Mineral deposits excavation, including dry season brick works.

Causeways for roads or railways will be permitted, subject to detailed geological surveys being undertaken on condition that they are built with culverts sufficient to allow for unimpeded flood flow. Sub Flood Flow Zone Development compatible with the rural nature of these mainly rice growing areas, will be permitted on condition that the:

• structures built on stilts, or on land raised above design flood water level; • alignment of structures and raised land to be designed so as not to disturb flood flow;

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Urban Area Plan Recommendations

• The Zone is low lying and flood plain, development in this area will interfere with this function;

• Realization of the proposed Container Port in the zone will promote rapid development in the southern periphery which is not desirable as it may have severe impact on the flood zone, currents etc.;

• Dhaka-Mawa Highway may turn into a commuter corridor for people living in the Munshiganj District;

• The area is a major flood zone, as such to avoid negative effects, flood flow should not be disturbed;

• Even at this stage, Container Port should be relocated in the DND Triangle on the opposite bank of Buriganga river;

• The RAJUK scheme and the Cantonment should not be realized and the area should be allowed to maintain its present character.

3.2 Planning Principles and Standard 3.2.1 Guiding Principles Proposed land uses for the project area has been prepared on the basis of following principles:

Protect the area as flood flow zone. Protect the existing agricultural areas. Environment friendly sustainable development of the area. Settlements to develop as per major land use zone. Effective drainage through minimum hindrance to Flood Flow zone. Develop to serve the surrounding hinterlands. Road network to be developed with culverts sufficient to allow for unimpeded flood flow.

3.2.2 Planning Standards Many standards and codes for guiding and controlling development are found in Bangladesh National Building Code [BNBC], Building Construction Rules and Environmental Act. For ascertaining minimum space requirement for different physical features and functions Private Land Development Rules and for density control of an area Floor Area Ratio [FAR] are the two very important legal instruments. DMDP Structure Plan and Urban Area Plan too have fixed certain minimum standards for certain facilities. In today’s reality of congested unhygienic less-a-fair construction race where planning is a far cry, land is obviously the most scarce and hence most valuable asset. Facility Standard DAP Consultants are convinced that planned development ensuring community’s active participation is the key to successful transformation of today’s Dhaka into tomorrow’s adorned green Dhaka.

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Keeping this vision in mind, they developed an optimum standard for the amenities and community facilities that the city dwellers deserve. Table No. 3.1 shows standard population served with corresponding area requirement for educational institutions as these data is frequently needed for physical planning decisions. Double shift for Primary School is also discouraged due to odd timing hampering healthy grooming of the chidren. However, school of performing or fine art for the children to complement the learning process is recommended in the school premise in the second half. Double shift for Colleges having Honours and Masters programme is also discouraged for making way to carryout library work, sessionals/practicals and other extra curricular activities by the students. Data of university has not been included in this time saver chart as the catchment area of university extends far beyond the region it belongs reducing the frequency of data requirement during preparation of land development projects. Table 3.1: Standard Population Served and Area Required per Educational Institute

Population/Facility Area (Acre) Facility

Single Shift Double Shift Minimum Optimum Primary School 5000 10000 1 1.5

Std.VI- Std. X 12000 24000 1.5 2 High School

Std.VI- Std. XII 16000 32000 3 4 Std.XI- Std. XII 12500 25000 3 5

College Std.XI- Upto Hons./Masters

22000 44000 4 6

Source: Proposed by the Consultants Pl. Note: Double shift for Primary School andcollege with Hons./Masters is discouraged. Neighbourhood concept of residential development is recommended in the DAP as strategy. So, the facilities required for a neighbourhood development deserves special mention (Table No. 3.2). Table No. 3.2: Facility Standard at Neighbourhood Level or for 12500 People

Quantity Area Min. Max. Class

Total Sl. Name of the Facility

(No.) (No.)

Minimum for Unit Facility

Sub Class Total (Acre)

1 Primary School (Public or private) 2 3 1 Acre 3 2 High School (Public or private) 1 2 1.5 Acre 3 3 Open space 10 Acre 12

i)Park/children’s park 1 2 0.3 Acre 1 Acre ii)Water body/Canal/Pond As per Planner 1.5 Acre 6 Acre iii)Play field 2 3 1 Acre 3 Acre

iv) Green/Vegetation/Water Front As per Planner 0.5 Acre 2 Acre

4 Mosque and Maktab/ Worship Places 2 3 0.2 Acre 0.6 5 Library (central) 1 1 0.1 Acre 0.2 6 Services 0.3 Acre 0.5

i)Dentist/Doctor's Chamber 2 3 40 sq.m 120 sq.m ii) Beauty Parlour 1 2 50 sq.m 100 sq.m

iii) Laundry 2 3 16 sq.m 50 sq.m

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(No.) (No.)



iv) Hair Dresser 2 3 12 sq.m 40 sq.m v) Cyber Café/Internet service provider

1 2 50 sq.m 100 sq.m

vi) Photocopy/mobile/land phone/fax 2 2 12 sq.m 40 sq.m vii) Computer based (word processing, printing etc) services

1 1 30 sq.m 30 sq.m

viii) Motor bike Repair, vulcanising etc.(optional)

1 1 50 sq.m 50 sq.m

ix) NMT repair service (Rickshaw, bicycle etc)

1 2 30 sq.m 60 sq.m

x) Post Office/Courier Services 1 2 20 sq.m 40 sq.m xi) Sports/Recreational facilities (games, indoor games etc)

1 2 50 sq.m 100 sq.m

xii) Rickshaw/Auto stand (General) 2 4 100 sq.m 400 sq.m xiii) Restaurant, Tea bar, Fast food 2 4 10 sq.m 100 sq.m

xiv) Tailoring 1 2 20 sq.m 40 sq.m

7 Solid waste transfer station(may also small scale processing)

1 1 0.5 Acre 1

8 Utility Facilities 1*

9 Neighborhood Co-operative Office Complex

0.33 Acre 0.5

i) Offices 2 4 15 sq.m 60 sq.m ii) Committee rooms 2 3 40 sq.m 120 sq.m iv) Community Club including indoor games (male and female)

2 2 200 sq.m 400 sq.m

v) Cultural Facilities (Rehearsal, Music room etc)

1 2 30 sq.m 60 sq.m

vi) Community Police Barrack 1 1 40 sq.m 50 sq.m

vii)Technician Service (Electrical, Plumber, AC, Freeze etc.)

2 4 25 sq.m 100 sq.m

10 Community Hall 1 2 0.33 Acre 0.5 11 Shops 0.33 Acre 0.5

i) General store 3 4 25 sq.m 100 sq.m ii) Grocery 4 6 25 sq.m 150 sq.m iii) Stationary 2 3 25 sq.m 150 sq.m iv) Confectionary/Bakery 2 3 25 sq.m 80 sq.m v) Departmental Store** 1 2 100 sq.m 200 sq.m vi) Medicine Shop 2 3 25 sq.m 80 sq.m vii) Sweet Meat Shop 2 3 25 sq.m 80 sq.m viii) Book/Newspaper Stall 2 3 10 sq.m 30 sq.m

ix) Fresh Corner (Vegetable, fish, meat, egg, chicken etc.)

2 3 12 sq.m 40 sq.m

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(No.) (No.)



x) Fruit Shop 2 3 10 sq.m 30 sq.m xi) Flower Stall 2 2 10 sq.m 30 sq.m

xii) Gift shop 1 2 10 sq.m 30 sq.m

Total Area for the Neighbourhood Facilities 22.8 Acres (approx.) Source: Proposed by the Consultants * May be added as per decision of the Nagar Unnayan Committee under New use category **Area under Departmental Store shall be calculated on the basis of the spaces allocated against one of the corresponding services in this table (cumulative area) Higher level plan identified Dhaka-Narayanganj-Demra [DND] triangle due to its flood free nature as one of the most potential areas for development. This area shall accommodate not only the naturally growing population of its own rather it is to house additional population from already choked built up Dhaka and in migrants. Urban residential zone shall be developed in neighbourhood concept with following approximate standard that will be free of through traffic. Gross area of neighbourhood : 50 acres [approx.] Gross density : 225 to 250 persons per acre. Road Standard Roads are categorised on the basis of both function and hierarchy which is presented in Table 3.3 showing their corresponding standard widths. Same road has more than one width to make way for laying them as per availability of land. Table 3.3: Standard Width of Road Functional Basis RoW Higherarchical Basis Arterial I 30 m Primary Road I Arterial II 27 m Primary Road II Distributor I 25 m Secondary Road I Distributor II 20 m Secondary Road II Collector I 15 m Tertiary Road I Collector II 12.5 m Tertiary Road II Access I 10 m Access I Access II 8 m Access II Source: Proposed by the Consultants 3.3 Preferred Development Strategies Hydrological issues predominated the reasoning regarding the ways to develop the study area so near to the heart of the vibrant capital city. All the higher level plans and studies carried out at varying point of time converged to the same conclusion that the vital contribution of this low lying area bounded by rivers as main Flood Flow and Sub-Flood Flow zones allowing excess flood water to pass over it, must not be obstructed by any development. Despite this unanimous expert cautions, the area

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is experiencing a tremendous development pressure. DAP consultants for the study area has tried to work out an effective strategy to address the later with acceptably low obstruction to the flood water to pass through. The strategies are as follows under some basic heads: 3.3.1 Drainage Existing nature of traditional homesteads with sufficient low agricultural land around has created virtually no problem of drainage as yet. Desperate land filling activities has been undertaken by both public and private initiatives defying relentless cautions against such obstruction of the flood flow. The DAP consultants too remind the concerned agencies about the grave adverse effect of obstructing the flood flow and recommend that such activities must be stopped. Considering the environmental degradation, loss of crop and fisheries together with the cost of mitigation measures, consultants believe that retreat of the land fill is worth even at this stage. The consultants strongly recommend that all the fill materials be evacuated and restore the original land level and thereby ensure drainage requirement.

Non-continuous smaller rural settlements above flood level surrounded by ample low lying areas (agriculture, sub-flood flow, main flood flow) allowing uninterrupted flow of water to pass through.

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

across them and as well as uninterrupted traditional water based connectivity by keeping appropriate navigation clearance at the bridges. This would help maintain the biodiversity of the area and contribute to sustainable environment in turn.

Subdivide Residential Landuse Zone based on the potentiality, trend and opportunity. Adapt neighbourhood concept for new residential developments and for need assessment of

community facilities. Through traffic and heavy vehicles within the neighborhoods is generally prohibited.

However Fire brigade and ambulance will remain out of such rules. Sufficient and easy to move footpaths to be provided. Ensure within neighbourhood availability of day to day commodities and facilities.

3.3.2 Residential Development

Continue the present island type small homestead cluster development. Ensure community facilities and services of appropriate scale at cluster level.

3.3.3 Industrial Development

Restrict industrial developments related to ship building and cold storage godowns only in the river levee.

Ensure environmental requirements for brick manufacturing units. Provide essential support facilities for effective functioning of the industries.

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3.3.4 Mixed Use Development

Discourage development contrary to rural homestead clusters. Ensure maintenance rural nature

3.3.5 Transport and Connectivity

Provide connectivity to homestead clusters .Develop canal network to provide all weather connectivity to all homestead clusters. National and Regional Roads, if any must be built with adequate openings for free flow of

flood water.

3.3.6 Flood Flow Zones Strictly preserve the zone area as per the higher level plans and DAP. Promote agricultural and passive recreational use of the area during dry season.

3.3.7 Non-urban Areas

Strictly preserve agriculture land from conversion into non-agriculture use. Promote traditional water ways in the low lying areas by constructing sub-merged road for

dry season connectivity. Promote rural characteristics in the isolated homesteads keeping mandatory buffer to make

way for the flood water pass through. 3.3.8 Water Body and Open Spaces

Strictly protect canal networks as per the DAP. Strictly protect the river fronts and open it to city dwellers for serene passive recreation.

3.3.9 Amenities and Community Facilities

Ensure amenities and community facilities at homestead cluster level. Evacuate unauthorized structures and uses and ensure proper drainage.

3.3.10 Solid Waste Management

No more conventional disposal through dumping Solid Waste Processing to ensure recycling Conversion of traditional Solid Waste in to fertilizer

3.3.11 Water Supply

Harness Surface Water source instead of Ground water Continuous monitoring of Tube well water to check Arsenic contamination

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3.3.12 Electricity

Priority will be given to industry and irrigation pumps Explore the possibility of using renewable energy source in order to minimize cost of

distribution network 3.3.13 Gas Supply

Explore possibility of use of gas in cylinder for domestic purposes. 3.3.14 Conservation of Monument and Heritage

Identify and record all historical sites and monuments Conserve and restore with standard procedure all the historical sites and monuments Evict illegal occupants of the historical sites Develop the Historical Sites as Tourist spot

3.3.15 Environmental Management The area is extremely prone to perennial flood and inundation. During flood, the vast area becomes rich open water fishing ground and habitats for many aquatic species. Maintaining the natural character will ensure preservation of the delicate ecological balance and thereby invaluable bio-diversity will have a chance to survive. 3.3.16 Supporting the Surrounding Hinterland

Easy accessibility from the surrounding hinterlands especially growth centers. Ensure facilities such as cold storage, wholesale/retail market facilities for needful

commodities (fertilizer, insecticide, agro-machineries etc.) and shopping centers of regional standards to support population living in the surrounding hinterlands.

3.4 Major Infrastructure Proposals 3.4.1 Transport The area was historically dependent on waterways. Road network has been introduced at a later stage. But onslaught of waves and thrust of flowing water causes serious damage to embankment and makes it very expensive. Provision of railway in the Padma Bridge indicates that the area may have rail connection in the future. Water Ways The area is bounded by rivers and canals and traditionally depends on water ways for transportation of man and materials. During the monsoon the entire area gets inundated leaving isolated homesteads floating above. Water communication assumes the role of prime mode of transportation to any direction and any distance. In the dry season the canal networks maintain the connectivity.

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Consultants recommend that: • Canal network must be maintained as navigation facilities even in the dry season • Encroachment in to canals in any form must be stopped • All encroachments should be evicted • Roads bridges across the canals must have navigational clearance. • LGED should not take project of road construction on any canal.

Roads In the Extension of Group-B area existing major roads are Dhaka-Mawa Road, Western bypass road. Dhaka-Mawa highway passes through the north eastern edge of the area. Another road starts from the national highways and heads toward south through the area passes across the river to connect Betka of Munshiganj providing needful regional connectivity for the people. This road is already under construction and DAP consultants adapt it in Detailed plan. DAP consultants proposed another road that also starts from Dhaka-Mawa highway from further south and stretches along the Pangaon down to the end of the area, then takes east to connect old Dhaka-Narayanganj Road on the other side of the river. A third east-west road to connect the above two road is recommended at the south of the project area. Thus the road takes a circular shape. For this connectivity two new bridges are also proposed. The bridges must have proper navigational clearance. Besides, existing roads will maintain their function as access and collector roads for the rural settlements. Higher right of way is required for road construction as it requires wider space to accommodate the necessary slope in this low lying area. In this situation it is recommended that regional roads will have at least 100 feet right of way in the project area. Map No. 3.1 shows the existing and proposed road in Group D (Extension of Group B) area. 3.4.2 Utility Services Considering the dispersed nature of settlements it becomes extremely difficult and costly to provide utility services under any network. Hence isolated local level utility provisions are suitable for the area. Electricity A considerable part of the area is covered by electricity network. However, individual connection of electricity becomes expensive as it takes long distribution line. In this situation solar energy and bio-gas may be introduced to minimize the capital cost. Gas At present only a very small area is covered by gas distribution network. Extension of gas network in this part may be delayed due to the cost involved in it. In the circumstances bio-gas and traditional fuel using scientific household kiln may be a good alternative.

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Water Supply People of the area depend on shallow tube wells for drinking water and various water bodies for washing. The existing system will continue. Drinking water supply through pipe network is difficult to install due to high cost as well as ability to pay factor. Solid Waste Disposal At present solid wastes are dumped in the nearby low lying areas and washed away during rainy season. However, substantial portion of solid waste is used as food of domestic pets. As the area is recommended to maintain its rural character, solid waste disposal will follow the traditional disposal system with little variation i.e. dumping in a pit to be used as compost after certain period. Sewage Disposal Isolated septic tank-soak well system with water sealed pan is recommended for each household instead of hanging latrines. 3.5 Amenity and Urban Facility Proposals The project area, despite of being located in close proximity to the city center, is rural in nature and thus amenities and facilities that urban areas deserve have not been attempted. 3.6 Description of the Plan According to the proposed plan the Extension part of Group-B (part of group-D) area is divided into some zones namely:

• Flood Flow Zone • Agricultural Zone • Rural Settlement Zone • Waterbody

It is interesting that the entire area is Flood Flow Zone as well as Agriculture with isolated Rural Settlement Zone. The proposed Land Use is presented in the Table No. 3.4. Table No. 3.4: Proposed Landuse in Group D (Part of Group B) Area

Area Name of Mauza with Area Sl. No.

Landuse Acres Hectares % Mauza Name No. of

Plot Area

(Acres) Area

(Hectares) Ainta 1000 379.84 153.69 Arakul 575 184.48 74.66 Astodona 44 13.94 5.64Bakta 1192 456.63 184.80 Beara 1316 441.85 178.80 Bir Baghair 1491 524.25 212.15

1

Floo

d Fl

ow

Zone

5565.72 2252.35 66.97

Brahmangaon 529 184.67 74.74

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Plot Area

(Acres) Area

(Hectares) Char Shanghard 112 115.51 46.74 Char Sridhardi 63 67.51 27.32 Dananagar 68 26.48 10.71 Dhalpur 61 51.12 20.69 Ghona Konda 258 72.64 29.40 Hazaribagh 132 93.97 38.03 Jajira 809 519.21 210.11 Katuail 568 319.51 129.30 Konda 985 302.65 122.48 Majid Beara 210 64.28 26.01 Motbari 70 26.17 10.60 Pangaon 888 377.65 152.84 Paschimdi 1300 631.50 255.56 Pubdi 348 138.52 56.05 Purbo Baghair 646 229.34 92.82 Soarail 661 205.89 83.33 Tegharia 301 103.44 41.86

Utrail 82 34.68 14.04 Ainta 53 5.27 2.14 Arakul 2 0.30 0.12 Bakta 89 8.10 3.28 Beara 69 5.12 2.07 Bir Baghair 43 4.19 1.70 Brahmangaon 68 5.75 2.33 Char Shanghard 13 3.02 1.22 Ghona Konda 33 1.82 0.74 Hazaribagh 9 0.86 0.35 Jajira 73 9.33 3.78 Katuail 58 5.73 2.32 Majid Beara 15 1.27 0.51 Pangaon 86 8.78 3.56 Purbo Baghair 50 4.90 1.98 Soarail 74 6.13 2.48

2

Prop

osed

Roa

d

75.51 30.58 0.91

Tegharia 66 4.96 2.00 Ainta 344 102.59 41.51 Arakul 251 60.23 24.37 Astodona 119 36.19 14.65 Bakta 727 198.17 80.20 Beara 640 167.28 67.70 Bhabaniganj 5 0.90 0.37 Bir Baghair 195 80.96 32.76 Brahmangaon 121 48.35 19.56 Char Alinagar 9 3.71 1.50 Char Shanghard 14 9.03 3.65 Dananagar 21 6.68 2.71 Dhalpur 9 6.25 2.53 Ghona Konda 68 15.55 6.29 Hazaribagh 9 7.15 2.89 Jajira 68 28.80 11.65 Katuail 342 129.26 52.30 Konda 183 42.94 17.38

3

Rur

al S

ettle

men

t Zon

e

1574.86 637.33 18.95

Majid Beara 203 45.78 18.52

EPC-datEx III-12




Plot Area

(Acres) Area

(Hectares) Motbari 24 14.48 5.86 Pangaon 362 151.37 61.26 Paschimdi 762 245.72 99.45 Pubdi 101 23.62 9.56 Purbo Baghair 76 28.10 11.37 Soarail 193 53.50 21.66 Tegharia 261 54.52 22.07

Utrail 43 13.74 5.56 Ainta 24 6.65 2.69 Arakul 28 4.49 1.82 Astodona 2 0.50 0.20 Bakta 4 0.55 0.22 Beara 9 5.06 2.05 Bir Baghair 35 11.35 4.59 Dananagar 3 0.92 0.37 Hazaribagh 5 1.17 0.47 Katuail 7 2.47 1.00 Majid Beara 3 0.77 0.31 Motbari 1 0.48 0.20 Pangaon 2 0.90 0.36 Paschimdi 9 5.33 2.16 Pubdi 3 1.06 0.43 Tegharia 8 2.32 0.94

4

Tran

spor

t & C

omm

unic

atio

n

45.12 18.26 0.54

Utrail 5 1.11 0.45 Ainta 39 13.57 5.49 Arakul 26 6.45 2.61 Astodona 3 3.33 1.35 Bakta 18 17.96 7.27 Beara 17 13.97 5.65 Bir Baghair 35 77.31 31.29 Brahmangaon 11 3.48 1.41 Chandra Madhab 1 47.24 19.12 Char Shanghard 1 42.16 17.06 Char Sridhardi 4 73.10 29.58 Dananagar 2 14.26 5.77 Ghona Konda 16 11.78 4.76 Hazaribagh 5 64.01 25.90 Jajira 7 137.47 55.63 Katuail 14 196.27 79.43 Konda 26 16.82 6.80 Majid Beara 7 7.09 2.87 Motbari 2 2.54 1.03 Pangaon 11 231.64 93.74 Paschimdi 36 33.87 13.71 Pubdi 6 5.44 2.20 Soarail 18 20.40 8.25 Tegharia 9 7.45 3.01

5

Wat

erbo

dy

1049.35 424.65 12.63

Utrail 8 1.77 0.72 Total 8310.55 3363.16 100.00 20130 8310.55 3363.16

EPC-datEx III-13

FINAL REPORT Chapter IV: Plan Implementation Preparation of Detailed Area Plan (DAP) for DMDP Area : Extention of Group-B (Part of Group -D), RAJUK.

CHAPTER IV: PLAN IMPLEMENTATION 4.1 Implementation Strategy Traditionally, owing to complexity, government do not include common people in the formulation and planning process of any project and attempts to implement it with own fund through land acquisition. Such policy has some built-in problems that strongly resist its implementation. People rightly feel that they have the right to know about the plan which has direct bearing on their living and property. The plan regardless of its quality uproots many people from their home and community they belong. Thus a strong and desperate group of affected people together with their friends and allies resist with their united strength the implementation process. In our country, due to high registration fee conceal the price of land than the actual. This reality makes people financially looser in the event of compensation payment for acquisition. Compensation all over the world is a complicated process. Brokers prop up to bridge the gap between innocent people and the government machinery. Money sticks to broker’s hands. Another sufferer group emerges to resist plan implementation process. Plan Implementation through Active Community Participation Technique is the answer to offset these obstacles on the way to plan implementation. 4.2 Landuse Management Land Management is the process to make best use of the resources of land to achieve sustainable products of food and other agricultural products in the future. It covers all activities concerned with the management of land as a resource both from an environmental and from an economic perspective. It includes farming, mineral extraction, property and estate management and physical planning of towns and countryside. It embraces such matters as: - Property conveyance including decisions on mortgages and investment - Property assessment and valuation - Development and management of utilities and services - Management of land resources such as forestry, soils, or agriculture - Formation and implementation of land use policies - Environmental impact assessment - Monitoring of all activities on land that effect the best use of that land. (UN Economic Commission for Europe, Land Administration Guidelines, final draft-June14, 1995) Land management can be defined as the process of managing the use and development (in both urban and rural settings) of land resources in a sustainable way. Land resources are used for a variety of purposes which interact and may compete with one another; therefore, it is desirable to plan and manage all uses in an integrated manner.

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Although Land is part of man's natural heritage, access to land will have to be controlled by ownership patterns. Land is divided for administrative and economic purposes, and it is used and transformed in a myriad ways. This is the reason why land management is so important for all of the associated professional groups. Land is the scarcest commodity since it is fixed in supply having ever increasing demand with the population influx. In Dhaka the scenario is even worse due to unplanned and uncontrolled development race. 4.2.1 Land Development Techniques Experts, worldwide optimize the benefit through adoption of appropriate Land Development Techniques and thereby create humane living environment. A general understanding and the appropriateness of some popular techniques are furnished follow:

- Urban Renewal - Urban Upgrading - Land Readjustment - Guided Land Development - Land Sharing - Taxation - Land Pooling - Land Banking

Application of these techniques as implementation strategy for Participatory Action Plan could be appropriate. But this part of the project area is flood plain and extension of settlements to new areas is discouraged. Naturally development has to be restricted with in the rural settlement clusters. 4.3 Areas for Action Plan The area belongs to Flood Flow zone. However pervasive land filling has taken place. Action Plan is recommended to be taken up for retreat of fill materials on priority basis. 4.4 Public Sector Action Program A list of Public Sector Action Program has been furnished in Chapter-II. Selected Public Sector Action Programs are again presented below.

• Rural Infrastructure Development Project (Important Roads & Hat Bazar Development) : Part-III

• Upazila Complex Bhaban construction


• Protection and Development of River Bank of Buriganga

• Introduction of Circular Waterways around Dhaka city.


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• Construction of Jail Khana

• Development of Dhaka-Mawa road

• Construction of Western bypass road.


• Development of Land projects for Armed forces personnel (New DOHS).

• Construction of new approach road to Pangaon ICD to Dhaka-Mawa Road.

4.5 Area Development Priorities and Phasing 4.5.1 Phasing DMDP Structure Plan Phasing of the Plan is as follows: Table No. 4.1: Structure Plan Phasing Structure Plan Phase Period Short-term 1995-2000 Medium-term 2000-2005 Long-term 2005-2015 Source: Structure Plan. The development proposals under Detailed Area Plan for the area should be implemented by 2015 being the plan period. But there are proposals which may not be possible to be implemented within this period nor does it require so. But in order to secure right of way many proposals (especially for a new primary roads) have been included in the plan which are not meant for implementation within the plan. Thus the consultant proposes three following phases for implementation various proposals made in the project. The phases are: Phase-I 2010-2012 Phase-II 2012-2015 Phase-III Beyond the plan period 4.5.2 Priorities Priority of the project area people are different and mostly related to land development schemes undertaken by the private developers. Public sector is constructing a Container Port in Pangaon. The people of the area want to get back their land and priority mostly are related to land and possible return to the original owners. These are :

• No further acquisition of land for Pangaon Container Port • End of land grabbing by private developers • Retreat of fill materials used for raising of land by private developers • Construction of landing jetty on west bank of the Buriganga river • Circular water way to connect the project area

EPC-datEx IV-3


4.6 Landuse Zoning Zoning is a form of legal power which is delegated to development authorities/municipalities through enabling legislation to ensure the welfare of the community by regulating the most appropriate use of the land. Zoning is a classification of land uses that limits what activities can or cannot take place on a parcel by establishing a range of development options. Zoning has been defined as an action through legislation provided to a development authority/municipality to control…a) the heights to which buildings may be erected; b) the area of lots that must be left un-built upon; and c) the uses to which buildings and lots may be put.

Area Zoning The objective of area zoning is to specify which types of land use are considered appropriate for different areas or 'zones', and it therefore indicates the planning control objectives of the authority or municipality for its administrative area. The authority is obliged under the planning acts to designate in its development plan objectives for the use solely and primarily of particular areas for particular purposes.

Density Zoning The aim of the density zoning is to provide an acceptable density which is related to the designed facilities and amenities especially in the residential areas. This will ensure a healthy community and enjoyable community life.

Height Zoning This zoning provides height limits for structures and objects of natural growth and standards for use of an area which encourage and promote the proper and sound development of areas. It is also applicable to height restrictions for flight safety around airports or other similar purposes. For effective development control, in addition landuse zoning individual facility and the structures therein is to comply certain regulations imposed to ensure desirable end. Relation between ground cover of buildings and the land parcel that house it, minimum setback of building from the adjoining plot boundaries, and the maximum floor area that can be constructed in relation to plot size and the connecting road among many other details, are controlled by RAJUK’s Building Construction Rules. Besides, Bangladesh National Building Code focuses on the appropriate materials, construction method, building safety and associated issues. In absence of DAP the above rules did not have scope for area specific rules and hence were common for the whole development process. According to the Building Construction Rule, 2008, minimum permissible road width for obtaining plan permit is to shown, construction is allowed on plots connected by narrow roads provided the plot owner leaves formally half of the addition area needed to make the road 6m for widening the road to the permitted minimum. Perhaps the intension behind this was that gradually the whole road would raise up to 6m in short time and it is true for new areas coming urban development as most of the structures are non permanent and they are to correct under this rule to permanent buildings making the whole road 6m in the process. But congested unplanned Dhaka represents an alarming picture. Most

EPC-datEx IV-4


of the plots are occupied almost entirely by pucca structures several storied high soaring right from the property line connected by the narrow pathways, these owners did not bother for RAJUK’s plan permit and a handful those who obtained a plan permit did not bother to follow them. 4.6.1 Landuse Classification

a. Urban Residential Zone b. Commercial Zone (Business) c. Commercial Zone (Office) d. General Industrial Zone e. Heavy Industrial Zone f. Mixed Use Zone (Commercial-General Industrial) g. Mixed Use Zone (Residential-Commercial) h. Mixed Use Zone (Residential-Commercial-General Industrial) i. Mixed Use Zone (Residential-General Industrial) j. Institutional Zone k. Administrative Zone l. Agricultural Zone m. Flood Flow Zone n. Open Space o. Overlay Zone* p. Rural Settlement Zone q. Water Retention Area r. Water Body

Overlay Zone houses structures, facilities or use of community interest that the community aspires to continue in its present status despite its non conformity with the permitted Landuse of the prevailing zone. It may be of any type ranging from heritage site to graveyard as some are mentioned here:

1. Historic Preservation Overlay Site 2. Water Body Preservation Overlay Site 3. Graveyard Overlay Site 4. Sports and Recreation Overlay Site 5. Special Use Overlay Site

* May include other overlay sites also as per the decision of Nagar Unnayan Committee In the following paragraphs general definition, permitted and conditionally permitted uses under each Landuse zone is furnished one by one. The uses not listed here in any of the category shall be treated as Restricted Use for the Landuse category and shall not be permitted only except unanimous decision by the Nagar Unnayan Committee. In such situations the use shall get permission in the category of New Use. According to the proposed plan the Extension part of Group-B (part of group-D) area is divided into zones namely Flood Flow Zone, Rural Settlement Zone, Transport & Communication and Waterbody and thus the landuses related to the development of the area are explained here.

EPC-datEx IV-5


a. Rural Settlement Zone Rural Settlement Zones are the island like isolated clusters of rural homestead that preserve country’s traditional agrarian community beside agricultural zones within DMDP jurisdiction from indiscriminate and insane conversion into urban use so as to safeguard food security; preserve appropriate opening in between mounds that are essential to allow uninterrupted flow of perennial flood water and safeguard our complex hydrological system. The intent of this classification is to preserve, sustain, and protect rural areas and resources, particularly forest and agricultural from suburban encroachment and maintain a balanced rural-urban environment. The retention of open lands, woodlands, plantations, and farmlands, which make up a large part of this area, are essential to clean air, water, wildlife, many natural cycles, and a balanced environment, among other things. Even more essential from an economic perspective are the agricultural lands and farming operations in this area. Purpose The purpose of this zone is to protect the natural environment; promote appropriate compact development and to promote creative developments that provide a range of housing styles and prices that suit the needs of local people.

• Protect the natural environment, • Making development economically viable by concentrating the activities, • To provide for development in an orderly manner that preserves the rural character of the area

by guiding higher density residential and commercial development according to compatible and supportive land uses, available infrastructure, and other facilities and services.

Rural Homestead Rural homestead zone is the zone that contains the traditional rural character of the area. In this zone housing that are compatible to this character, mainly farmhouse, single or multifamily housing are the focus of this area. These buildings should be maximum two-storied to remain the rural nature. Purpose As stated earlier, Isolated Rural Homestead will preserve the rural and traditional Character of the area. Isolated Rural Homestead zone will be composed of dwelling, small shops, some special uses and pure landscaping elements. Cluster uses that are compatible with and complementary to existing facilities, particularly with regard to food processing and warehousing and the markets, including some small scale food retailing are permitted here. Landuse Permitted The following uses in the tables are proposed to be applicable for this zone only.

EPC-datEx IV-6


Table No. 4.2: Landuse Permitted Agricultural Dwellings Animal Husbandry Animal Shelter Child Daycare \ Preschool Communication Tower Within Permitted Height Cottage Crematorium Dairy Firming General Store Graveyard \ Cemetery Grocery Store Handloom (Cottage Industry) Housing For Seasonal Firm Labor Memorial Structure Mosque, Place Of Worship Newspaper Stand NGO \ CBO Facilities

Nursery School orphanage Outdoor Religious Events (Eidgah) Plantation (Except Narcotic Plant) Playing Field Primary School Satellite Dish Antenna Social Forestry Special Dwelling (E.G. Dorm For Physically Challenged Etc.) Specialized School: Dance, Art, Music, Physically Challenged & Others Static Electrical Sub Stations Temporary Shed \ Tent Transmission Lines Utility Lines Woodlot

Source: Compiled by the Consultants Landuse Conditionally Permitted The following uses may be permitted or disallowed in this zone after review and approval by the authority/committee following appropriate procedure while the application meets the criteria mentioned in the requirement. Table No. 4.3: Landuse Conditionally Permitted

Artisan’s Shop (Potter, Blacksmith, Goldsmith Etc.) Research organization (Agriculture \ Fisheries) Energy Installation

Fish Hatchery Garden Center or Retail Nursery Emergency Shelter Sports and Recreation Club, Firing Range: Indoor

Source: Compiled by the Consultants Restricted Uses All uses except permitted and conditionally permitted uses.

Growth Center According to the location theorists, “Such settlements which are nuclei or central to their influence area are called growth centres”. In the context Bangladesh, growth Centres are rural markets that have been identified by the Planning Commission on the basis of socio-economic and administrative criteria for making development investment. There are about 8,000 rural markets throughout Bangladesh that are popularly known as 'hat' or 'bazaar'. Realizing their importance in the rural sector, the government felt the need to upgrade them with some infrastructure facilities in order to enhance their efficiency. However, due to fund constraint it was not possible to include all the 'hats' or 'bazaars' for development investment. Thus, initially 1,400 of them were selected in 1984 and later in 1993,

EPC-datEx IV-7


another 700 'hats' or 'bazaars' were added to this list to take the final number to 2,100. In our planning area, there are some growth centres that contain substantially the following characteristics:

• It incorporates a mix of uses that typically include or have the potential to include the following: retail, office, services, and other commercial, civic, recreational, industrial, and residential uses, within a densely developed, compact area;

• It incorporates existing or planned public spaces that promote social interaction, such as public parks, civic buildings (e.g., post office, municipal offices), community gardens, and other formal and informal places to gather.

• It is organized around one or more central places or focal points, such as prominent buildings of civic, cultural, or spiritual significance or a square.

• It results in compact concentrated areas of land development that are served by existing or planned infrastructure and are separated by rural countryside or working landscape.

Table No. 4.4: Landuse Permitted

Accounting, Auditing or Bookkeeping Services Addiction Treatment Center Agricultural Chemicals, Pesticides or Fertilizers Shop Agricultural Dwellings Agricultural Product Sales Agro-Based Industry (Rice Mill, Saw Mill, Cold Storage) Agro-Based Industry (Rice Mill, Saw Mill, Feed mill) Ambulance Service Amusement and Recreation (Indoors) Ancillary Dwelling Animal Husbandry Antique Store Appliance Store Auction Market Auto Repair Shop (With Garage) Bank & Financial Office Barber Shop Barber Shop Billboards, Advertisements & Advertising Structure Blacksmith Boarding and Rooming House Book or Stationery Store or Newsstand Bus Passenger Shelter Cinema Hall Cleaning \ Laundry Shop Coffee Shop \ Tea Stall Cold Storage Collage \ Technical Training School \ Centers \ Agro Based Trading Communication Service Facilities Communication Tower Within Permitted Height

Community Center Computer Maintenance and Repair Computer Sales & Services Confectionery Courier Service Craft Workshop Cyber Café Dairy Firming Daycare Center (Commercial or Nonprofit) Department Stores Doctor \ Dentist Chamber Dormitory Drug Store or Pharmacy Electrical and Electronic Equipment and Instruments Sales Emergency Shelter Energy Installation Fabric Store Family Welfare Center Fast Food Establishment \ Food Kiosk Firm Equipment Sales & Service Fish Hatchery Fitness Centre Flowers, Nursery Stock Freight Transport Facility Fuel and Ice Dealers Funeral Services Furniture Stores Garages Garden Center or Retail Nursery General Store Grain & Feed Mills Grocery Store High School Hotel or Motel

EPC-datEx IV-8


Household Appliance and Furniture Repair Service Housing For Seasonal Firm Labor Indoor Amusement Centers Indoor Theatre Jewelry and Silverware Sales Katcha Bazar Loom (Cottage Industry) Mosque, Place Of Worship Newspaper Stand NGO \ CBO Office Nursery School Open Theater Optical Goods Sales Orphanage Outdoor Fruit and Vegetable Markets Outdoor Religious Facility (Eidgah) Paints and Varnishes Shop Photo Studio Photocopying and Duplicating Services Postal Facilities Primary School Public Utility Stations & Substations Research organization (Agriculture \ Fisheries) Restaurant Retail Shops \ Facilities

Rickshaw \ Auto Rickshaw Stand Satellite Dish Antenna Sawmill Shoe Repair or Shoeshine Shop (Small) Signboard \ Billboard Slaughter House Small Workshop Social Forestry Specialized School: Dance, Art, Music & Others Specialized School: Dance, Art, Music, Physically Challenged & Others Static Transformer Stations Storage & Warehousing Taxi Stand Television, Radio or Electronics Repair Theater (Indoor) Transmission Lines Truck Stand & Freight Terminal Utility Lines Variety Stores Vehicle, Leasing or Rental Service Veterinary Center, Kennels and Boarding Facilities Veterinary Clinic \ Center Wood Products Woodlot

Source: Compiled by the Consultants Landuse Conditionally Permitted The following uses in the tables are proposed to be applicable for this zone to be conditionally permitted. Table No. 4.5: Landuse Conditionally Permitted Artisan’s Shop Auto Leasing or Rental Office Beauty Parlor Building Maintenance \ Cleaning Services (No Outside Storage) Building Material Sales or Storage (Indoors) Carnivals and Fairs Circus Correctional Institution Fire Brigade Station Freight Handling, Storage & Distribution Freight Yard Guest House Library Motor Vehicle Fuelling Station \ Gas Station Musical Instrument Sales or Repair Pet Store Plantation (Except Narcotic Plant)

Police Station Poultry Preserved Fruits and Vegetables Facility \ Cold Storage Sports and Recreation Club Stage Shows Temporary Rescue Shed Trade Shows *All of the Commercial Activities shall be located at Growth Centres Source: Compiled by the Consultants

EPC-datEx IV-9

FINAL REPORT Chapter-IV: Plan Implementation Preparation of Detailed Area Plan (DAP) for DMDP Area : Group-D (Extension part of Group-B) , RAJUK.

Restricted Uses All uses except permitted and conditionally permitted uses.

b. Flood Flow Zone The area over which the flow of floodwater during monsoon passes through is termed here as flood flow zone. Purpose The intent of the Flood Flow Zone is to protect human life and health, minimize property damage, encourage appropriate construction practices, and minimize public and private losses due to overflow of water. Additionally, this zone is intended to maintain the sound use and development of flood-prone areas and to restrict potential home buyers by notifying that property is in a flood area. The provisions of this zone is intended to minimize damage to public facilities and utilities such as water and gas mains, electric, telephone, and sewer lines, street and bridges located in the floodplain, and prolonged business interruptions; and to minimize expenditures of public money for costly flood control projects and rescue and relief efforts associated with flooding.\ Landuse Permitted In the zone, uses permitted by the Authority are: Table No.4.6: Landuse Permitted

Aquatic Recreation Facility (Without Structure) Plantation (Except Narcotic Plant) Marina \ Boating Facility Pipelines and Utility Lines

Playing Field Static Transformer Stations Transmission Lines Utility Lines

Source: Compiled by the Consultants Landuse Conditionally Permitted The following uses may be permitted or disallowed in this zone after review and approval by the authority/committee. Table No. 4.7: Landuse Conditionally Permitted

Communication Tower Within Permitted Height Outdoor Recreation Facilities Outdoor Recreation, Commercial

Outdoor Sports and Recreation Poultry

Source: Compiled by the Consultants Restricted Uses All uses except permitted and conditionally permitted uses.

EPC-datEx IV-10


c. Waterbody Water body serves the natural flow of water along their alignment. Purpose This zone tends to preserve flow and level of water across all seasons along their natural alignment. DMDP area is covered by a network of natural water body including river, canal and pond. To promote and provide environmentally safe and sound living for the people of the area and for the future generation, water body has an immense important. Water body should be preserved not only for environmental concern but also for active and passive recreation. Landuse Permitted The following uses in the tables are proposed to be applicable for this zone only. Table No. 4.8: Landuse Permitted

Aquatic Recreation Facility (Without Structure) Fishing Club Utility Lines

Water Parks Memorial Structure

Source: Compiled by the Consultants Landuse Conditionally Permitted The following uses may be permitted or denied in this zone after review and approval by the authority/committee. Table No. 4.9: Landuse Conditionally Permitted Plantation (Except Narcotic Plant) Marina \ Boating Facility Motorized Recreation

Source: Compiled by the Consultants Restricted Uses All uses except permitted and conditionally permitted uses. 4.6.2 Special Functional Options Besides above categories of landuse, some situations are not so infrequent in nature. These may belong to either of the followings. New Use Suppose a new electric substation needs to be installed in a residential neighborhood to cover the additional load. The plot in which it is to be installed is of course, earmarked as urban residential

EPC-datEx IV-11


landuse, yet in consideration to the benefit the landuse may be altered to accommodate the facility in the plot. Nonconforming Use Some functions may have been in the area prior landuse declaration and the facility does not conform to the new landuse. In such case if the facility is harmful to the new landuse, it needs to be relocated in due course. But if the landuse does not affect the surrounding landuse, it is allowed to continue till its natural termination. In both of the cases these uses are termed as nonconforming use and stricter conditions are imposed on the facility to restrict its growth to confine its activities. Regulations regarding Nonconforming Use “Nonconforming use” is a use or structure that was legally or illegally established but is no longer permitted because of the zoning regulations that have been applied or changed after the use or structure was established. In addition, a non-conforming use is any use, whether of land or of structure, or both, which does not comply with the applicable use provisions in this Regulation, where such use was lawfully in existence prior to the enactment of this Regulation or subsequent amendments. Moreover a non-conforming structure is any structure or part of a structure manifestly not designed to comply with the applicable use provisions of this Regulation or subsequent amendment, where such structure lawfully existed prior to the enactment of this Regulation or subsequent amendments. The continued existence of nonconformities is frequently inconsistent with the purposes for which the “zoning” of the area has been worked out and thus, the gradual elimination of such nonconformities is generally desirable. General Provisions The following provisions shall apply to all uses existing on the effective date of this Plan that do not conform to the requirements set forth in this Zoning Regulation, to all uses that become non-conforming by reason of any subsequent amendment to this Zoning Regulation, and to all buildings containing such uses.

• There must be a time frame of up to 5 years within which the non conforming uses have to be relocated to places where those specific uses are permitted or conforming according to this regulation. This time frame may vary from 2 to 5 years depending on that particular use. This time frame for relocating a particular non conforming use will be determined by the RAJUK.

• Some mid level provisions/ functions have to be determined by the RAJUK which functions will be allowed there until the relocation period. But no enlargement, alteration, expansion, restoration of those uses will be allowed during this time frame in that particular location where the use is declared non-conforming by this regulation.

• Regular monitoring of the non conforming uses and their functions by RAJUK is a must. If the restrictions are not followed in any of that very uses, then immediate action have to be

EPC-datEx IV-12


taken by the authority to discontinue or restrict that function or to relocate it in locations where those uses are conforming or permitted.

• The authority has to select the place where the particular use will be relocated. And for regulating this relocation some measures like tax, subsidy etc. have to be provided by that authority.

Identification and Registration of Non-conforming Uses and Structures All uses and structures existing at the effective date of this Regulation which do not conform to the requirements set forth in this Regulation, or any amendments thereto, should identified and registered by the RAJUK. Failure or neglect of the authority to identify or register uses or structures which are non-conforming as defined in this Regulation or subsequent amendments does not exempt such use or structures from the applications of this Regulation. Continuation of Non-Conforming Uses and Structures Any non-conforming use or structure may be continued up to their time frame, provided such use or structure:

(1) Shall not be moved to another location where such use or structure would be non-conforming. (2) Shall not be changed to another non-conforming use or structure without approval of NUC

and then only to a use or structure which, in the opinion of the NUC is of the same or of a more restricted nature in accordance the Restrictions above.

(3) Shall not be re-established if such use or structure has been discontinued for any reason for a period of twelve (12) months or more, or has been changed to, or replaced by, a conforming use or structure. Intent to resume a non-conforming use shall not confer the right to do so.

(4) Shall not be restored for other than a conforming use after damage from any cause, unless the non-conforming use or structure is reinstated within twelve (12) months of such damage; if the restoration of such structure is not completed within the said twelve (12) month period, the non-conforming use of such structure shall be deemed to have been discontinued, unless such non-conforming use is carried on without interruption in the undamaged portion of such structure.

Maintenance Maintenance of a building or other structure containing or used for a non-conforming use will be permitted when it includes necessary non-structural repairs and incidental alterations which do not extend or intensify the non-conforming building or use. Reconstruction A non-conforming use which has been damaged by fire, explosion, or an act of God, to the extent of sixty (60%) percent of its reproduction value at the time of damage shall be restored in conformity with the current regulations of the district in which it is located. When damaged by less than sixty (60%) percent of its reproduction value a non-conforming use may be repaired or reconstructed and used as before the time of damage, provided such repairs or reconstruction are started within one (1) year from the date of such damage.

EPC-datEx IV-13


Discontinuance or Abandonment A non-conforming structure occupied by a non-conforming use may be re-occupied by a conforming use following abandonment of the nonconforming use. If a non-conforming use is abandoned for a period of two (2) years, any future use of the premises shall be in conformity with the provisions of this Resolution and shall not again be used except in conformity with the current regulations of the district in which it is located. Unsafe Structure Any non-conforming structure or portion thereof containing a non-conforming use, work may be done on ordinary maintenance repairs, or on repair or replacement of non-bearing walls, fixtures, wiring, or plumbing, provided the cubic content that existed when it became non-conforming shall not be increased. Nothing in this article shall be deemed to prevent the strengthening or restoring to a safe condition of any building or part thereof, declared to be unsafe by any official charged with protecting public safety, upon order of such official. Where appropriate, a Zoning Permit shall be required. Termination and Removal of Non-Conforming Buildings, Structures or Uses The period of time during which the non-conforming buildings, structures or uses of land listed may continue or remain until five years after the effective date of this Zoning Regulation, or of any amendments hereto, which cause the use to be non-conforming. Every such non-conforming building, structure or use shall be brought into compliance with this Zoning Regulation or completely removed from the premises on or before the expiration of the five year period. 4.6.3 Principal Use and Accessory Use Use of any facility may be categorized under two broad heads: Principal Use and Accessory Use. Principal Use The very name indicates that functions which the facility is intended for fall in this class. The Academic Building in a school is definitely its principal use. Accessory Use Here also the name tells us the story. Ancillary functions of any facility are grouped as accessory use. A garage of a residence is an accessory use. 4.7 Development Control Landuse Control is the most important function of RAJUK and for that matter of any City Development Authority. DAP will have no bearing unless development can be channelized to its desirable direction through effective control.

EPC-datEx IV-14


4.7.1 Issue Landuse Permit

a. Structure of Landuse Permit Authority The Landuse Permit Authority shall be comprised of three tiers linearly linked to each other: At the entry level Landuse Permit Planner [LPP], at the mid level Landuse Permit Committee [LPC] to control LPPs, clarify legal provisions regarding land use permit decisions on a case to case basis and at the top level Nagar Unnayan Committee comprised of representatives from planning departments, professional institutions, imminent scholars and citizens of the city physical planning experts planning, as shown in Figure No. 4.1 Landuse Permit Planner Landuse Permit will be issued with the sign of Landuse Permit Planner [LPP], who shall be an officer not below the rank of Assistant Planner. Landuse Permit issued by the LPP/s shall be null and void unless the use applied for is listed in the landuse options under the zone of the respective plot. To cover the vast DMDP area under RAJUK jurisdiction and to comply the legal provisions empowering the Local Paurashavas to plan and control development within their jurisdictions, Consultants recommend that in Paurashavas within the DMDP area Paurashava Planners [PP] in addition to RAJUK’s main stream LPPs shall be delegated with the power to act as LPPs and issue Plan Permit and control development within the provision of DAP on RAJUK’s behalf. But in such

Figure: 4.1 Structure of Landuse Permit Authority Showing Linkages

To Court

Nagar Unnayan Committee

Landuse Permit Committee

Landuse Permit Planner

Applicant

Figure 4.1: Structure of Landuse Permit Authority Showing Linkages

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case for permitting plan PPs too like main stream LPPs shall be controlled by Landuse Permit Committee headed by the Chief Town Planner of RAJUK. Landuse Permit Committee At the mid level Landuse Permit Committee [LPC] shall function for effective control of LPPs [both main stream and Paurashava], clarify legal provisions regarding landuse permit decisions on a case to case basis. LPC shall be headed by RAJUK’s Chief Town Planner [CTP] and Town Planners with experience and background knowledge shall be the members. Town Planner, Development Control shall act as the Member Secretary of this committee. The LPC shall clarify the legal provisions for the LPPs as per their request, make recommendations in case of new use or conditional use and send it to the Nagar Unnayan Committee [NUC] for decision. LPC shall identify and earmark plot numbers under non-conforming uses and notify the owners about the time span to relocate the facility, procedure and conditions that must be strictly maintained to avoid immediate eviction. Nagar Unnayan Committee Nagar Unnayan Committee [NUC] shall be the supreme authority regarding Landuse Permit within RAJUK jurisdiction. Headed by the Secretary, Ministry of Housing and Public Works, GoB and CTP of RAJUK being the Member Secretary NUC shall include among others Chairman RAJUK, Head Department of URP, BUET, President BIP, President IAB, Imminent citizens of Dhaka etc. as Members. NUC shall be well supported by a secretariat and shall be empowered to carry out study and/or survey, arrange public hearing, round table conference, seminar, or engage experts if necessary and financially support these activities. NUC shall decide whether the proposed new uses should be permitted or denied; in case of conditional permit impose the conditions to comply; accept variances for specific cases and so forth. Besides, NUC shall decide strict conditions to nonconforming uses and the action against its violation if so happens. The detailed structures of the committees, their mandate, legal, financial and administrative capacity – all these have to be determined to ensure effective functioning.

b. Landuse Permit Option

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

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

c. Landuse Permit Procedures Land use permit procedure is a product of a number of interlinking activities. The whole process has been shown in a flow diagram for clearer understanding in Figure 4.2. The procedure is commenced with the submission of formal application by the applicant to the Chairman of RAJUK. The applicant must submit along with other information and documents a mauza map showing his plot including plot no, mauza name etc. The concerned official designated as Landuse Permit Planner (LPP), will then check the compliance of land use zone and the permitted use with the proposed land use of the applicant. If the proposed land use does not comply with or mentioned as restricted in the land use zone and the permitted use, the proposed land use will be rejected with reasons. If the applicant is not satisfied with this decision he/she can appeal to the Nagar Unnayan Committee (NUC) and the decision taken by the committee shall be followed accordingly by the LPP. If the proposed land use complies with the land use zone and the permitted use then four more situations can be evolved: new use or use conditionally permitted, proposed land use overlaid or proposed land use permitted. If the proposed land use is overlaid or permitted use then it will be permitted without raising further question. But in case of new land use or use conditionally permitted, the LPP can either reject the proposed land use showing adequate and reasonable causes or permit proposed land use under some specific conditions if and only if LPP is totally convinced about the jurisdiction of the proposed land use. LPP may consult the Landuse Permit Committee to arrive at the decision. Even at this stage if the rejection decision taken by the LPP is not satisfactory to the applicant he/she can appeal to the Nagorik Committee and the decision taken by the Nagorik Committee will be followed by the LPP thereby. Otherwise LPP will refer the case to the Landuse Permit Committee. The Landuse Permit Committee (LPC) will seek feedback data and/or information from the applicant and/or the officials within the office. The collected data and/or information will then be forwarded to the LPP to take appropriate decision only when LPC is convinced with the case, otherwise it can refer the case to the Nagorik

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Formally Applied

Checked forLanduse

Zone

Appealedto Court

Verdict indisfavor of

Plaintiff

Cease toAppeal

Verdict infavor ofPlaintiff

Verdict tocorrect

andreapply

Checked forPermittedFunctions

ProposedLandusePermitted

ProposedLanduse

Overlayed

Proposed Landuseneed furtherEvaluation

NewLanduse

Evaluatedin the

LandusePermit

Committee

SeekFeedback Data

and/orInformation

Returned withData and/orInformation

Referred toNagar

UnnayanCommittee

Proposed LanduseRejected and

Returned with Reason

Proposed Landusepermitted with abiding

conditions to meet

NagarUnnayan

Committee

Decision notaccepted bythe Applicant

ConditionAccepted

and formallyagreed by

the Applicant

Returnedwith

Decision

ProposedLandusepermitted

No moreApplied

Landusepermitted with

abiding conditionsto meet

Appealed toNagar

UnnayanCommittee

Decision indisfavor ofApplicant

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Applicant

Decision tocorrect and

reapply

No moreAppealed

Correctedand

reapplied

No moreApplied

Appealedto Higher

Court

LanduseZone

Complied

LanduseZone NotComplied

LanduseRejected

with ReasonNo moreApplied

Appealedto NagarUnnayan

Committee

ProposedLandusepermitted

Figure No. 4.2: Flow Diagram Showing Activity Linkage of Plan Permit Procedure

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

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If any decision, appealed to the Nagorik Committee, goes against the applicant he/she, at this stage may appeal to the court. If the verdict goes against the applicant he/she can further appeal for the case to the High Court Decision otherwise the LPP have to take decision according to the verdict proposed by the Court. If the verdict proposed by the High Court Decision, the applicant will not be allowed to further apply or appeal for the proposed land use. 4.7.2 Interaction with People Planning Department of RAJUK should have close interaction with the citizen of Dhaka at large in order to make people aware of the benefits of a good plan and, therefore, their social responsibility to promote plan implementation in one hand and also resist contraventions on the other. A specific interactive cell is recommended to operate in this regard with following responsibilities:

- Provide pre-application advice to residents, consultants and developers about landuse management issues and application procedures for the submission of development applications.

- Enforce planning and landuse management related legislation and zoning scheme regulations

- Issue of property zoning certificates

- Investigate and resolve landuse management complaints, illegal landuse and prosecuting

contraventions. Such interactive windows may be opened in various convenient locations to ensure ease of the Answers to commonly asked questions may be shown in the internet. Besides, those may be shown in the print and electronic media time to time.

EPC-datEx IV-19

FINAL REPORT Chapter-V: Project Plans Preparation of Detailed Area Plan (DAP) for DMDP Area : Extention of Group-B (Part of Group -D), RAJUK.

CHAPTER V: PROJECT PLANS 5.1 Introduction The Group-B part of Group-D area is a Flood Flow Zone. The higher level plan has designated the area as Flood Flow zone and development has been discouraged. As such consultants have refrained from proposing any project here. However, various government agencies are implementing some development projects in the area. In the following section those projects and the stakeholders’ wish list is again presented. 5.2 Description of the Projects Public Sector Projects

• Rural Infrastructure Development Project (Important Roads & Hat Bazar Development) : Part-III

• Upazila Complex Bhaban construction


• Protection and Development of River Bank of Buriganga

• Introduction of Circular Waterways around Dhaka city.


• Construction of Jail Khana

• Development of Dhaka-Mawa road

• Construction of Western bypass road.


• Development of Land projects for Armed forces personnel (New DOHS).

• Construction of new approach road to Pangaon ICD to Dhaka-Mawa Road.

Stakeholders’ Wish List

• No further acquisition of land for Pangaon Container Port

• End of land grabbing by private developers

• Retreat of fill materials used for raising of land by private developers

• Construction of landing jetty on west bank of the Buriganga river

• Circular water way to connect the project area

5.3 Indication of Project Cost Detailed cost estimation of these projects has been done by the concerned agencies and these are being implemented. As such there is no scope for the preparation of indicative cost.

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FINAL REPORT Chapter-VI: Follow Up Actions Preparation of Detailed Area Plan (DAP) for DMDP Area : Extension of Group-B(Part of Group-D) , RAJUK

CHAPTER VI: FOLLOW UP ACTIONS 6.1 Introduction From Past experience it has been observed that plans prepared for planned development and development control have been neglected and piece-meal type development schemes were undertaken resulting in total chaos in urban living. It is unfortunate that town planning is not a part of our cultural practices. Individuals love to go at will without respect to planning norms. As such, it is essential that some sort of awareness is to be built among the people to follow the plan. On the other hand the respective authorities should become sincere and dedicated to implement the plan. In order to accomplish the goal set forward in the plan, some follow up actions are required. 6.2 Follow up Actions 6.2.1 Awareness Building It has been mentioned that town planning has not become a part of our cultural practice. This is mostly due to ignorance about the benefit of planned development and the evils of haphazard /sprawl development. This can be achieved by way of propagation and direct contract with people. Easy availability of plan document also enables people to become aware of the plan and thereby follow the guide lines. As such RAJUK should take initiatives so that the plan document is available easily and at minimum cost. 6.2.2 Willingness of the Authorities to implement the Plan RAJUK on adoption of the planning document should show its intent to implement the plan through effective control measures. This calls for equipping it with necessary logistic and efficient man power. 6.2.3 Revision of existing and formulation of new legal provisions relevant to DAP First of all, a National Urban Policy should be formulated to guide the urban development of the country. Then a review of the existing acts and regulations in vogue for development and development control is required in order to make them compatible with the dynamic society. Particular mention may be made of the Town Improvement Act which empowers RAJUK to prepare Master Plan. Nowadays, Master Plan concept has become obsolete and three tier development plans in the form of Structure Plan, Urban Area Plan and Detailed Area plans are prepared through out the world. This has to be accommodated in the Town Improvement Act. Recommendations have been made to implement DAP through Action Area Plans with people’s participation. This is a new concept for Dhaka. Hence it requires legal coverage and thereby it is necessary to enact new law for this purpose. In the process following acts are required to be reviewed:

• Town Improvement Act, 1953

• Building Construction Act, 1952

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Formation of new policy and acts:

• National Urban Policy

• New Acts for Land development through Land Readjustment/Redevelopment/ Urban Renewal Techniques 6.2.4 Identification and Preparation of Policies for Non Conforming Uses There have been many structures constructed in various areas which do not conform to the Landuse of the area. These have been identified as non conforming use. Non-conforming use structures have to be relocated and structure use has to be changed in conformity with the Landuse of the area. To implement these legal coverage have to be included in the TI Act and other relevant acts and regulation. 6.2.5 Preparation of Action Area Plan Mere preparation of Detailed Area Plan will not be sufficient due to resource constraint. Securing Right of way for circulation network and utility corridor needs huge fund which cannot be met from public exchequer. To minimize the cost of deferment RAJUK should involve the land owners in the development process. This can be achieved by declaring some of the developing corridors as concession for development through people’s participation where land owners will become development partners and share the development cost through contribution of a portion of their land. RAJUK has to prepare Action Area Plan for those areas utilizing development techniques like Guided Land Development or Land Readjustment. RAJUK has to show strong determination and willingness as this is a very difficult task to accomplish involving hundreds of people. RAJUK has to increase its efficiency and do the work at the appropriate time. 6.2.6 Resolving Duality of Power in Granting Planning Permit It is found that local authorities like Paurashava of union grant planning permit within RAJUK jurisdiction area. The local government ordinance provides power to the local government to issue planning permits. This has given duality in the performance of development control function resulting in chaos as RAJUK and local government follow different rules. 6.2.7 Decentralization of RAJUK Function RAJUK zonal office should be more powerful and zonal offices should be set up at Paurashava level, if not union level. The zonal office should be given appropriate authority to enable them to handle. 6.2.8 Bringing Potential Areas for Urban Growth under Municipal Authority

There are many areas within RAJUK jurisdiction without municipal authority coverage which prevents management of utility provision very much difficult. These areas should be brought under municipal coverage both for utility management as well as effective development control.

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6.2.9 Strengthening Planning Department RAJUK Planning Department especially Plan Implementation Wing should be equipped with sufficient number of qualified planners and logistic to enable them monitor the development trend within the RAJUK area. This will help them effectively guide developments in preferred areas of urban expansion. 6.2.10 Co-ordination Among Related Authorities/ Agencies RAJUK should take initiative to foster better co-ordination among the stakeholders especially line agencies. Through this RAJUK will be able to stop unauthorized construction by public sector agencies. 6.2.11 Enforcement of Law for Restoring Plan There are many Acts and regulation for development and development control. Unfortunately there is no application of these Acts and regulation. In absence of enforcement plan violation has become very common. As such efforts have to be made to ensure application of the existing acts and regulation in order to strengthen development control function. 6.2.12 Provision of Penalty for Plan Violation There should be provision of punishment for violation of the plan provision by individuals as well as development and public sector agencies. Violation of planning provision makes it difficult to implement planning provisions properly. 6.2.13 Plan Review RAJUK should take initiative to review the performance and functioning of the plan during the planning period. It should also make arrangement for regular updating of the plan. Provision should also be made to prepare fresh plans on expiry of a plan period. 6.2.14 Archiving of Planning Documents

The planning documents that are deposited in RAJUK should be stored at a secured and safe place and the documents should be uploaded in website because these are public property and uploading in web will prevent unauthorized alteration of the plan, too.

6.2.15 Computerization of Development Control Process

Through DAP, the authority has been able to develop a very rich data base using advanced computer software prepared by the local experts. This indicates that the whole mater of development control function can be operated through development of a suitable computer software. On the other hand dissemination of information can be done efficiently through computer based system. Moreover, computerization of the development control process will help the authority in efficient, safe and reliable record keeping in a cost effective manner. As such, RAJUK should embark on computer based development control system through development of a suitable computer software in this respect.

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FINAL REPORT Chapter VII- Conclusion

Preparation of Detailed Area Plan (DAP) for DMDP Area : Extention of Group-B (Part of Group -D) , RAJUK.

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CHAPTER VII: CONCLUSION Long time has been spent in the preparation of DAP, the third tier of the Dhaka Metropolitan Development Plan 1995-2015. As the 1st two tiers of the DMDP are policy plans, it became very difficult to effectively control Dhaka’s development. This has resulted in the sprawl development and development in the areas of drainage corridor, flood plain and agricultural land. Wherein, it was expected that development would be directed towards preferred areas of urban expansion. Now that DAP has been completed, it should be put into operation after due ratification without any delay. There may be some short comings in the DAP, but it will provide the necessary legal instrument to steer development according to the guidelines provided in the Structure Plan and the Urban Area Plan. Moreover, it will pave the way for areal development with people’s participation, wherein in the one hand no-body will be evicted from his land and no acquisition cost will be required on the other. Planning is a continuous process. It needs periodic review and update. It is expected that the authority will take bold decision to update the plan in regular intervals. This will make this document dynamic and befitting with time. It is also to be taken into account that without the application of the plan it remains as a piece of paper only. There are many useful Acts and Rules formed to deal with many issues, but in absence of their application they have become fruitless. As such due importance has to be given to the application of the plan and any deviation from this will bring disaster. To save Dhaka from further deterioration there is no alternative of the application of the plan in letter and spirit.