Mizan Residence

Dhaka, Bangladesh

3298.BAN2007 Award Cycle

Client: Mizanur Rahman

Built Area: 511 m²

Cost: US$ 109’765

The client here is a property developer accustomed to maximising returns on his investment. ‘Despite making a shoestring box as a rule, he agreed to build an apartment that is livable and also sustainable in terms of climate and profit’ - an alternative model for Dhaka’s congested ‘apartment culture’. Besides the Mizan residence, the six-storey building contains eight apartments and ground-level parking. Throughout, the internal walls are either exposed concrete (the structure) or terracotta brick (the infill). A significant achievement of the project, according to the architects, was to dispense with the usual high boundary wall and revive the traditional ‘mer’ - an open threshold.

Architect: Shatotto: Architecture for Green Living

2007 On Site Review Report3298.BAN

Architect Shatotto: Architecture for Green Living

ClientMizanur Rahman

Design2001 - 2002

Completed2004

by Jimmy C.S. Lim

Mizan ResidenceDhaka, Bangladesh

Mizan Residence Dhaka, Bangladesh I. Introduction

The Mizan Residence is an apartment on the penthouse level of a six-storey block of flats in East Dhaka. It overlooks a man-made lake in Gulshan, a sought-after area that is seen as a new epicentre of elite high-class residential living. In this part of the city, property owners are approaching various developers to develop their land in return for ‘four units out of ten’, and many single-family homes are being torn down and replaced by six-storey walk-ups. This is one such project. The owner/developer is an entrepreneurial professional attached to a Dutch multinational corporation. The design of the apartment explores ways to introduce light, vegetation and elements of the open boundary (mer) into a new vocabulary.

II. Contextual Information A. Historical background

A land of rich cultural heritage of myths and legends, Bangladesh became a sovereign state in 1971 after its liberation from Pakistan. The country spreads over a total area of 119,724 square kilometres; its population density is 898 per square kilometre, according to the census of 2001. The capital, Dhaka, covers 1,464 square kilometres and its history stretches back about 400 years. Dhaka is currently the twelfth largest city in the world, with 11.6 million inhabitants (2003 est.), and is predicted to become the seventh largest by 2015, as its population grows to 17.9 million. Dhaka is located in one of the world’s leading rice and jute growing regions. Its industries include textile and food processing, especially rice milling. A variety of other consumer goods are also manufactured.

B. Local architectural character

Fertile and active in trade by virtue of its climate and location and graced with a rich history, Dhaka boasts a varied architectural heritage, now mainly confined to the old city. Muslim influence is reflected in the more than 700 mosques and historic buildings found throughout the city. The earliest monuments are the dargahs, khanqahs, tombs and mosques built by Arab missionaries who furthered the spread of Islam in the region.

C. Climatic conditions

Dhaka is about 22 degrees north of the equator and has sub-tropical climate. The city is hot and humid almost year-round, because of its location at the delta of Bengal. Prevailing winds are from the southeast, with occasional northerly winds from the Himalayas.

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D. Site and surroundings

The building stands at a corner of a cul-de-sac and a T-junction. The back of the site faces east, overlooking the lake. The surroundings are consistently monotonous, being formed of similar six-storey apartment blocks all built to the permissible setback. Greenery is the only mitigating factor in the environment – where the shade trees that traditionally lined the streets are still standing.

E. Topography

It is a flat site and the soil seems relatively good as the foundations do not appear to be very heavy. Although the lake is nearby, no one was able to provide any solid information about the water-table and its possible effect on the stability of the site and foundations. However, possibly to mitigate the water issue, the footings of the development use pre-cast concrete piles, driven to a depth of about 20 feet.

III. Programme A. History of the inception of the project

The owner decided to build on the entire plot of land without leaving any surrounding space. A total of 10 units were built: the owner converted the two on levels 5 and 6 into a duplex apartment (the Mizan Residence), leaving a total of 9 units.

B. How were the architects and specialists chosen?

By reputation. C. General programme objectives

The client is a property developer accustomed to maximising returns on his investment. ‘Despite making shoestring boxes as a rule, he agreed here to build an apartment that was liveable and also sustainable in terms of climate and profit – an alternative model for Dhaka’s congested apartment culture.’

D. Functional requirements

Apart from the Mizan Residence, the apartment building contains a further eight simplex apartments from the second up to the sixth level. The ground level is reserved for resident parking.

IV. Description A. Building data

Total site area: 523.51 square metres Ground floor area: 379.18 square metres (for the nine apartments in total) Total combined floor area: 511.15 square metres

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B. Evolution of design concepts

Dhaka is classified as an earthquake zone 2 area, so piles were used underneath the footing with connected tie-beams to improve earthquake resistance. The pre-cast concrete piles have a 12-inch diameter. The rest of the building is a concrete frame structure with brick infill. It seems to have complied with all the requirements set out by the developer. As with the traditional mer, there are no boundary walls demarcating the outside footpath and the site. The interplay of solids and voids on the facade is interesting, using exposed concrete with red bricks articulated with horizontal overhangs. However, this is not expressed internally.

Landscaping is not extensive but intermittent, restricted to the balcony area.

C. Structure, materials, technology

Structure: reinforced concrete frame with brick infill Construction technology: standard reinforced concrete construction Building services, site utilities: standard

D. Origin of technology, materials, labour force, professionals

All the people involved – labour force and professionals – are local. All materials are local or locally sourced.

V. Construction Schedule and Costs A. History of project

Project commissioned: April 2001 Design started: September 2001 Design accepted by client: June 2002 Construction started: July 2002 Completion date: September 2004

B. Total costs and main sources of financing

Total cost of land was c. USD 64,196, and total construction costs were USD 109,765, broken down as follows: Infrastructure USD 9,836 Labour USD 12,061 Materials USD 85,246 Landscaping USD 4,098 Professional Fees USD 3,443 Others USD 820 Cost per square metre USD 214

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C. Comparative costs

Not available. D. Maintenance costs

The timber that is used here against the brickwork and concrete does not seem to be durable: the varnished timber shutters are weathering faster, so will require higher maintenance.

E. Ongoing costs

Electrical bill TK 2000-2500 per month. With air-conditioning the cost of electricity would double to TK 4000-5000 per month.

VI. Technical Assessment A. Functional assessment

The penthouse works well. All the major rooms have views of the garden (though it is not well maintained). A major concern is the lack of a fire escape. There is just one main staircase that connects the ground floor to all other floors; it is open and unprotected and leads directly to the open lift lobby.

B. Climatic performance

Generally fans and split-unit air-conditioners are used. No other systems are developed or utilised.

C. Response to treatment of water and rainfall

The shower veranda is an interesting/novel concept, a place for the inhabitants to sit and get drenched when it rains.

D. Response to, and planning for, emergency situations

The lack of a fire escape is major concern, as noted above. In addition, there seems to be no clear quantification of the threat posed by the proximity of the lake and the potential for the water-table to rise and undermine the foundations.

E. Ageing and maintenance problems

Generally with respect to ageing and maintenance problems, please refer to the previous section, item D. Apart from that, the garden does not appear to be well maintained and is not as large as one might expect.

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F. Design features

The building’s massing and its use of concrete and brick make it different from the rest of the street. There is a play of solid and void, and the horizontal coursing of the brickwork breaks the verticality. It is apparent that many people visit the building to view the space utilisation, which by Dhaka standards is ground-breaking.

G. Durability and long-term viability of the project

The building is not expected to last an extraordinary length of time. That said, all the plumbing and electrical materials are of good quality and have an average life-expectancy of 25 years. The concrete and brickwork should last well under ordinary circumstances.

H. Interior design and furnishing

Most of the furnishings were selected by the client, just as the garden was all his work. VII. Users A. Description of those who use or benefit from the project

The client and his family. B. Response to project by clients, users, community, etc.

I was unable to secure a wide coverage of professional opinion. The few people I spoke to were reserved in their judgement. Popular reaction to the project was similarly reserved.

VIII. Persons involved

Client: Mr Mizanur Rahman Architect: Mohammad Rafiq Azam Structural Engineer: M A Sadeque Asst Project Architect: Md. Akter Hossen Mechanical Designer: Md. Sayedul Islam Electrical Engineer: Abdul Mannan Khan Contractor: Md. Belayer Hossan Khan Landscape designer: Md. Rafiq Azam & Mr Mizanur Rahman Sculpture: Hamiduzzaman Khan

IX. Bibliography

Cited in Architecture Asia Magazine 2, June 2002

Jimmy C.S. Lim May 2007

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The Mizan Residence is an apartment on the penthouse level of a six-storey block of flats

Entrance view from top floor.

South side entrance.

Glass and concrete stairs connect the different levels of the duplex.

Drawing room and courtyard. The internal walls are either exposed concrete and terracotta bricks.

Drawing room.

Living room with lighting.

Kitchen.

View of dining room from balcony.

Master bedroom.

Rooftop sitting area. The purpose was to create a pavilion which can be connected with the nature.

Bench at rooftop.

Sitting room at the roof top.

Concrete texture.

Louvred windows.

Stairs guardrails.

Architects

Clients

CommissionDesignConstructionOccupancySiteGround FloorTotal FloorCostsProgramme

Mizan Residence

GulshanDhaka, Bangladesh

Shatotto: Architecture for Green LivingDhaka, Bangladesh

Mizanur RahmanDhaka, Bangladesh

20012001 - 20022002 - 20042004524 m2

380 m2

511 m2

US$ 109’765The client here is a property developer accustomed to maximising returns on his investment. ‘Despite making a shoestring box as a rule, he agreed to build an apartment that is livable and also sustainable in terms of climate and profit’ - an alternative model for Dhaka’s congested ‘apartment culture’. Besides the Mizan residence, the six-storey building contains eight apartments and ground-level parking. Throughout, the internal walls are either exposed concrete (the structure) or terracotta brick (the infill). A significant achievement of the project, according to the architects, was to dispense with the usual high boundary wall and revive the traditional ‘mer’ - an open threshold.

Building Type2007 Award Cycle 3298.BAN

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4th level green, untamed After noon sun with green from the child bed Court connecting levels Glass stair, connecting the cosmos

Jaloushi_ the jali Living room in summer Mystery of nature Orchard at roof with context

Outside in at twilight Roof garden Staggered greens Stair with contrast

The sunshades Touch of last light Tradition & inspiration Untamed green

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