Preparation of Detailed Area Plan (DAP) for DMDP Location ... · PDF fileFinal Plan Report Preparation of Detailed Area Plan for Location-10 of DMDP, RAJUK Table of Contents EXECUTIVE

Government of the People’s Republic of Bangladesh

Ministry of Housing and Public Works

Rajdhani Unnayan Kartripakkha (RAJUK)

Preparation of Detailed Area Plan (DAP) for DMDP

Location-10 FINAL PLAN REPORT

Bhatara

Nandipara

Ward No. 17

Ward No. 21

Satarkul

Badda

May, 2010 Submitted by

Consortium of SHELTECH (Pvt.) Ltd. & DIAL Consultants Ltd. SHELTECH TOWER, 55 West Panthapath, Dhaka 1205, Bangladesh

EXECUTIVE SUMMARY

Location-10 area is situated in the central-eastern fringe of the city, comprising parts of Bhatara,

Badda, Sutibhoila mouzas and Bar Kathaldia mouza and small parts of DCC ward No. 17, 18 and

21. In 2001 the population of the area stood at 2, 54,189 and in 2015 the projected population will

be 14, 48,629. The area accommodates two large private housing projects- Bashundhara in the

extreme north and Aftabnagar Housing in the extreme south. The area is characterized by fairly

high density habitations close to the Pragati Sarani that gradually diminishes outward. The land

level also gradually goes down towards the east. The eastern part of the area is low that turns

into a large waterbody during monsoon.

DMDP suggested implementing FAP 8A flood control proposals to make the area flood free and

enable urbanization. It also proposed to prepare detailed area plan for the entire eastern fringe

that is SPZ-12 to enable urbanization of the area in a systematic manner. The major land uses

proposed for the area include, Urban Residential 5425.83 acres (73.517%), Road Transportation

827.67 acres (11.22%), Water Retention Area 685.31 acres (9.29%), and Mixed Use 122.49

acres (1.66%). The detailed area plan proposes 47.14 km seven new primary and secondary

roads moving east-west and north-south directions. Besides, the existing Badda-Beraid road has

been proposed to be widened to 64 ft. and convert it into a secondary road. The road network will

link the area with the main city from different directions and the proposed bypass road. The roads

will also open new undeveloped areas. The total open space proposed stands at 163.38 acres

which gives 0.163 acre per 1000 population. The plan proposes six playgrounds and three parks

as open space. Besides, land has also been reserved for a civic centre with an area of 15.50

acres of land in Badda mouza where urban service and community facilities may be provided.

Housing area should be developed through participatory approach using such techniques as,

Guided Land Development and Land Readjustment. Drainage system is proposed to be

developed by management and development of existing klals and opening up of new connecting

khals. The existing khals are proposed to be widened and a network of khals to be created

connecting them with the retention ponds. DAP development proposals will be implemented by

various public sector agencies including RAJUK. The areas proposed for especially new road

network development will have to be earmarked and preserved by giving no permission for

development. To make RAJUK an effective organization for urban management, planning,

development and development control the TI Act 1953 will have to be replaced by an up-to-date

law as well as its capacity will have to be strengthened. The DAP should be circulated widely to

create awareness about plan provisions. Regular monitoring and reporting is necessary about

plan and BC Rules violations. There is also need to monitor regular execution of DAP proposals

and take action to rectify handicaps.

Consortium of SHELTECH (Pvt.) Ltd. and DIAL Consultants Ltd. i

Final Plan Report Preparation of Detailed Area Plan for Location-10 of DMDP, RAJUK

Table of Contents

EXECUTIVE SUMMARY

CHAPTER-1: BACKGROUND 1.1 Introduction..................................................................................................... 1-1 1.2 Background..................................................................................................... 1-1 1.3 Purpose of Detailed Area Plan (DAP)........................................................... 1-2 1.4 Objectives of the Project……................……................................................. 1-2 1.4.1 General Objectives…………………………………………………………………... 1-3 1.4.2 Specific Project Objectives…………………………………………………………. 1-3 1.5 Custodian of the Detailed Area Plan…………………………………………… 1-3 1.6 Duration of the Detailed Area Plan (DAP) and Amendment ………………. 1-3 1.7 Format of the Detailed Area Plan……………………………………………….. 1-4 a. Explanatory Report....................................................................................... 1-4 b. Integrated Planning Map………………………………………. ………………. 1-4 1.8 Description of the Planning Area...............................................................… 1-5 1.8.1 Administrative and Cadastral Boundaries…………………………………………. 1-7 1.8.2 Geo-physical Profile………………………………………………………………… 1-7 a. Geology and Soil……………….………………………………………………… 1-7 b. Topography………………………………………………………………………. 1-7 c. Geological Fault………………………………………………………………….. 1-8 1.9 Review of Previous Plans and Proposals…………………………………….. 1-8 1.9.1 Master Plan of Dhaka, 1959 ………………………………………………………. 1-8 1.9.2 Dhaka Metropolitan Area Integrated Urban Development Plan (DMAIUDP) … 1-8 a. Preparation and Selection of Strategic Options by DMAIUDP……………. 1-8 b. Review and Analysis of DMAIUDP Options in the Context of the DAP…… 1-10 1.9.3 DMDP Structure Plan and Urban Area Plan …………………………………….. 1-10 a. Relevant Recommendations……………………………………………………. 1-10 1.10 Public Consultation……………………………………………………………….. 1-11 1.10.1 Consultation With Local Government Authorities……………………………….. 1-11 1.10.2 Consultation With Different Communities and Professional Groups……… 1-11 1.10.3 Public Hearing……………………………………………………………………….. 1-13 1.10.4 Consultation With Public Representatives……………………………………….. 1-13 1.11 Draft DAP Review by Review Committee……………………………………… 1-14 CHAPTER-2: CRITICAL PLANNING ISSUES 2.1 Existing Development Pattern ………………………………………………….. 2-1 2.1.1 General……………………………………………………………………………….. 2-1 2.1.2 Socio-economic Profile……………………………………………………………... 2-1 a. Family Size………………………………………………………………………... 2-1 b. Age and Sex Structure…………………………………………………………... 2-3 c. Religious Status..…………………………………………………………………. 2-4 d. Educational Status……………………………………………………………….. 2-5 e. Occupation Pattern……………………………………………….……………… 2-6 f. Income and Expenditure Levels…………………………………………………. 2-7 g. Source of Income………………………………………………………………… 2-9

Consortium of SHELTECH (Pvt.) Ltd. and DIAL Consultants Ltd.

Table of Content Final Plan Report Preparation of Detailed Area Plan for Location-10 of DMDP Area

Consortium of SHELTECH (Pvt.) Ltd. and DIAL Consultants Ltd. Page 2 of 4

h. Migration…………………………………………………………………………... 2-10 2.1.3 Land Use……………………………………………………………………………... 2-10 a. Residential Areas………………………………………………………………… 2-10 b. Industrial and Commercial Development……………………………………… 2-11 c. Commercial Areas………………………………………………………………... 2-11 d. Amenities and Services…………………………………………………………. 2-12 e. Non Urbanized Area……………………………………………………………... 2-12 2.1.4 Infrastructure…………………………………………………………………………. 2-12 a. Circular Network………………………………………………………………….. 2-12 b. Utility Services……………………………………………………………………. 2-13 2.1.5 Land Ownership and Value………………………………………………………… 2-14 2.2 Expected Development…………………………………………………………… 2-16 2.2.1 Population……………………………………………………………………………. 2-16 2.2.2 Economic Activities…………………………………………………………………. 2-16

2.3.5 Amenities and Urban Facilities…………………………………………………….. 2-19 a. Active and Passive Recreation…………………………………………………. 2-19 b. Educational Facilities…………………………………………………………….. 2-19 c. Market Facilities………………………………………………………………….. 2-19 d. Community and Urban Facilities……………………………………………….. 2-19 2.3.6 Environmental Concern…………………………………………………………….. 2-20 a. Flood Flow and Waterbodies…………………………………………………… 2-20 b. Pollutions………………………………………………………………………….. 2-20 c. Loss of Biodiversity………………………………………………………………. 2-20 d. Potential Hazards………………………………………………………………… 2-20 e. Controlling Instruments ……………………………………………………… 2-21 2.3.7 Shelter and Settlement……………………………………………………………... 2-21 2.3.8 Lack of Co-ordination among Agencies…………………………………………... 2-21 a. Duplication of Effort……………………………………………………………… 2-21 b. Disregard of Abiding Plans …………………………………………………….. 2-21 2.4 Current Public Sector Investment Program………………………………….. 2-22 2.5 Stakeholders Wish List of Project…………………………………………….. 2-22 CHAPTER-3: DEVELOPMENT PLAN PROPOSALS 3.1 Abiding Policy Frameworks of Higher Level Plans.....................………….. 3-1 3.2 Planning Principles and Standards ……………………………………………. 3-4 3.2.1 Guiding Principles..........................................................................……………. 3-4 3.2.2 Planning Standards..................................................……………………………. 3-4 3.3 Preferred Development Strategies……………………………………………... 3-9 3.3.1 Drainage……………………………………………………………………………… 3-9 3.3.2 Residential Development…………………………………………………………... 3-9 3.3.3 Industrial Development…………………………………………………………….. 3-9 3.3.4 Mixed Use Development…………………………………………………………… 3-10 3.3.5 Transport and Connectivity………………………………………………………… 3-10 3.3.6 Flood Flow Zones…………………………………………………………………… 3-10 3.3.7 Non-urban Areas……………………………………………………………………. 3-10 3.3.8 Water Body and Open Spaces…………………………………………………….. 3-10

2.3 Development Problems………………………………………………………….. 2-16 2.3.1 Hydrology (Drainage and Flooding)………………………………………………. 2-17 2.3.2 Geological Fault…………….…………………………………………………….. 2-17 2.3.3 Spontaneous Development………………………………………………………... 2-17 2.3.4 Transportation………………………………………………………………………. 2-18 a. Road………………………………………………………………………………. 2-18 b. Transportation Problem Versus Urban Land Use……………………………. 2-18



3.3.9 Amenities and Community Facilities……………………………………………… 3-10 3.3.10 Water Supply………………………………………………………………………… 3-10 3.3.11 Electricity…………………………………………………………………………….. 3-12 3.3.12 Gas Supply…………………………………………………………………………... 3-12 3.3.13 Conservation of Monument and Heritage………………………………………… 3-12 3.3.14 Environmental Management………………………………………………………. 3-12 3.3.15 Supporting the Surrounding Hinterland…………………………………………… 3-12 3.4 Major Infrastructure Proposals…………………………………………………. 3-13 3.4.1 Transport…………………………………………………………………………….. 3-13 3.4.2 Utility Services………………………………………………………………………. 3-16 3.5 Amenity and Urban Facility Proposals..........................................…………. 3-16 3.6 Description of the Plan…………………………………………………………… 3-19 3.7 Integrated Planning Map…………………………………………………………. 3-23 CHAPTER-4: PLAN IMPLEMENTATION 4.1 Implementation Strategy ………………………………………………………… 4-1 4.2 Land Management.................................................................………………… 4-1 4.2.1 Land Management Techniques……………………………………………………. 4-1 4.3 Areas for Action Area Plan………………………………………………………. 4-1 4.4 Public Sector Action Program ………………………………………………… 4-2 4.5 Area Development Priorities and Phasing……………………………………. 4-2 4.5.1 Phasing………………………………………………………………………………. 4-2 4.5.2 Fixation of Priorities………………………………………………………………… 4-2 4.6 Landuse Zoning……………………………………………………………………. 4-4 4.6.1 Land Use Zone Classification……………………………………………………… 4-5 a. Urban Residential Land Use……………………………………………………. 4-6 b. Commercial Zone (Business)…………………………………………………… 4-8 c. Commercial Zone (Office)……………………………………………………….. 4-10 d. Industrial Zone……………………………………………………………………. 4-12 e. Heavy Industrial Zone…………………………………………………………… 4-16 f. Mixed Use Zone …………………………………….…………………………… 4-19 g. Mixed Use Zone (Residential-Commercial)…………………………………… 4-21 h. Mixed Use Zone (Residential-Commercial-General Industrial)……………... 4-24 i. Mixed Use Zone (Residential-General Industrial)…………………………….. 4-26 j. Institutional Zone…………………………………………………………………. 4-28 k. Administrative Zone……………………………………………………………… 4-29 l. Agriculturea Zone………………………………………………………………. 4-31 m.Flood Flow Zone………………………………………………………………… 4-32 n. Open Space………………………………………………………………………. 4-33 o. Overlay Zone……………………………………………………………………... 4-34 p. Rural Settlement Zone…………………………………………………………... 4-36 q. Water Retention Area……………………………………………………………. 4-37 r. Water Body……………………………………………………………………….. 4-38 4.6.2 Special Functional Options………………………………………………………… 4-39 4.7 Development Control…………………………………………………………….. 4-41 4.7.1 Issue Landuse Permit ………………... …………………………………………… 4-41 a. Structure of Landuse Permit Authority…………………………………………. 4-41 b. Landuse Permit Options………………………………………………………… 4-43 c. Landuse Permit Procedure……………………………………………………… 4-44 4.7.2 Interaction with People……………………………………………………………... 4-46 CHAPTER-5: PROJECT PLAN 5.1 Introduction..................................................................................................... 5-1 5.2 Description of Projects…………………………………………………………… 5-1 CHAPTER-6: FOLLOW UP ACTIONS 6.1 Introduction………………………………………………………………………… 6-1 6.2 Follow up Actions…………………………………………………………………. 6-1



6.2.1 Awareness Building…………………………………………………………………. 6-1 6.2.2 Willingness of the Authorities to Implement the Plan…………………………… 6-1 6.2.3 Revision and Formulation of New Legal Provisions relevant to DAP……….. 6-1 6.2.4 Identification and Preparation of Policies for Non Conforming Uses…………. 6-2 6.2.5 Preparation of Action Area Plan for Participatory Development.……………… 6-2 6.2.6 Resolving Duality of Power in Granting Planning Permit……………………….. 6-2 6.2.7 Decentralization of RAJUK Function……………………………………………… 6-2 6.2.8 Bringing Potential Urban Areas under Municipal Authority and Creation of

New Municipality…………………………………………………………..………... 6-2

6.2.9 Strengthening Planning Department……………………………………………… 6-3 6.2.10 Co-ordination Among Related Authorities/ Agencies…………………………… 6-3 6.2.11 Enforcement of Law for Restoring Plan………………………………………….. 6-3 6.2.12 Provision of Penalty for Plan Violation……………………………………………. 6-3 6.2.13 Plan Review…………………………………………………………………………. 6-3 CHAPTER-7: CONCLUSION 7.1 Conclusion………………………………………………………………………….. 7-1

LIST OF TABLES Table-1.1: Required Maps with Corresponding Scale Table-1.2 Union wise Number of Mouza, Area, Population and Households Table-1.3: Planning Area Information Table-1.4: Spot height in the Project Area Table-1.5: Structure Plan Proposed Road Table-1.6: Summary of Response Received on Public Consultation and Action Taken Table-2.1: Distribution of area wise households by household size Table-2.2: Distribution of the study area population by age and gender Table-2.3: Distribution of area wise households by religion Table-2.4 Population of the study are aged 6 years or above by level of education Table 2.5 Percentage of population aged 6 years or above by level of education Table-2.6 Distribution of the study area population by gender and occupation Table-2.7 Distribution of area wise households by monthly household income Table-2.8 Distribution of area wise households by monthly household expenditure Table-2.9 Distribution of households by monthly household income and expenditure Table-2.10 Distribution of area wise households by sources of household income Table-2.11: Area wise Households by Type of House Ownership Pattern Table-2.12: Distribution of area wise households by ownership pattern of homestead Table-2.13: Area wise households by sources of ownership of the homestead Table-2.14: Area wise households by type of living in the dwelling houses Table-2.15: Projected Population and Household of the Project Area Table-3.1: Population and Density of SPZ 12, 1991-2006 Table-3.2 Population and Density of SPZ 13, 1991-2006 Table-3.3: Standards for Provisions of Community Services Table-3.4: Recommended New Setback for 33 m or up to 10 Storied Building Table-3.5: Facility Standard at Neighbourhood Level Table-3.6: Proposed Road Standard for DAP Area Table-3.7: Road Proposals for Location-10 Table-3.8: Proposal for Open Space in Location-10 Area Table-3.9: Proposed Land Use Zoning of Location -10Area Table- 4.1: Structure Plan Phasing Table- 4.2: Phasing of Development Proposals in Project- Location-10 Area Table-4.3 Land Use Permitted and Landuse Conditionally Permitted LIST OF MAPS Map 1.1: Location Map of Location-10 Map 1.2: Structure Plan Landuse Policy of Location-10 Map 2.1: Pattern of Spatial Growth of Locatio-10 area Map 3.1: Road Proposal in the Project area Map 3.2: Proposed Natural Drainage System Map 3.3: Location of Social Services Map 3.4: Proposed Land use Zoning

Consortium of SHELTECH (Pvt.) Ltd. and DIAL Consultants Ltd. i

Final Plan Report Preparation of Detailed Area Plan for Location-10 of DMDP Area LIST OF FIGURE

Figure-2.1 Percentage distribution of the study area population by family size

Figure-2.2 Percentage distribution of the study area population by age and gender

Figure-2.3 Percentage distribution of the study area population by level of education

Figure-2.4 Union wise percentage distribution of literacy by sex in the study area

Figure-2.5 Percentage distribution of the study area population by occupation

Figure-2.6 Percentage of the study area household by income and expenditure

Figure-2.7 Area wise percentage of migration status

Figure-2.8 Union/municipality wise percentage of residential land use

Figure-2.9 Union/municipality wise percentage of commercial land use

Figure-2.10 Percentage of household by living type in dwelling houses

Figure-4.1: Structure of Landuse Permit Authority Showing Linkages Figure-4.2: Flow Diagram showing Activity Linkage of Plan Permit Procedure LIST OF ANNEXURE Annex-3.1 Integrated Planning Map Annex-4.1 Multisectoral Investment Programme Annex-4.2 Phasing of Development Priority Areas

Consortium of SHELTECH (Pvt.) Ltd. and DIAL Consultants Ltd. ii

Chapter-1 BACKGROUND

1.1 Introduction This is the Final Plan Report of Location-10 area under DMDP. The first report was the Inception

Report that primarily concerned the approach and methodology of the work with some highlights

on the preliminary idea about the present scenario of the project area. The second report was

study report (called Report-1), which was about the collection and authentication of mouza maps,

fixation of project area boundary and geo-referencing. The third report was survey report (Report-

2) that contained the survey findings and the base maps prepared on the basis of physical survey

and also the findings of sample household survey of the project area. Interim Report (Report-3)

was the fourth report that contained description about previous higher level plans, of stakeholder

consultations, the broad land use plan and policies and the integrated plan. Draft Plan Report, the

5th report illustrated the detailed area plan proposals, the critical issues priority and phasing of

project implementation and other details of institutional issues. The current report is the final plan

report, prepared considering comments received from two month long consultation and the

remarks received from the Technical Working Group (TWG) engaged by RAJUK to review the

DAP.

1.2 Background RAJUK initiated the Dhaka Metropolitan Development Plan (DMDP) project in early ‘90s. The

project was originally designed to prepare a set of three hierarchical plans- Structure Plan, Master

Plan/Urban Area Plan and Detailed Area Plans. Due to paucity of funds the project had to be

closed down in 1995 without preparing the Detailed Area Plan component.

The DMDP Structure Plan sets a 20 year (1995-2015) long term development strategy for metro-

Dhaka sub-region of 1528 sq. km of RAJUK area. The DMDP Structure Plan report identifies the

order of magnitude and the direction of anticipated urban growth and sets forth a series of policy

guidelines for achieving the overall plan objectives.

The DMDP Urban Area Plan (UAP) provides an interim mid-term strategy for 10 years (1995-

2005) for the development of urban area within the RAJUK administrative boundary. Detailed

Area Plan (DAP), the lowest tier in the three level planning exercises, is basically a local level

plan which provides the land use policies, infrastructure and utility services.

Detailed Area Plan is a very vital part of the DMDP as far as spatial development and

development controlled is concerned. Absence of Detailed Area Plan not only hampered

development projects by RAJUK but also led to uncontrolled and unwanted spatial development

in the private sector. Absence of land use zoning provisions to be prepared under the Detailed

Area Plan also poised another problem that restricted approval of building plans, particularly in

Consortium of SHELTECH (Pvt.) Ltd. and DIAL Consultants Ltd. 1-1

Chapter-1 Final Plan Report Preparation of Detailed Area Plan for Location-10 of DMDP

the newly urbanizing areas of RAJUK. With a view to ameliorate all the above problems that

RAJUK decided to complete the Detailed Area Plan component of the DMDP package undertook

the present project. On approval of the project by GOB, RAJUK invited proposals from competent

consulting firms. Firms submitted proposals for assignments divided into five groups (Group A, B,

C, D and E). The proposals were studied and analyzed and works were awarded to five

successful applicants. Sheltech in Association with Dial was awarded Location-10 area covering

two SPZ partially falling within the RAJUK jurisdiction. Structure Plan a component of DMDP

marked 26 Spatial Planning Zones (SPZ), covering the entire RAJUK area for preparation of

Detailed Area Plans (DAPs).

Structure Plan as an upper level framework has been termed as a flexible document. In Section 3.7.1 Plan Flexibility of the Structure Plan it has been asked to ensure flexibility of the document.

In describing nature of flexibility the Structure Plan says,” Monitoring, ordering and reviewing

priorities and sequencing of development are all the aspects of plan flexibility.” The flexible nature

of the DMDP has been clearly described in page. 47 of the Structure Plan report, where it says,”

……the DMDP Structure Plan is designed to be a living plan; hence its flexibility. It is designed to

be monitored, reviewed and when deemed necessary updated, its priorities and sequencing

adjusted to fit with prevailing circumstances. The DMDP Structure Plan, if treated as an inflexible

engineering blueprint, will have failed to achieve its purpose.” The consultant taking advantage of

this statement tried to modify certain concepts and area delineations in consideration of the

changed circumstances. DAP project was launched in 2004, nine years after the preparation of

DMDP, which was supposed to be prepared in 1995.

1.3 Purpose of Detailed Area Plan (DAP) The provision of DAP is inherent in the Structure Plan with some specific purposes. These are:

a. To Provide basic infrastructure and services in the study area through systematic planning.

b. To Create congenial environment to promote economic activities.

c. To Improve drainage system and protect flood flow zones from encroachment.

d. To Create service centres to enable urban growth.

1.4 Objective of the Project The main objectives of the Detailed Area Plan (DAP) are as follows:

a. To provide a quality urban design having aesthetic, functional and flexibility characteristics;

b. To develop a programme for public sector action aiming at the implementation of the plan;

c. To prepare database and disseminate it in professional manner;

d. To provide and guide private sector development;

e. To provide clarity and security to future inhabitants and investors;

f. To prepare guidelines for future infrastructure development.



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:

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

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

1.4.2 Specific Project 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

The present detailed area plan is a part of the DMDP plan package prepared under the banner

‘Master Plan’ as envisaged in Section 73(1) of the Town Improvement Act 1953. Rajdhani

Unnayan Kartripakkha (RAJUK) is the custodian of the’ Master Plan’ and as such it will be the

custodian of the detailed area plan as well and responsible for execution of the development

control and development proposals prepared under the plan. The development proposals can be

implemented either by RAJUK itself or through any other development agency, public or private.

Execution of many of the development proposals would be carried out by other public

development agencies, but it will be the responsibility of RAJUK to take initiatives to get work

done by those agencies through the Ministry of Housing and Public Works. RAJUK will take

action against whoever violates the provisions of the approved DAP proposals and development

control provisions.

1.6 Duration of Detailed Area Plan (DAP) and Amendment The current Detailed Area Plan (DAP) shall remain valid till the validity of the Structure Plan that is

2015. DAP proposals, including land use zoning made in this report, should be periodically

reviewed to fit the plan with the need of the time. The purpose of the review will be to take an

overview of the level of implementation of the DAP, review changing physical growth pattern,

development of infrastructure, trend of public and private sector developments. Necessary

changes should be made in DAP proposals in the light of the findings of the review.

As a part of the master plan, amendment of the detailed area plan will be done under the legal

provision of Section 74(2) of the Town Improvement Act 1953. All the amendments shall have to

be notified in the Official Gazette for public information. As the relevant provision of the act says,

“(2) The 2 [Kartripakkha] may, from time to time, with the approval of the3 [Government] and the3

[Government] may at any time, amend or alter any specific provision of the Master Plan . Any

such amendment or alteration shall be published in the Official Gazette.’” So RAJUK can carry out

amendment of the DAP any time with the approval of its Board and the Ministry and publish the



same in the Official Gazette. But the best way will be to carry out the amendments at regular

interval instead of time to time peace meal amendments. It is suggested to extend validity of the

Structure Plan upto 2018 to allow a decade of time for implementation of the DAP proposals.

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

a) Explanatory Report b) Integrated Planning Map

a. Explanatory Report The current explanatory report of the plan describes the plan proposals and other necessary

information to explain the plan. The report is divided into six chapters. Chapter one contains

background elements that include, among other things, project background, project objectives,

planning area, plan duration and review of previous plans. Chapter two highlights the critical

development issues and problems prevailing in the planning area, the planning area profile and

the future population. In Chapter three the development proposals have been placed in details

including the integrated planning map. The development proposals include, infrastructure and

services, public sector land development in new housing areas, ecological conservation,

conservation of monuments and heritage and flood protection and drainage development.

Chapter four describes the procedures and measures needed for plan implementation,

comprising such issues as, fixation of priorities, public sector action program, zoning and

development control. Chapter five delineates about the selected projects that would be

implemented on priority basis. Chapter six is about follow up actions to be taken including

necessary legal and procedural measures to execute the plan and development control.

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. Following various components of Maps with different prescribed scale as per ToR would be submitted at the final stage for the Detailed Area Plan: Table -1.1: Required Maps with Corresponding Scale

S. L No Description Scale

1 Base Map 1:1980

2 Physical Feature Survey map(Road+ floor) 1:1980

3 Physical Feature Survey map(Road+ structure type) 1:1980

4 Physical Feature Survey map(Road+ use) 1:1980 5 Land Use Survey 1:1980

6 Field Survey (original survey marking) 1:1980

Utility Services a. Road Network 1:1980

7

b. River/ Khal/Drainage 1:1980



S. L No Description Scale

c. Gas/Electricity/ Water Supply 1:1980 8 Comprehensive Detailed Area Plan 1:3960 9 Comprehensive Detailed Area Plan 1:1980

10 Identified Projects in separate layers 1:1000 Source: Terms of Reference (ToR) 1.8 Description of the Planning Area The Detailed Area Plan (DAP) project area of Location-10 is the north-eastern fringe of Dhaka

City Corporation (Map-1.1).However, only a small part is included within DCC. It comprises small

parts of Ward No. 17, 18 and 21 of Dhaka City Corporation along with part of Bhatara, Badda and

Satarkul Union. The total area of the project is 2,906.35 ha or 7,178.8 acres. Table-1.2 shows

union wise details of projected population, while Table-1.3 gives the the details of the project area

population with respect to SPZ.

Table- 1.2: Union wise Number of Mouza, Area, Population and Households of the

Source: BBS 1991, 2001 (Community Series: Zila- Dhaka)

Ward/Union Name of the Mouza

Area in acre (GIS estimation)

Population 2001 Household 2001

Bhatara (part) Bhatara

1371.79 73,032 16,628

Sutibhola (part), Badda (part) Badda (part) 1036.27 71,811 16,138 Satarkul 1619.61 7504 1,484

Sutibhola 316.55 17,049 3,638

Satarkul (part)

Bara Kathaldia 1283 1121 202 Ward no. 21 (part) Badda (part) 331.7 44,273

(Total ward pop 70,708)

10,018 (total ward HH 15,999)

Ward no. 17 (part) Joar Sahara 1211.58 36,777 (total ward pop 87,355)

8,019(total ward HH 19,047)

Ward no. 18 (part) Badda (part) 27.94 2,622 (total ward

pop 36572)

583 (total ward

HH 8133)

Total 7178.8

2,36,682

52,959

The area comprises two SPZs in part, namely, SPZ-12: Eastern Fringe and SPZ-13(1): named

as Cantonment. According to the structure plan the project area falls in Urban Fringe

(Acceleration) and New Urban Area with a portion of retention pond. The total area including the

retention pond stands at 7178.8 acre.

Table-1.3: Planning Area Information

SPZ Area in (Acre) Population (2015)

1. SPZ-12: Eastern Fringe 6,847.1 3,55,755

2. SPZ-13(1): Cantonment 331.7 45,362

Total: 7,178.8 4,01,117 Source: DMDP Structure Plan



Map-1.1



1.8.1 Administrative and Cadastral Boundaries It comprises small parts of Ward No. 17, 18 and 21 of Dhaka City Corporation along with part of

Bhatara, Badda and Satarkul Union. Cadastral base of the project area are C.S and R.S mauzas.

There are in total 28 C.S and 27 R.S sheets in the project area.

1.8.2 Geo-physical Profile Following are the brief geographical features of the planning area.

a. Geology and Soil The project area is covered with Pleistocene Madhupur Clay and Holocene sediments belonging

to the Ganges-Brahmaputra flood plain. The area is covered with recent flood plain deposits. On

the basis of geomorphologic expression and sediment characteristics, the area has been divided

into nine geological units having deposits of the following:

1. Sand bar/ point bar

2. Active natural levee

3. Flood plain

4. Depression

5. Abandoned channel

6. Gully fill

7. High flood plain

8. Old natural levee

9. Madhupur Clay.

b. Topography The planning area is characterized by gently undulated land surface. The comparatively

developed area is located on the western part of the planning area, while the eastern part is low

and goes under water during monsoon. But most of these low lands are being filled up for

residential purpose in many areas. The lowest spot height is – 0.964 mPWD and the highest spot

height + 9.808 mPWD. Average land height of the project area is + 4.211 mPWD. About 61.69%

of spots heights ranges below average height of the land surface, while 39.31% of spots have

been found ranging above the average height of the land surface.

Table-1.4: Spot height in the Project Area

Spot Unit Value Total Spot Number 3,96,685 Mean 4.211 mPWD Maximum Height 9.808 mPWD Minimum Height - 0.964 mPWD Standard Deviation 1.895

Source: Topographic survey, 2006



c. Geological Fault Geo-physical conditions are not favorable for vertical expansion. Rampura Fault on Begunbari-

Jirani Khal make the planning are vulnerable to unpredictable settlement incase of earthquake.

The nearest Faults and Lineaments of the Planning area are as follows:

Baunia Lineament is a small feature in the Baunia depression, west of Dhaka Zia International

Airport; this lineament is characterized by sigmoidal fractures.

Bansi Fault is one of the major structural features in the area. It has developed in the western

part of the Madhupur Tract, along which zone the Bansi River flows. The fault is approximately 70

miles long. The western block is the down thrown block and the eastern block is the up thrown

block. The Bansi Fault is also characterized by sharp fault scarps, hanging valleys, abnormal

ground level and springs.

Turag Lineament is approximately 10 miles long. The feature is characterized by abnormal

ground level. The northern block of the Turag Lineament moved west and the southern block

east. The Turag River (Tongi Khal) flows along the Lineament the northern boundary of the FAP

8A and FAP 8B proposed project area embankments.

1.9 Review of Previous Plans and Proposals 1.9.1 Master Plan for Dhaka, 1959 The Dacca Master Plan 1959 was the first ever master plan prepared for Dhaka. It was prepared

in 1959 and approved in 1960 and covered an area of about 829 sq. km (320 sq. m.)

encompassing Dhaka Municipality, Tongi Municipality and Narayanganj Municipality.

A small part of the present planning area of Location-10 was designated as residential and the

vast area was put under flood zone.

1.9.2 Dhaka Metropolitan Area Integrated Urban Development Project (DMAIUDP), 1981

DMAIUDP was undertaken in 1980-81 with a view to prepare a long term strategy for the future

development of Dhaka City. The project proposed some alternative growth strategies for future

Dhaka, evaluated them and finally selected the most suitable strategies.

a. Preparation and Selection of Strategic Options by DMAIUDP Dacca Metropolitan Integrated Urban Development Project (DMAIUDP) 1981 was undertaken to

work out the future mode and pattern of Dhaka city development keeping in consideration of the

physical and social constraints and opportunities existing within and possible areas of future

expansion. It was the first ever attempt to prepare a strategic plan in Bangladesh. The project was

jointly funded by the Government of Bangladesh (GOB), the Asian Development Bank (ADB), and

the United Nations Development Programme (UNDP). The Planning Commission of GOB was

entrusted with the responsibility to implementing the project with Asian Development Bank as the

executing agency.



A British consulting firm in association with a number of local firms initiated the project for Dhaka

City in 1980 and completed in 1981. The experts drew up nine strategic options for future

development of Dhaka city. They reviewed the options for selection of the most suitable one. The

options were,

Option-1: continuation of the current trend –sustained peripheral growth of the city with limited

northward expansion.

Option-2: peri-urban development – low density resettlement with intensive agricultural

production, over an extensive area surrounding the city.

Option-3: comprehensive flood control-flood protection of the existing city and the northern,

eastern and western development areas by enclosing embankment.

Option-4: comprehensive flood control around the south and south eastern periphery of greater

Dhaka.

Option-5: northern expansion- development by concentration of employment, infrastructure

ands services.

Option-6: northern expansion- as for 5 with addition of an improved transportation facility linking

urban centers in the north up to that in the south-east.

Option-7: development of new satellite city – concentration of new development at one new

location in the city region away from the existing city.

Option-8: sub-regional dispersal –decentralization of urbanization and urban development in

the existing urban centers of the city region.

Option-9: minimization of urban growth-limitation of urban population growth by reducing the

level of investment in the city in favour of rural development.

A two stage evaluation of the option was carried out. But the consultants finally found none of the

options satisfactory. In the first stage the experts rearranged the options into following three

strategies. The three alternative strategies were:

A. Extensive development of land immediately adjoining the city by comprehensive flood

protection.

B. Continuing peripheral expansion of the city without flood protection.

C. Expansion of the city to the north and west, which does not require comprehensive flood

protection.

A second stage evaluation of the three alternatives was carried out based on the criteria of,

- cost

- benefit

- implementation possibilities and

- flexibility criteria.

After evaluating the three alternatives the experts came to the conclusion that alternative B and C

were the best choices as they have “the balance of advantages”. And these advantages “could be

achieved at a lower level of urban development expenditure, with fewer implementation problems,

and at lower risk than in the flood protection strategy.” Therefore, the combined peripheral growth



/northern expansion strategy was adopted as the recommended urban development strategy for

future Dhaka.

b. Review and Analysis of DMAIUDP Options in the Context of DAP DMAIUDP report was never officially accepted as strategy for urban development by the

government and no urban development agency ever showed any response to the

recommendations of the report. In fact the report was rather ignored. However, the report

suggested for phase wise urban expansion with comprehensive flood protection on the eastern

fringe area. DMAIUDP also recommended for continuing peripheral expansion of the city without

flood protection in Badda area.

1.9.3 DMDP Structure Plan and Urban Area Plan (1995-2015) Prepared in 1995 Dhaka Metropolitan Development Plan (DMDP) or Dhaka Master Plan 1995

was rather a follow up of the DMIUDP. DMDP was a three stage hierarchical plan- Structure Plan,

Urban Area Plan and Detailed Area Plan. However, the project could go only through first two

stages-Structure Plan and Urban Area Plan. a. Relevant Recommendations Structure Plan Land Use Development and Control Policies divide the Location-10 area into

following Land Use zones (Map-1.2).

o Established Urban Area up to 1989

o New Urban Land Development

o Urban Fringe Area

o Flood Retention Pond

Major Roads/Public Transportation Network Road Development In the Structure Plan three roads have been proposed that fall within location-10. These are listed

below:

Table-1.5: Structure Plan Proposed Road

Structure Plan Proposed Road Length

M3 From Pragati Sharani near Rampura bridge to Eastern Bypass near

Baburjayaga 5.8 km

M5 From Intersection of Madani Avenue and Pragati Sharani to Bara Beraid

via Merul

5.7 km

M6B First Primary Road from Trimohini to Namapara via Satarkul 7.8 km

From Airport Road near Khilkhet to First Balu Bridge near Tek Noadda 6.5 km



1.10 Public Consultation 1.10.1 Consultation with Local Government Authorities Consultation with Badda Union Parishad The consultants of Location-10 arranged a public consultation meeting in Badda Union Parishad

on February 17, 2008. Union Parishad Chairman Mr. Ali Hossain presided over the meeting,

Nilufar Kibria Dalim member of Badda UP, Project Director and Project Manager from RAJUK

was also present in the meeting. Project Director of DAP made a briefing about the aims and

objectives of the Detailed Area Plan to the audience. Urban Planner from Consulting Farm

described the Detailed Area Plan preparation process to the audience using multi media

presentation technique. Various problems, issues, opportunities and required actions to the area

were discussed in the consultation meeting.

Consultation with Satarkul Union Parishad The consultants of Location-10 arranged a public consultation meeting in Satarkul Union Parishad

on February 17, 2008. Union Parishad Chairman Mr. Tajul presided over the meeting, UP

Members, Project Director and Project Manager from RAJUK were also present in the meeting.

Project Director of DAP made a briefing about the aims and objectives of the Detailed Area Plan

to the audience. Urban Planner from Consulting Farm described the Detailed Area Plan

preparation process to the audience using multi media presentation technique. Various problems,

issues, opportunities and required actions to the area were discussed in the consultation meeting.

Consultation with Bhatara Union Parishad The consultants of Location-10 arranged a public consultation meeting in Bhatara Union Parishad

on February 15, 2008. Union Parishad Chairman Mr. Mozammel Haque presided over the

meeting, UP Members, Project Director and Project Manager from RAJUK were also present in

the meeting. Project Director of DAP made a briefing about the aims and objectives of the

Detailed Area Plan to the audience. Urban Planner from Consulting Farm described the Detailed

Area Plan preparation process to the audience using multi media presentation technique. Various

problems, issues, opportunities and required actions to the area were discussed in the

consultation meeting.

1.10.2 Consultation with Different Communities & Professional groups 1. Academics like Department of Urban and Regional Planning of BUET, JU and Department of

Urban and rural Planning of KU;

2. Professional body like, Bangladesh Institute of Planners, Institute of Architects Bangladesh;

3. Study groups like, Center for Urban Studies;

4. Business group like, FBCCI, DCCI, REHAB, BLDA, Dhaka Mohanagar Somitee;

5. Media like, The Daily Inqilab, The Daily Naya Diganta, and The Daily Sambad;



Map-1.2: Structure Plan



1.10.3 Public Hearing As per section 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 upto 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.

Table-1.6: Summary of Reponses Received on Public Consultation and Actions Taken Action About Complaints/Suggestions Total No. of

Reponses Received

No. of Application Expressing Appreciation About the Plan

No. of Application Having Complaints/ Suggestions

No. of Application Addressed

No. of Application Unable to Address

36

(100.00)

00.00

(00.00%)

36

(100.00%)

30

(83.33%)

6

(16.67%)

All the 36 responses received were about requests to declare their areas a land use as per their

desire or free their land from any development proposal or development restriction. The

consultant carefully studied all these application and tried its best to accommodate only the

requests that were found feasible. The Table-1.6 gives a summary statistics about the responses

received and actions taken about them. Out of 36 application having complaints or requests

83.33% were addressed, and 16.67% could not be addressed for various reasons including

restriction of the Structure Plan and on other environmental and planning grounds.

1.10.4 Consultation with Public Representatives A series of consultation meetings were held with the Honorable Members of the Parliament of the

RAJUK jurisdiction area to appraise them of the draft final DAP and obtain their valuable

suggestions and recommendations. Almost whole August and half of September, 2009 was spent

on this consultation. The outcome of the consultations may be summarized as follows:



Honorable members appreciated the endeavor and expressed that in order to develop Dhaka in

planned way all necessary measures including implementation of the draft DAP should

immediately be under taken.

Some members made specific suggestions for widening of certain roads, making suggestion for

new connectivity.

Some members wanted changes in the Landuse proposals. The consultants accommodated their

suggestion where higher level plan allowed. Suggestions that did not conform to the higher level

plan could not be adhered to.

1.11 Draft DAP Review by Review Committee To give top priority to environmental considerations and also to ensure civil society participation in

plan making process, RAJUK organized a 13 member Technical Working Group (TWG) committee representing professional groups, environmental activists. The TWG examined the

various aspects of the plan proposals including the environmental issues. In the meantime a two

month long public hearing was arranged by RAJUK on the plan to seek public opinion on the plan.

A series of tripartite meetings were held with representatives from RAJUK, consultants and the

TWG. The major observation of the TWG covered the following issues:

(i) Population projection

(ii) Conformity of the proposed land use of DAP with DMDP and from planning

principles and norms

(iii) Standards for amenities

(iv) Issues of transportation

(v) Development management tools/strategies

(vi) Issues of Data discrepancy

nsensus reached by all

e three parties. According to consensus following decision were made.

• p

•

– Overall Annual Growth Rate shall be considered as 4.29 %.

•

• nt Zone shall be created to accommodate and

al rural settlements.

• Flood Flow Zones

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 co

th

Po ulation

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.

Rural Settlement Zone

A new zone named Rural Settleme

confine tradition



• 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 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.

• 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 at 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 continuing 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.


Chapter- 2 CRITICAL PLANNING ISSUES

2.1 Existing Development Pattern 2.1.1 General The current chapter is about analyzing the existing development pattern of the project area. It

includes such issues as residential, commercial and industrial development patterns, services

facilities, and description about non-urbanized areas, infrastructure facilities and land value. It

also includes population growth. Map-2.1 shows the pattern of spatial growth pattern in the

project area.

Development pattern of the project area shows spontaneous residential area development and

linear commercial development in the eastern side of Pragati Sarani, but no or small patches of

development prevail in the inner parts.

The main characteristics of spatial growth in the project area are:

i. The growth usually follows major roads;

ii. Development takes place primarily in flood free lands;

iii. Housing estates have already purchased vast tracts of land. They usually choose land in

low cost low lands to maximize profit and with a long term objectives of development;

v. Development in general takes place in an unplanned way;

vi. Most buildings with approval from RAJUK violate the approved plans.

2.1.2 Socio-economic Profile a. Family Size The household size in the area reflects that more than 55% households are with 3 to 4 family

members. About 27% households have also been found with 5 to 6 family members, while more

than 9% households have 7 to 8 family members. The national average household size as is

about 5.5 members/households.

7.77

55.1

3

27.0

3

9.34

0.73

0

10

20

30

40

50

60

Per

cent

age

1--2 3--4 5--6 7--8 9--10

Size of the household

Figure-2.1: Percentage distribution of the study area population by family size




Map-2.1



Table-2.1: Distribution of area wise households by household size

DCC area (Part) Other area Total Household size N % N % N %

1-2 21 2.71 138 10.86 159 7.77

3-4 422 54.45 706 55.55 1128 55.13

5-6 194 25.03 359 28.25 553 27.03

7-8 132 17.03 59 4.64 191 9.34

9-10 6 0.77 9 0.71 15 0.73

Total 775 100.00 1271 100.00 2046 100.00 Source: Household socio-economic survey, DAP for DMDP, Location-10, 2006

Table-2.1 shows the union/municipality wise distribution of household size in the planning area.

The survey data presents condition in parts of DCC, Satarkul Union, Beraid Union and Demra

Union. It has been observed that more than 54% households of DCC part, more than 55% of

other areas have a household size having 3 to 4 members. Some households have been found

with family members with 7 to 8 (about 17% in DCC part and 4.64% in other area).

b. Age and Sex Structure The distribution of household population in the planning area by age group and gender is shown

in Figure-2.2. It has been found that in most of the age groups, distribution of males/females is

almost similar and close to equal. But variation has been found in the age group of 55-59. In this

age group, male population is almost triple than the females (male 4.63% and female 1.64%).

0

2

4

6

8

10

12

14

16

Perc

enta

ge

0--4

5--9

10--1

4

15--1

9

20--2

4

25--2

9

30--3

4

35--3

9

40--4

4

45--4

9

50--5

4

55--5

9

60--6

465

+

Age group

Male FemaleBoth

Figure-2.2: Percentage distribution of the study area population by age and gender



Table-2.2 presents the distribution of male and female population according to different age

groups. About 43% of the population belongs up to 19 years of age; more than 29% belongs to

age group 20-34 years, about 16% to 35-49 years. More than 9% are in age group 50-59 years

and nearly 5% are of 60+ years. The age distribution of male and female populations is almost

identical. However, the male population in the older age groups appears to be slightly higher

compared to female.

Table-2.2: Distribution of the study area population by age and gender

Male Female Total Age in Years

N % N % N %

0-4 525 11.26 354 8.56 879 9.99

5-9 471 10.10 395 9.55 866 9.84

10-14 392 8.40 462 11.17 854 9.71

15-19 596 12.78 605 14.63 1201 13.65

20-24 307 6.58 334 8.08 641 7.28

25-29 606 12.99 563 13.62 1169 13.29

30-34 424 9.09 356 8.61 780 8.86

35-39 327 7.01 209 5.05 536 6.09

40-44 268 5.75 216 5.22 484 5.50

45-49 188 4.03 197 4.76 385 4.38

50-54 146 3.13 140 3.39 286 3.25

55-59 216 4.63 68 1.64 284 3.23

60-64 109 2.34 118 2.85 227 2.58

65+ 89 1.91 118 2.85 207 2.35


c. Religious Status Religious composition of the population in an area has various implications for spatial planning

and overall welfare of the population. Data collected through the socio-economic survey regarding

religious status is given in the Table-2.3 About 88% households of the study are belongs to the

Muslim community followed by Hindu (11.78%). Other religious community like Christian and

Buddhist could also be found but they negligible.

Table-2.3: Distribution of area wise households by religion

DCC area Other area Total Religion

N % N % N %

Muslim 742 95.74 1056 83.08 1798 87.88

Hindu 32 4.13 209 16.44 241 11.78

Buddhist 1 0.13 0 0.00 1 0.05

Christian 0 0.00 6 0.47 6 0.29

Total 775 100.00 1271 100.00 2046 100.00 Source: Household socio-economic survey, 2006



d. Educational Status Overall 14% of the total population aged 6 years or above have never attended schools, and the

remaining 79% have different level of education. About 38% have completed or attended primary

school, 22% have attained secondary level of education, only 8% have completed SSC and the

remaining 18% have done HSC and the above level of education (Figure-2.3).

14%

38%22%

8%

18%IlleteratePrimarySecondarySSC PassHSC and Above

Figure-2.3: Percentage distribution of the study area population by level of education

The following tables (Table-2.4, 2.5) present the distributions of planning area male and female

population aged 6 years or above by level of education completed or attended, according to area

of residence. People with higher level of education are very insignificant in the planning area and

education level is somewhat better in DCC part than in other parts of the planning area.

Table-2.4: Population of the study are aged 6 years or above by level of education

Male Female Total Level of education

N % N % N %

Illiterate 446 10.73 619 16.63 1065 13.52

Primary 1575 37.89 1452 39.00 3027 38.41

Secondary 841 20.23 885 23.77 1726 21.90

SSC 318 7.65 288 7.74 606 7.69

HSC 246 5.92 229 6.15 475 6.03

Graduate 499 12.00 155 4.16 654 8.30

Doctor 12 0.29 4 0.11 16 0.20

Masters 149 3.58 12 0.32 161 2.04

Technical 2 0.05 7 0.19 9 0.11

Vocational 7 0.17 1 0.03 8 0.10

Religious 26 0.63 7 0.19 33 0.42

Alem 2 0.05 0 0.00 2 0.03

Others 34 0.82 64 1.72 98 1.24

Total 4157 100.00 3723 100.00 7880 100.00 Source: Household socio-economic survey, 2006



Table-2.5: Percentage of population aged 6 years or above by level of education

DCC area Other area Study area Education

Male Female Total Male Female Total Male Female Total

Illiterate 11.90 22.83 16.91 9.82 12.22 10.98 10.73 16.63 13.52

Primary 27.25 23.87 25.70 46.21 49.75 47.92 37.89 39.00 38.41

Secondary 16.28 20.31 18.13 23.32 26.23 24.72 20.23 23.77 21.90

SSC 7.13 10.09 8.49 8.06 6.06 7.10 7.65 7.74 7.69

HSC 5.32 12.29 8.52 6.39 1.79 4.17 5.92 6.15 6.03

Graduate 23.03 7.44 15.88 3.39 1.84 2.64 12.00 4.16 8.30

Doctor 100.00 0.13 0.24 0.26 0.09 0.18 0.29 0.11 0.20

Masters 6.69 0.00 3.62 1.16 0.55 0.86 3.58 0.32 2.04

Technical 0.11 0.00 0.06 0.00 0.32 0.16 0.05 0.19 0.11

Vocational 0.00 0.00 0.00 0.30 0.05 0.18 0.17 0.03 0.10

Religious 0.16 0.06 0.12 0.99 0.28 0.64 0.63 0.19 0.42

Alem 0.00 0.00 0.00 0.09 0.00 0.04 0.05 0.00 0.03

Others 1.81 2.98 2.34 0.04 0.83 0.42 0.82 1.72 1.24

Total 100.00 100.00 100.00 100.00 100.00 100.00 100.00 100.00 100.00

Source: Household socio-economic survey, 2006

About 90% of other area (outside DCC) male population has some level of education against 88%

of DCC part male population. On the other hand, 88% of other area female population has some

level of education against 77% of DCC part female population.

88

77

9088 89

83

70

72

74

76

78

80

82

84

86

88

90

Perc

enta

ge

DCC area Other area Study area

Area

MaleFemale

Figure-2.4: Union wise percentage distribution of literacy by sex in the study area e. Occupation Pattern

Occupational pattern of population of the project area shows that most people are engaged in

urban based jobs and businesses. About 24% is either underage or students and about 29%

involved in household works. About 36% is engaged in some sort of income activities and 11%

unemployed. About 10% work in government/private/autonomous organization, 6% involved in

business, 10% day labours and 1% land owner’s farmers. The remaining 9% is involved in other



activities like industrial labouring, skilled/unskilled professional works, etc. (Figure-2.5). Union/municipality wise occupational pattern of the population according to gender is given in

Table-2.6

24%

29%10%6%

1%

10%

11%9% Student

Household workJobBusinessFarmerLabourUnemployedOthers

Figure-2.5: Percentage distribution of the study area population by occupation

Table-2.6: Distribution of the study area population by gender and occupation

Male Female Total Category

N % N % N % Self Employed 47 1.13 13 0.35 60 0.76 Govt./Autonomous 230 5.53 14 0.38 244 3.10 Private Company 426 10.25 78 2.10 504 6.40 Business 440 10.58 26 0.70 466 5.91 NGO Worker 2 0.05 18 0.48 20 0.25 Rickshaw/Van Puller 199 4.79 0 0.00 199 2.53 Motor Driver 96 2.31 0 0.00 96 1.22 Skilled Mechanics 154 3.70 0 0.00 154 1.95 Industrial Labour 70 1.68 28 0.75 98 1.24 Day Labour (Non-farm) 379 9.12 16 0.43 395 5.01 Land Owner Farmer 52 1.25 0 0.00 52 0.66 Sharecropper 3 0.07 0 0.00 3 0.04 Day Labour (Agri.) 236 5.68 10 0.27 246 3.12 Household Works 24 0.58 2284 61.35 2308 29.29 Unemployed 494 11.88 361 9.70 855 10.85 Student 1093 26.29 813 21.84 1906 24.19 Day Labour 42 1.01 12 0.32 54 0.69 Others 170 4.09 50 1.34 220 2.79 Total 4157 100.00 3723 100.00 7880 100.00

Source: Household socio-economic survey, DAP for DMDP, Location-10, 2006

f. Income and Expenditure Levels Monthly household income and expenditure indicate socio-economic status of the households.

This also allows to examining the household saving rate. Here, income means income of a

household for a month from all sources, such as production, property, salary and business; and

expenditure means the amount of money that a household spends for all types of consumptions.

Table-2.7 and 2.8 show that the households with monthly income of more than Tk. 6000 spend



less and these households are able to save some money. But the situation is opposite among the

low income households.

Table-2.7: Distribution of area wise households by monthly household income

DCC area Other area Total Level of income

N % N % N %

0-1500 1 0.13 0 0.00 1 0.05

1501-2500 2 0.26 18 1.42 20 0.98

2501-3500 30 3.87 277 21.79 307 15.00

3501-4500 52 6.71 240 18.88 292 14.27

4501-5500 129 16.65 166 13.06 295 14.42

5501-6500 74 9.55 154 12.12 228 11.14

6501-8000 124 16.00 164 12.90 288 14.08

8001-10000 105 13.55 120 9.44 225 11.00

10001-12000 44 5.68 20 1.57 64 3.13

12000+ 214 27.61 112 8.81 326 15.93


Table-2.8: Distribution of area wise households by monthly household expenditure

DCC area Other area Total Level of income

N % N % N %

0-1500 0 0.00 1 0.08 1 0.05

1501-2500 6 0.77 43 3.38 49 2.39

2501-3500 96 12.39 451 35.48 547 26.74

3501-4500 116 14.97 274 21.56 390 19.06

4501-5500 179 23.10 112 8.81 291 14.22

5501-6500 87 11.23 165 12.98 252 12.32

6501-8000 82 10.58 104 8.18 186 9.09

8001-10000 77 9.94 68 5.35 145 7.09

10001-12000 14 1.81 19 1.49 33 1.61

12000+ 118 15.23 34 2.68 152 7.43


More than 30% households have monthly income within Tk. 4500, while 50.64% households have

monthly income between Tk. 4501 and Tk. 10,000, and more than 19% have monthly income

more than Tk. 10,000. As regards monthly expenditure, about 49.24% household expends Tk.

4500 or less, about 42.72% are able to spend Tk. 4501 to 10,000, and rest 9.04% spends more

than Tk. 10,000 for a month.



0.05

0.05 0.

98 2.39

1526

.74

14.2

719

.06

14.4

214

.22

11.1

412

.32

14.0

89.

09 117.

09

3.13

1.61

15.9

37.

43

0

5

10

15

20

25

30

Perc

enta

ge

Upto 15

0015

-25

25-3

535

-45

45-5

555

-65

65-8

0

80-1

00

100-

120

120+

Level of income and expenditure

IncomeExpenditure

Figure-2.6: Percentage of the study area household by income and expenditure A study (1996) sponsored by Planning Commission and ADB set poverty line for the poor at

monthly income/expenditure at Tk. 3500. Taking into account of inflation and cost of living, if

current poverty level is set at Tk. 4500, then about 30% households of the study area will be

below the poverty line in terms of cash income.

Table-2.9: Distribution of households by monthly household income and expenditure

Income Expenditure Level of income

N % N % 0-1500 1 0.05 1 0.05 1501-2500 20 0.98 49 2.39 2501-3500 307 15.00 547 26.74 3501-4500 292 14.27 390 19.06 4501-5500 295 14.42 291 14.22 5501-6500 228 11.14 252 12.32 6501-8000 288 14.08 186 9.09 8001-10000 225 11.00 145 7.09 10001-12000 64 3.13 33 1.61 12000+ 326 15.93 152 7.43 Total 2046 100.00 2046 100.00

Source: Household socio-economic survey, DAP for DMDP, Location-10, 2006

g. Source of Income Table-2.10 shows union/municipality wise households by sources of income. From the survey, it

has been revealed that a household receives income from more than one source. In the planning

area, daily wage accounts for more than 32% of all household income, followed by salary

(27.58%), business (18.09%) and agriculture (6.28%). About 15.55% households also derive

income from some other sources, like property, house rent, livestock, fisheries, handicrafts,

remittance etc. and livestock.



Table-2.10: Distribution of area wise households by sources of household income

DCC area Other area Total Source of income

N % N % N %

Salary 411 32.88 336 23.05 747 27.58

Property 62 4.96 7 0.48 69 2.55

House rent 26 2.08 73 5.01 99 3.66

Business 225 18.00 265 18.18 490 18.09

Daily wage 368 29.44 512 35.12 880 32.50

Agriculture 16 1.28 154 10.56 170 6.28

Livestock 0 0.00 3 0.21 3 0.11

Fisheries 2 0.16 8 0.55 10 0.37

Handicrafts 1 0.08 0 0.00 1 0.04

Remittance 80 6.40 70 4.80 150 5.54

Others 59 4.72 30 2.06 89 3.29


h. Migration Following graph (Figure-2.7) shows the status of migration in the study area. The household

socio-economic survey reveals that about 40.81% of the households are local residents and

about 59.19% migrated from different parts of the country.

31.48

68.52

46.5

53.5

40.81

59.19

0

10

20

30

40

50

60

70

Perc

enta

ge

DCC area Other area Total

Area

LocalMigrated

Figure-2.7: Area wise percentage of migration status 2.1.3 Lands Use a. Residential Areas Residential settlements are normally found in areas of higher elevation following linear pattern

along side the Pragati Sarani and along the internal roads. Badda, Bhatara and Joar Sahara

areas, close to Pragati Sarani are the most populous parts of the planning area. In most areas

new residential developments are coming up spontaneously, which make provision of services



difficult. A little over 19 percent of the planning area is occupied by residential land use. A vast

tract of land towards periphery remains vacant because of lower elevation of lands that get

flooded during monsoon as well as non-existence of road infrastructure. As a result development

is costlier in these areas that involve large scale land filling. Large and small commercial

developers and individuals land developers are the main actors of land development in these

areas. They are carrying on land development by filling up low lands and construct buildings with

heavy structural foundations that make development costlier.

The planning area is the extended part of the main Dhaka City. It is experiencing rapid

development pressure due to its location close to major thoroughfare and close to city’s activity

areas. Residential is the dominating land use in the area. About 35% of the study area is

occupied by residential use including rural homesteads. It has been found that DCC part occupies

about 63.45% of residential land followed by Satarkul Union 25.34%, Demra Union 9.61% and

Beraid Union 1.59%.

Figure-2.8: Union/municipality wise percentage of residential land use

b. Industrial and Commercial Development

63.45%

25.34%

1.59% 9.61%

DCCSatarkulBeraidDemra

The size of industrial land use is not significant. They follow along the roads taking a linear shape.

There are different categories of industries. A few numbers of garment and knit wear factories

have been found in the area, while large number of furniture making and other small scale home

manufacturing and processing units exist in the interior where rent is low. However, the total

coverage of all categories of industries is only about 106.79 acres that is very much insignificant

compared to the total planning area. The main industrial agglomerations are observed in Badda

and Satarkul mouzas. Commercial developments are found mainly along Pragati Sarani.

c. Commercial Areas Commercial area occupies only 77.13 acres of land constituting 1.35% of the total area.

Commercial areas mainly include road side shops, bazaars and shopping complexes. Except two

kitchen markets, all commercial spaces are scattered. Concentration of commercial use is more

prominent in (69.73%) in DCC part, because this is the most urbanized part of the study area,

while Satarkul Union covers 30.27% of commercial spaces. No commercial spaces have been

found from the land use survey.



Figure-2.9: Union/municipality wise percentage of commercial land use d. Amenities and Services

69.73%

30.27%

0.00%

0.00%DCCSararkulBeraidDemra

It is ascertained from the study that there is serious shortage of play field and parks for local level

active and passive recreation. Absence of open space particularly affects children and the

adolescent classes in terms of growth of their body and mind. Adolescents devoid of playing

areas are often found to get involved in drug addiction and anti social activities. A variety of uses

like bank, health facilities, power sub station, treatment plants, engineering workshops, hotel,

restaurant, police, fire brigade and like are included in service category of land use that occupy

8.58 acres of land in the planning area.

e. Non Urbanized Area Within the planning area major land coverage is non-urbanized. They are either low lying vacant

land or belong to agriculture, and or water body. The having non-urbanized character constitutes

over 65 percent of the total planning area. So there are still vast opportunities for urban expansion

in the area. But urbanization has to proceed with land filling to raise it above flood level which is

costlier. Vacant lands are mostly fallow lands where no agriculture works are done due to

indiscriminate land filling and for want of irrigation water after the monsoon.

2.1.4 Infrastructure a. Circulation Network The planning area lies on one of the most important north-south road (Pragati Sarani) connecting

Dhaka City with north-eastern districts. Apart from Pragati Sarani, most of the roads of Location-

10 area have been developed spontaneously through community initiative. A good proportion of

roads in is bituminous (45.58%) that have mainly been developed in DCC areas. Over 35 percent

of the planning area roads have been found katcha or unpaved which exist in the areas outside

DCC. The most important problem of roads is that they are very narrow and tortuous that makes

movement of vehicles difficult. The area is connected with Gulshan-1 and Gulshan-2 with east-

west collector roads.



b. Utility Services i. Electricity Electricity covers almost all part of the study area. High voltage towers and transformers are

distributed evenly in all unions. Only 8 numbers of National Power Grid Poles are found from the

survey.

ii. Water Supply

Dhaka WASA is again responsible to supply water within its jurisdiction in the study area. The

socio-economic survey revealed that about 44% have the access to water supplied by WASA.

Others used tube well as the main source of drinking water supply all over the study area. No

overhead tank and no deep tube well have been found in the study area from the physical

infrastructure survey.

iii. Gas Supply

Titas Gas is responsible to supply gas in the Location-10 area. Gas supply is available in most

part of the project area.

iv. Sewage Disposal Provision of sewerage system is concerned with the activities of municipality. In Dhaka

Metropolitan Area, it is the responsibility of Dhaka Water Supply and Sewerage Authority

(WASA). About 7.84 km of sewerage system has been identified within the jurisdiction of WASA

in the study area. DCC part covers maximum part of the sewerage system (5.66 km), while

Satarkul Union covers only 2.18 km

v. Drainage Before the urban invasion started in the planning area, there was a natural drainage system in the

planning area that drained out the excess rain water during monsoon and saved the area from

flooding. Almost entire planning area is without any drainage network, while rapid urban growth is

being taken place everywhere. This is posing a serious threat to new settlements by water

logging. Since most natural drainage systems are being filled up by new land owners. As a result

rainwater will become clogged at certain places causing water stagnation and flooding. There is

no drainage development plan for the planning area undertaken by LGED or Water Development

Board. Local drainage is hampered due to non-existence of urban local government. With the

rapid urbanization some of the natural drainage systems have already been filled up by new

developers, at other places the land owners by the side of state owned water courses encroached

into the drainage system. This tendency has caused the drainage network to squeeze down

reducing their capacity to drain out enough water. Many of these natural drainage system still

exist which must be protected to save the area from flood vulnerability.



vi. Solid Waste Disposal Because of their particular consumption and production pattern urban land uses produce more

waste than rural land uses. As there is no urban local government (except ward no. 17, 18 and

21) these wastes are littered almost everywhere polluting the environment. There is dumping site

or transfer station, as a result waste is dumped everywhere.

2.1.5 Land Ownership and Land Value a. Land Ownership The socio-economic survey shows that more than half of the people live in rented houses. These

constitute usually the lower middle income people.

Table-2.11: Area wise Households by Type of House Ownership Pattern

DCC Area Other Area Total Type of Living

N % N % N %

Own 244 31.48 591 46.50 835 40.81

Rental 506 65.29 674 53.03 1180 57.67

Sublet 24 3.10 1 0.08 25 1.22

Others 1 0.13 5 0.39 6 0.29


From the Table-2.12 it can be said that individual house ownership is comparatively high in the

area as people find lands in this area at lower price compared to city’s inner areas.

b. House Ownership Pattern It is usual that most of the household have own homestead in rural areas, which is comparatively

low in urban areas as most a significant portion of the people migrated from rural to urban area for

higher income and better quality of life.

It has been observed that the study area is mixed of urban and semi-urban in nature and the

socio-economic household survey shows that almost over 99.29% households have their own

homestead either by individually or jointly (Table-2.12).

Table-2.12: Distribution of area wise households by ownership pattern of homestead

DCC area Other area Total Type of ownership

N % N % N %

Individual ownership 216 88.16 576 96.64 792 94.17

Joint ownership 28 11.43 15 2.52 43 5.11

Unauthorized occupier 1 0.41 5 0.84 6 0.71




Household survey shows that more than 79% of the families are owner of their landed property

through the law of inheritance. About 12.72% became owner of land by means of purchase, while

5.47% received their land through the means of gift. Table-2.13 gives the detail about the source

of homestead ownership.

Table-2.13: Area wise households by sources of ownership of the homestead

DCC area Other area Total Source of ownership N % N % N %

Inheritance 133 54.29 535 89.77 668 79.43

Purchase 71 28.98 36 6.04 107 12.72

Gift 28 11.43 18 3.02 46 5.47

Others 13 5.31 7 1.17 20 2.38


Type of living of households in dwelling houses and structure type not only indicate the socio-

economic level of the inhabitants, but also show the level of development. Figure-2.10 shows that

57% lives in rental houses and 41% lives in own houses. Another 2% somehow managed their

dwelling houses. Detailed ownership pattern of dwelling houses are given in Table-2.12. In

Hazratpur and Taranagar Unions, no household has been found live on rental basis.

Figure-2.10: Percentage of household by living type in dwelling houses

Table-2.14: Area wise households by type of living in the dwelling houses

41%

57%

2%

OwnRentalOthers

DCC area Other area Total Type of living

N % N % N %

Own 244 31.48 591 46.50 835 40.81

Rental 506 65.29 674 53.03 1180 57.67

Sublet 24 3.10 1 0.08 25 1.22

Others 1 0.13 5 0.39 6 0.29




2.2 Expected Development 2.2.1 Population There prevails a rapid urbanization in Location-10 area. Future population projection shows a high

growth of population in Location-10 area. Current population growth and increased density give

evidence of this. Current gross density of the area is 33 persons per acre and net density is 287

persons per acre. Future projected population is compared in the following table with population

of 2001. The projection shows that by the year 2015 the population of Location-10 area will be

about 14 lak. About 34% of the population growth will take place in Badda and Bhatar mouzas.

Please see table-2.15. Table- 2.15: Projected Population and Household of the Project Area

BBS Population Projected Population (r =

13.24%) Ward/Union Name of the Mouza

1991 2001 2010 2015 Bhatara (part) Bhatara 36274 73032 223555 416211

Badda (part) 15493 71811 219818 409253 Badda (part)

Satarkul 6195 7504 22970 42765

Sutibhola 1448 17049 52188 97163 Satarkul (part)

Bara Kathaldia 1145 1121 3431 6389 Ward no. 21 (part) Joar Sahara 0 44273 135522 252313 Ward no. 17 (part) Badda (Part) 11778 36777 112577 209593 Ward no. 18 (part) Badda (Part) 1000 2622 8026 14943 Total 73333 254189 778088 1448629

2.2.2 Economic Activities The current socio-economic survey shows a significant number of people either jobless or has no

contribution to GDP (involved in household work). 9.5% people are service holder in Government

and private companies. More than 6 % people are engaged in some sort of business or

entrepreneurship. So economic activates are very low within the project area. More employment

opportunities are immediate needs for the project area. Despite unemployment there is a trend of

growing economic activities in the area. In the built up parts of the planning area, retail shops are

coming up along major roads, workshops for furniture making, knitwear manufacturing. These

activities are creating new job opportunities. As a developing fringe regular employments are

being created in the construction sector, as new buildings are coming up in vacant plots. Real

estate developers have already penetrated into this mixed income area as land for development

is gradually shrinking in the city core areas leading to soaring prices.

2.3 Development Problems Substantial part of the project area is devoid of infrastructure required to serve this rapidly

growing suburb of mega Dhaka. The area is particularly deficient in physical infrastructure, like,

standard road network, piped water supply, drainage and waste management. Following is a brief

description of available social and physical facilities in the area.



2.3.1 Hydrology (Drainage and Flooding) The drainage system in the project area can be classified into two types. One is the Natural Drainage system that has emerged as a natural process following the natural slope of the ground

and khals. The other is the Man-made Drainage system that is provided by the municipal/LGED

or any other local government to drain out the domestic wastewater from the houses and storm

water. Man made drainage system is usually built as underground storm sewer beneath the road.

Most new roads have such drainage system.

Flooding is a common phenomenon in location-10 area. As there is no flood protection measure

along this side of Dhaka, the area becomes flooded in every flood hazard (Flood 1988, 1998 and

2004). A vast tract of land is inundated every year due to lesser elevation.

Scarcity of Flood Free Land The average elevation of location-10 gives evidence of low lying characteristics of the area. As a

result the area is flooded every year during the rainy season. Substantial land filling will be

required for the area development. Construction of eastern embankment will provide flood free

land for development when implemented.

2.3.2 Geological Fault Geo-physical conditions are not favorable for vertical expansion. Rampura Fault on Begunbari-

Jirani Khal make the planning are vulnerable to unpredictable settlement incase of earthquake.

Development control should be exercised in these areas through Building Construction Rules

1996 and Bangladesh National Building Code (BNBC) 1993 to avoid any possible disaster due to

earthquake. Geological fault lines have been considered in DAP and development restriction in

fault line areas would be followed as stated in DMDP Urban Area Plan Volume-II, (Part-3, Interim

Planning Rules), page # 2. It has stated that “Structures above 2 storeys situated within 500

meters of a known geological fault is not allowed unless built to the BNBC standards for Seismic Zone 3 (BNBC Section 6 Chapter 2, 2.5)”.

2.3.3 Spontaneous Development Some major land filling projects have undertaken within the project area. Haphazard land filling

increasing the frictional surface and further reduce the velocity of flow. As a consequence, this is

creating the problem of drainage congestion especially during the rainy season. Land grabbers

are sometime filling the natural drainage channels and khals not keeping in mind about the

drainage congestion. This illegal land filling is aggravating the situation.

Indiscriminate and unplanned growth of settlements and shelters is a major problem for having

livable environment. Settlements are developing in remote areas devoid of adequate basic

services including road network. Development is taking place in areas without having any

standard road, for example, narrow and zig zag roads. Development is taking place in low lying

areas.



Development control function is very poor in the project area. With present capacity RAJUK cannot oversee or pro-act to guide and steer development in desired areas of urban expansion. No Initiative for Retention Pond Retention ponds are proposed to keep the urban area free from internal drainage congestion.

These retention ponds will contain the rain water until they are pumped to natural drainage

channels. But no initiative has ever been taken before DAP to demarcate the exact location of

retention ponds.

Encroachment to Flood Plain from Outside Immediately after the major flood of 1988, to protect Dhaka City from inundation “The Greater

Dhaka Flood Control Committee” was established. No proposal was implemented in the eastern

fringe area. As a result these areas suffer from regular flooding (for example in 1998, 2004) etc.

Blockage of Storm Water Drainage Water logging is a common problem in the project area. Indiscriminate land filling is rapidly

aggravating the situation. The Dhaka Structural Plan’s “Rural and Spatial Area (RS) Policy” RS/5-

Flood Retention Ponds is that Flood retention ponds need to be designed to reduce the intensity

of local flooding within the protected areas and to reduce pumping requirements, and as such, are

an integral part of the proposed flood protection schemes.

2.3.4 Transportation

a. Road The entire area lacks systematic and planned road network. No road network plan was ever

drawn up for this high intensity development area. As a result narrow and unplanned meandering

roads have been developed spontaneously by the community efforts. If this trend continues then

there will be no scope for future intervention. Due to high demand for land by a fast growing

economy, rapid development is taking place in the area without considering the suitability of road

network and quality. Since the investors have little or no option, they are forced to choose lands

on narrow and low standard road. Many existing roads have been found to be narrow and

meandering that poses as impediments in smooth movement of vehicular traffic.

b. Transportation Problem versus Urban Land Use The plan would not be successful if there is no balance between landuse and transport planning.

Many of the transportation problems is emanating from the conflict in the landuse. It is found that

congestions are created due to the landuse along the side of the major roads. More over, linear

development along the major road substantially reduces the efficiency of a road. Roads are also

constructed with complete disregard to the projected generation of trips. Conflicting land uses

also result in unnecessary congestion which could be otherwise avoided. Commercial landuse

should not be allowed along the major roads as they generate traffic congestion.



2.3.5 Amenities and Urban Facilities a. Active and Passive Recreation Active Recreation Active recreational facilities furnish opportunities for the physical growth of body by actively

engaging muscles in various games. Thus, playground, stadium and playing fields offer active

type of recreation. The demand for playgrounds in recent time has greatly increased due to the

rapid development of organized athletic games. Specific problems of active recreational facilities

are summarized below:

i. Absence of City level open space; ii. There exist no park; iii. Play fields are rare

Passive Recreation Passive recreational facilities are provided to meet with needs of fresh air and enjoyment of the

unspoiled nature. In congestion city areas, it is not possible for the inhabitants to secure this type

of recreation and therefore, the parks should invariably be provided for the benefit of such people.

Thus the open spaces in the form of parks furnish the passive type of recreation. Specific

problems of active recreational facilities are summarized below:

i. No central auditorium with modern facilities ii. No city level community center; iii. There is only one Cinema hall; b. Educational Facilities i. No public or private university ii. No medical college iii. No national level school/college

c. Market Facilities No hat or bazaar has been found in the study area formally provided by authority. Only two small

daily kitchen markets have been found in Badda and Satarkul area.

d. Community and Urban Facilities The quality of life in any urban centre depends upon the availability of and accessibility to quality

social infrastructure. Community Facilities, which are indicated at the layout plan level in various

use zones. Together, these include Social Infrastructure facilities pertaining to Health, Education,

Sports Facilities, Socio-cultural activities, Communications, Security and Safety, and Other

Community Facilities pertaining to Recreation, Religious Activities, Social Congregations and

Community Events, Cremation/ Burial Grounds etc. These are generally planned in terms of

population norms with stipulated permissibility conditions and development controls. Problems of

community facilities are summarized below:

i. Graveyards and cremation grounds are inadequate ii. At places religious facilities do not cater to the growing needs of the community iii. General shortage of modern Community Centre facility iv. Street light facilities should cover entire urban areas and rural settlement areas as well.



v. Hospital Facility in both public and private sector is inadequate. vi. There is no specific location for waste disposal 2.3.6 Environmental Concern The plan will have positive environmental impacts as there will be remarkable improvement in the

physical environment. Planned and systematic development of infrastructure and urban services

and facilities would facilitate creation of improved urban environment. Drainage system will be

developed according to the plan recommendations which will reduce flood vulnerability in the low

lying parts of the study area,

a. Flood Flow and Water bodies There are plenty of water bodies like pond, ditch, marshy land and khal in planning area. With

urbanization and industrialization through this project, many ponds and ditches will be lost for land

filling by the owners for increasing land value due to human pressure, settlement and

development.

b. Pollutions

As the area is still at developing stage and there are not too many industries in the area, pollution is yet to emerge as an environmental problem.

c. Loss of Bio-diversity Urbanization like roads, infrastructure development, housing, commercial places, industrialization

etc. is fast replacing the green natural environment by man made environment. Trees are being

cut down, water bodies filled up and polluted; birds and fishes disappear with the lose of habitats

resulting in big loss to biodiversity.

d. Potential Hazards Groundwater is replenished or recharged through surface water seeping from lands surface,

streams or lakes into the ground or through precipitation percolating into the ground. For the

groundwater table to stay at the same level, the amount of recharge must equal the amount of

discharge. It is reprehensible that vested quarters or groups all over the planning area make

offence by diminishing the arable lands, grabbing lands by filling low lying areas, encroaching

rivers, lakes, khals, etc. Indiscriminate exploitation of ground water by dyeing industries is

resulting in the lowering of ground water table which will have negative impact on environment It

is not worth mentioning that urbanization poses a threat to our groundwater supply. But

indiscriminate urban development increases the amount of impervious (nonporous) surface in a

watershed. Impervious surface inhibits groundwater recharge because precipitation cannot

penetrate the surface. As a result, groundwater is being gradually depleted. There is a concern

that if soil is contaminated or surface runoff is polluted, the quality of the groundwater will also be

affected. Polluted groundwater and/or a diminished supply of groundwater are of particular

concern where groundwater is the major source for drinking and irrigation water. With the growing

industries of various kinds the risk of ground water pollution in the planning area is increasing fast.



e. Controlling Instruments There are several laws and regulations by which the respective authorities could play vital role in

controlling the unplanned development in the planning area. They are as follow:

i. Town Improvement Act, 1953 ii. Master Plan, 1959 iii. Dhaka Metropolitan Development Plan, 1995-2015 iv. Bangladesh National Building Code, 1993 It covers administration and enforcement, general building controls and regulations, requirements for different uses, fire protection, building materials, design and services. It considers building use, density and heght. v. Imarat Nirman Bidhimala, 2008 vi. Besarkari Bhumi Unnanayan Bidhimala, 2004 vii. Jaladhar Ain, 2000 etc. But due to absence of application, these acts and rules have become ineffective and plan violation has become a common practice. 2.3.7 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 without adequate provision of infrastructure and services. Due to enhanced

demand of land by high income group, 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 is resulting in conversion of remote agricultural land into settlement where

living environment provides little or no basic services resulting in urban deprivation.

2.3.8 Lack of Co-ordination among Agencies There is lack of coordination among different public sector agencies about development

management and service provision in the planning area covering following areas.

a. Duplication of Effort

Some agencies are performing same tasks without any intervention by the government. For

building plan approval East Bengal Building Construction Act 1952 empowers Urban

Development Agencies of divisional cities and pourashavas. But in many cities both, pourashava

and urban development agencies approve building plans. These creates serious problems as

pourashavas in most cases take a liberal attitude towards following building construction rules

while giving construction approvals. Both Water Development Board and LGED undertake

drainage and flood control schemes, sometimes without any coordination among them.

b. Disregard of Abiding Plans by Line Agencies/Authorities

According to Building Construction Rules, 2008 any construction by anyone must be preceded by

approval from the development control authority (in this case RAJUK) before going for

construction. But most public sector agencies do not seek permission either from RAJUK or from



local pourashava. This is sheer violation of law by public sector agencies. Besides, most

individual and real estate developers violate their approved plans during construction to add

additional space to their structures.

2.4 Current Public Sector Investment Program

There is no public sector current investment program in the Location-10 area.

2.5 Stakeholders Wish List of Projects

As per ToR the consultant carried out a series of consultations with the local stakeholders on

various issues relating to planning and development. The stakeholders included local public

sector agencies, local community, private developers and NGOs. Analyzing the discussions and

findings a whish list of the stakeholders has been worked out as given below.

Table-2.16: Problems and Wish List of the Stakeholders

Stakeholder Identified Problem Wish List

1.Satarkul Union Parishad

- Narrow roads (e.g. Satarkul roads) - Poor drainage system - Insufficient playground - Environmental pollution - Lack of Govt. hospital - Insufficient playground

- Development of road network;

- Creation of park and play ground

for children;

- Provision of Drainage network;

- Provision for improved community

facilities;

- Re-excavation of Satarkul khal is

required;

- One Agro market is required - Widening of road from Suvastu Nazar Valley to Beraid road, - Widening of road from Moddho

Badda to Satarkul,

2.Badda Union Parishad

- Insufficient playground, community centre, hospital - Absence of park - Insufficient drainage system - Water logging - No govt. high school - Land filling in Baradia khal - encroachment of khas land - Insufficient playground, community centre, hospital - No gas supply




facilities;


for children;

- North-south connecting road from Tongi to Demra - Construction of Daukandi

(Induria) bridge is required;



Stakeholder Identified Problem Wish List

3.Bhatara Union Parishad

- No solid waste disposal system - No street light - Poor condition of Natun bazaar road - Absence of park - Insufficient drainage system - Water logging



for children;



facilities;

- Road widening from Natun bazaar towards east is reqired;

Chapter- 3 DEVELOPMENT PLAN PROPOSAL

3.0 Introduction Chapter–3 of the Final Plan report describes the development plan proposals made for Location-

10 area. The Chapter starts with DMDP policies as upper level frameworks and followed by a

review of the policies in the light of prevailing conditions. The chapter also describes the planning

principle, standards and strategies set for the plan. Lastly, sectoral development proposals have

been set under the DMDP policy frameworks. The chapter also describes zoning provisions and

makes some comments on some critical issues.

3.1 Abiding Policy Frameworks of Higher Level Plans In this section the upper level frameworks of the current plan that is DMDP Structure Plan and

Urban Area Plan policy proposals have been discussed. The policies have been discussed on

sectoral basis. In the transport sector the strategies proposed by the approved Strategic

Transport Plan (STP) for Dhaka have also been discussed as upper level framework.

Structure Plan Policies The DMDP Structure Plan and Urban Area Plan (1995-2015) are the legally approved higher level

planning frameworks of the current DAP project. In the following sections a brief review has been

carried out on the policy guidelines of these two plans to establish a relationship between the

higher level plans and the current detailed area plan. Relevant Structure Plan Policies

Rural and Special Area Policy RS/5 – Flood Retention Ponds control will be maintained

over the areas in order to ensure that they remain capable of fulfilling their primary

function of water storage at times of flooding.

Urban Area Policy UA/6 for New Urban Land growth promotion seeks to initiate and

coordinate a range of measures aimed at stimulating and promoting the rate of

development in the designated areas of the urban fringe.

Urban Area Policy UA/7 Infrastructure Initiatives seek to promote, through the DMDP

Structure Plan, an orderly sequence of new area development by means of mutually

reinforcing and coordinated public sector investment programs, spearheaded by

drainage, flood protection and transport development.

Sectoral Policy SE/4 advocates for an integrated policy of the incremental environmental

upgrading and relocation, where necessary, of Dhaka’s polluting industries, in a manner

commensurate with sound environmental practice and cost-effectiveness.

Infrastructure Policy IN/2 promotes for incremental network development in the transport

sector in order to conserve resources and being responsive to proven demand for the

service being offered. Consortium of SHELTECH (Pvt.) Ltd. and DIAL Consultants Ltd. 3-1


Special Area Policy RS/6 - A number of special uses, with extensive land allocation, are

located outside the main urban area but within DMDP area. The DMDP Structure Plan

suggested for special treatment. For a variety of reasons theses special areas need to be

considered to ensure that their respective functions and any future planned expansion, is

secured and unimpeded from uncontrolled urban growth or encroachment. Land Resource Optimization Policy UA/1 advocates adjusting expected increase of

population and the need to maintain and develop a healthy and stimulating urban living

environment, it is necessary to optimize the use of limited land and more effectively utilize

the existing flood free areas of, urbanized land.

Community Based Development Initiatives Policy UA/3 suggests to enhance access to

land with secure tenure, and to affordable and appropriate levels of infrastructure and

social community services provision for an increasing majority of the population.

Urban Area Plan Recommendation The ten years span DMDP Urban Area Plan (UAP) provides an interim mid-term strategy for the

development of urban area within the RAJUK administrative boundary. The validity of UAP,

though expired in 2005, it has been extended through a gazette notification. The UAP through its

explanatory report, resource maps, interim management report, interim planning rules, and urban

area plan map provides guidelines for planning and development control of the entire RAJUK

area.

Spatial Planning Zone-12: Eastern Fringe

The UAP made the following estimates for SPZ: 12: Eastern Fringe:

Table- 3.1: Population and Density of SPZ 12, 1991-2006

Year Population Density (ppa) Urban Area (acres)

1991 144,000 35

2006 423,000 128

4070

Source: Urban Area Plan, p-68

SPZ 12: Area Description As stated in the table above SPZ 12 has a total area of about 4070 acres that stands at the

eastern edge of Dhaka City area. As prepared back in 1995 the report views the area as having

“mostly undeveloped with some rural village and fisheries settlements alongside the Balu River.

The areas east to the Progoti Sarani are experiencing very rapid development by poor and

comparatively low income people” The trend of urbanization is moving a rapid manner changing

the entire rural scenario in the western part of the SPZ 12.

Major Issues/Problems Following were the observation of the UAP report (1995) about SPZ 12:



◘ The area is low lying, part of the flood plain of the Balu River and spawning ground of

various species of fishes.

◘ It will require land fill even when protected from flooding by FAP-8A projects and

Eastern Bypass.

◘ A system of canals fairly covers the area providing water transport, as other access facilities

are very limited. The water transport and drainage network is under threat by indiscriminate

land filling by private developers.

◘ As estimated by FAP 8A 12% should be reserved as retention pond.

◘ A large portion on the western periphery known as Badda has already been developed in

most haphazard manner.

◘ Geo-physical conditions are not favourable for vertical expansion. Rampura Fault on

Begunbari – Jirani Khal makes the area vulnerable to unpredictable settlements in case of

quake.

◘ Private developers are not taking into account the FAP 8A requirements, not even the geo-

physical constraints.

◘ One of the private developer’s projects if realized will destroy the effectiveness of Begunbari

Khal, which drains out one third of the Dhaka’s storm and waste water.

◘ The established areas are in short supply of all types of utility services and road network

needs widening in view of the future anticipated densification.

◘ Absence of local administration makes delivery of essential services difficult.

Opportunities

The UAP observed the following opportunities in SPZ: 12

◘ FAP 8A, if realized, will free the area from annual flooding and thereby augment the supply

of flood free land for urban development.

◘ The Structure Plan and Urban Area Plan/DITS proposed east-west roads and north-south

roads will provide access facilities in the area.

◘ Proximity of Gulshan-Baridhara makes some areas of the zone-preferred areas of

development.

◘ As the area is within easy reach of several commercial centres low and middle income

people will find it suitable for living.

◘ A very large part of the zone is free from development; as such development of this area

can be steered in a planned manner.

◘ Private developers are developing a substantial portion of the zone which if coordinated and

managed will initiate planned development in the zone.

Actions Committed/Required The following actions were recommended by the UAP for this SPZ:

◘ In order to realize FAP 8A proposals, areas of retention pond and east-west polders should

be reserved.



◘ Detailed area plans should be prepared for the whole zone and make assessment of utility

requirements and thereby provide adequate infrastructure for delivery of those services.

◘ Further analysis of fault line and geological condition should be made to ensure proper

development. ◘ The development plans of Eastern Housing, a private developer, need to be reviewed with

urgency to have it adhere to the water management requirements. SPZ 13 (1): Area Description A small portion of the location-10 area has fallen under SPZ 13 (1). The SPZ named as

Cantonment was within cantonment security zone. Now the Location-10 part of SPZ 13 (1) is

outside the jurisdiction of Cantonment area. So UAP problems and opportunities were based

upon this. Following action committed/required matches with the current status of the area:

Table- 3.2: Population and Density of SPZ 13, 1991-2006

Year Population Density (ppa) Urban Area (acres)

1991 107,000 80

2006 205,000 96

2141

Source: Urban Area Plan, p-70

Action committed/required:

• A detailed area plan should be prepared for the area to realize the Structure Plan proposals

when the military status is lifted.

3.2 Planning Principles and Standards

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

Environment friendly sustainable development of the area. City function to develop as per major land use zones. Effective drainage through minimum hindrance to Flood Flow and Sub-Flood Flow

zones. Safe residential areas at proximity to place of work or major communication routes. Smooth and effective functioning of industries, specially export oriented industries. Safe yet faster connectivity. Develop to serve the surrounding hinterlands.

3.2.2 Planning Standards The DMDP the Urban Area Plan (UAP) report in its Section 1.2.8 (Page 12) recommended some

planning standards and principles. These standards and principles have been recommended in

conjunction with planning rules. The planning standards however, address only the community

services, while the principles and rules cover wide areas of issues. In defining planning standard

the UAP report states,” Planning standards define the target levels of publicly funded community

provision needed for achieving minimum public health, education, safety, leisure and cultural



levels, plus a few other essential urban services.” Before preparing the standards the DMDP

experts considered the following issues:

- national goals, targets and practice;

- cultural practice;

- climatic conditions;

- resources likely to be available;

- competing demands for use of, and cost of land;

- flexibility to allow incremental improvement;

- simplicity of application and use.

For preparation of standards and principles the DMDP reviewed such reports as 1983 UDD

Upazila Plan and Lands Study 1993. The experts, however, framed standards only for those

services that are usually provided by the public sector. The services offered by the private sector

in response to market forces have not been included in their recommendations. However, the

studies on standards do not follow recommendations in all cases.

Standards and Design Principle for Community Services The following are the recommendations of the UAP about community services:

Table-3.3: Standards for Provisions of Community Services

Type of Service Number of Area

Inhabitants served Per Unit

Surface Area Needed per Unit

Remark

Primary School 15000 1 acre

• ‘ideal’ standard is 1 per 7000; present situation is 1 per 220000.

• 16% primary schools are government schools;

• the 1 acre surface includes playgrounds;

• can also be double shift / dual use.

Secondary Schools 23000 2 acres • the surface area includes playgrounds.

Colleges - - • Threshold number of students

and area of land to be defined case by case

Playgrounds

Double usage of primary and secondary school yards.

- -

Parks 25000 4 acres • Larger parks may serve larger number of inhabitants.

Graveyards Ward basis Minimum 5 acres -

Neighbourhood centers Ward basis 0.30 acre -

Health post

Ward basis - -

Welfare centre Ward basis - • Also included in community center



Type of Service Number of Area

Inhabitants served Per Unit

Surface Area Needed per Unit

Remark

Hospital - - • To be determined in a case by case basis

Markets Ward basis -

Police/Fire Station - - • To be determined in a case by case basis.

Source: DMDP Urban Area Plan, 1995. Standard for Building Construction For building construction in usual practice following rules will be applicable:

Dhaka Mega City Building Construction Rules, 2008

Government formulated a new set of building construction rules in 2008. Following are the key

features of the rules.

Table-3.4: Recommended New Setback for 33 m or up to 10 Storied Building

Plot size in sq meter Minimum set back (rear) in meter

Minimum set back (Side) in meter

Up to 200 1.0 1.0

201-275 1.5 1.0

276-1300 2.0 1.25

1301 and above 2.0 1.5 Source: Building Construction Rules, 2006

Whatever the plot size if the height of the building is more than 33 meter or 10 storied the

minimum set back for both rear and side will be 3 meters.

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. Keeping that vision in mind, they developed an optimum standard for the amenities

and community facilities that the city dwellers deserve (Table No. 3.5).



Table - 3.5: Facility Standard at Neighbourhood Level Quantity Area

Min. Max. Minimum for Unit Facility

Sub Class Total

Class Total Sl. Name of the Facility

(No.) (No.) (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 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



Quantity Area

Min. Max. Minimum for Unit Facility

Sub Class Total

Class Total Sl. Name of the Facility

(No.) (No.) (Acre) 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

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 Neighborhood 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) 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.]. It may vary depending on the population density of the planning area. Gross density : 225 to 250 persons per acre. Standards for Road The minimum road standards proposed in Structure plan are as follows:

Main Road 24.0 m (78 ft.) ROW

Arterial Road 14.5 m (47.5 ft.) ROW

Collector Road 13.0 m (42.6 ft.) ROW

Access Road 9.0 m (29.5 ft.) ROW

Access Road 6.0 m (19.7 ft.) ROW

Non Motorized Road 4.0 m (13.0 ft.) ROW

Footpath 2.5 m (8.2 ft.) ROW

Considering Structure Plan and other standards DAP consultants proposes the following road

standards for Detailed Area Plan areas:

Table - 3.6: Proposed Road Standard for DAP Area

SL No. Road Category Type ROW (Meter) ROW (Ft)

1 Primary Road Type-1 51.82 170



4 Secondary Road Type-1 24.39 80




SL No. Road Category Type ROW (Meter) ROW (Ft)


7 Tertiary Road Type-1 9.14 30

8 Access Road Type-1 7.31 24

9 Access Road Type-2 6.09 20

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 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 adopted for current planning

exercise are as follows:

3.3.1 Drainage

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 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.

3.3.2 Residential Development

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

of community facilities. Avoid through traffic and heavy vehicles within the neighborhoods. Provision of adequate footpaths should be ensured for ease movement of residents. Ensure community facilities and services of appropriate scale at neighborhood level.

3.3.3 Industrial Development

Ensure provision of central effluent treatment plant in case of industrial clusters. Ensure own treatment plant in case of individual facilities. Prohibit high hazard industries within the area. Heavy and Noxious types of industries would be shifted in designated industrial zone; Heavy and polluting industries of category Orange-B and Red-B which are located in

structure plan designated urban zone, would be shifted and its use would be shown as non-conforming.



3.3.4 Mixed Use Development Relocate Noxious and heavy industries [red category as per DoE] to Heavy Industrial

Zone within as soon as practicable. Allow the red industries to maintain their status under strict abiding conditions until

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

such mixed zones. Provide sufficient quantity of wide and safe footpaths to use. Provide zebra crossing for road crossings instead of over bridge to ease the lives of major

portion of low income workers likely to traverse on foot to reach their likely abode in the busy town.

Ensure adequate utility services to ensure uninterrupted production. 3.3.5 Transport and Connectivity

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

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

being at grade and other two above grades.

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-agricultural use. Promote traditional waterways 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 DAP. Make Provision for open spaces and water body at the neighborhood level. Strictly protect the river fronts and open it to city dwellers for serene passive recreation. Make city scale open space with easy accessibility especially for people of densely

populated areas with meager scope for open space. 3.3.9 Amenities and Community Facilities

Consider neighborhood concept of residential development for estimating community facilities and amenities requirement.

Prohibit construction of religious structure unless built on its own land. Relocate unauthorized religious structures from road right of way to safe guard greater

interest of the people specially the city dwellers. Evacuate unauthorized structures and uses from road right of way to safe guard greater

interest of the people specially the city dwellers. Close/relocate existing schools with highly inadequate class rooms, play field and

essential facilities and gradually replace with standard one, one per 12000 populations per acre [approx. 50 acres].



3.3.10 Water Supply • Private extraction by tube wells may continue in non-municipal areas where there is no

piped water supply.

• In the long run, to make the supply sustainable projects may be undertaken to procure

river water and supply after treatment.

• Restriction on private extraction may strictly be imposed in municipal areas.

• Recycling of treated wastewater with separate lines for potable water and recycled water.

For this, dual pipe supply system has to be introduced in a phased manner in all the

areas.

• Ground water recharging through rain water harvesting, conserving water bodies and

controlling groundwater extraction. Groundwater extraction is to be controlled through

registering boreholes and recharging according to test yields. Ground water management

is to be enforced by concerned agency.

• Focused planning and action will be required to be taken to prepare and implement rain

water as roof water harvesting schemes both with the aim of optimizing water use and

ground water recharge. For this suitable mandatory provision is to be made for planning

and construction of various schemes.

• The planning should fit together watershed management, and arrest the run-off. It should

ensure the conservation of natural valleys, water bodies and aquifers. The concepts of

‘zero run-off drainage’, with retention ponds, sediments traps and balancing lakes should

be adopted, with a segregated wastewater disposal system. A green network overlapping

the blue network would protect the ecology of aquifers, and also provide a pleasant

environment. Simple methods of site planning, which incorporate porous/semi permeable

paving, drop inlet/down pipe, sediment trap, retention ponds, etc. will contribute in

maintaining ground water table.

• One of the prime objectives of development should be to improve the quality of river-

water, to secure its continuous flow and to encourage the return of aquatic life. This

needs improvement of drainage, waste water treatment and pollution abatement by

sewerage improvement. The surplus water during the monsoons should be retained in

balancing ponds along the riverbed rather than allowing it to the downstream areas.

• Where the hazard of pollution exists, the minimum charge for operating permits should

cover the expenses of adequate policing and controls. Mandatory performance bonds

and liability insurance should pay for all damages plus any corrective measures, which

might be needed. As a governing rule, no new development, manufacturing, process or

operation of any polluting activity should be permitted, which may result in the significant

degradation of any water resource.

• The drains and waterfront can be landscaped in the form of interconnected parkways.

There is no need for elaborate gardening of the greenways, but wild, simple and natural

stretch by itself would be ecologically important. Such trails could be one of the cheapest

forms of drainage and recreation.



• Water supply in new areas should incorporate separate lines – one for washing, water

coolers and garden taps, the second for supplying potable water. All non-residential

buildings having a discharge of over 10,000 litres a day should incorporate a wastewater

recycling.

3.3.11 Electricity

• For all establishments with floor area of more than 500 sqm, solar energy should be encouraged.

• Compulsory Solar Panels for public advertising, lighting in open areas, public utilities, streets, etc.

• As alternate mandatory arrangement during power cuts to replace generators/inverters etc.

• Adoption of Load Management Technique. • Tariff restructuring and improved metering arrangement to minimize power thefts/losses. • Private Sector Participation in different stages of Power generation, transmission and

Distribution; • Incentivising energy savings and use of energy efficient gadgets. • Public awareness, capacity building and training.

3.3.12 Gas Supply

Explore possibility of use of gas in cylinder for domestic purposes 3.3.13 Conservation of Monument and Heritage Built heritage of planning area needs to be protected, nourished and nurtured by all citizens and

passed on to the coming generations. It is suggested that with the aim of framing policies and

strategies for conservation, appropriate action plans may be prepared by all the agencies. These

should include promotion of conservation of the civic and urban heritage, architecturally significant

historical landmarks, living monuments, memorials and historical gardens, riverfront, city wall,

gates, bridges, vistas, public places, edicts and the ridge. Listing of Heritage Buildings based on

the following criteria:

(a) The age of the building;

(b) Its special value for architectural or cultural reasons or historical periods

(c) Its relevance to history

(d) Its association with a well-known character or event

(e) Its value as part of a group of buildings

(f) The uniqueness of the building or any object or structures fixed to the building or

forming part of the land and comprised within the cartilage of the building.

• Prepare guidelines for development, redevelopment, additions alterations, repairs,

Renovations and reuse of the heritage buildings.

• These places of interest must be marked in the map for preservation by the Department

of Archaeology, Tourist Corporation and RAJUK for national interest.

3.3.14 Environmental Management Grouping of Hazardous Industries Establishment of Common Effluent Treatment Plant Adoption of Neighborhood Concepts for New Residential Development Waste Water Treatment Plant



3.3.15 Supporting the Surrounding Hinterland Easy accessibility from the surrounding hinterlands especially to the 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 Among the vital infrastructure supports required for the smooth functioning of urban life, the

foremost is the accessibility. The physical interpretation of this requirement is an effective road

network having a range of roads with proper hierarchy starting with major traffic arteries,

connectors, distributors and finally down to access roads. Almost always these road networks

physically house other vital utilities of urban life – electricity, tap water, gas, sewerage disposal,

storm water drainage and so forth so that the households and their facilities can be brought under

their services. This calls for careful planning of the road sections off-setting the perennial cutting

of urban roads causing tremendous misery which every citizen is aware of.

In the current section the consultant sets down the approach to providing major infrastructure and

services in the project area in the light of policies expressed in the DMDP and other relevant

documents. Apart from review of the Structure Plan and Urban Area Plan the plan also considers

Strategic Transport Plan (STP) Project proposals and makes evaluation of the existing conditions

about infrastructure and services in the project area.

3.4.1 Transport Following is the description of proposed road network for Location-10. Three primary roads of

varying widths and two secondary roads of varying widths have bee proposed as shown in Table-3.7.



Table-3.7: Road Proposals for Location-10

In total seven roads development proposals have been given. Of them, three new primary roads,

Type-1 and Type-2 have been proposed. The 100.00 ft.wide 7.35 km east-west primary road

from Bhatara to Baro Kathaldia will be an extension of a major Bashundhara Housing Estate

Road that will be linked with eastern embankment-cum-road. Another 64 ft. primary road will

emanate from Gulshan-1to Badda Link Road and run eastward and will join Eastern Bypass. This

will be a one km road. Another east-west primary road will be an extension of existing road

passing on the northern periphery of RAJUK Housing project in Badda will move eastward and

join Eastern Bypass. The length this road is 5.30 km long. An 80 ft. wide and 11.60 km north-

south secondary road type-1 from Aftabnagar,Badda will run northward crossing Badda,

Sutibhola, Bhatara and Joarshahara will join Kuril-Purbachal 300 ft. wide road. North-south 130

ft, road from from Badda will move through Satarkul, Bara Khathaldia, Joar Sahara and will join

M6/C of DMDP. A north-south secondary road from Badda through Satarkul, Bara Khathaldia,

Joar Sahara will join M6/C of DMDP. Besides, it is proposed to straighten and widen the widely

used existing Badda- Satarkul road. It is proposed to widen by 64. ft. Details of road proposals

have been shown in Map-3.1.

Project Description Site Location Including SPZ

Length Implementing Agency

Madani Avenue Construction of Primary Road, (Type-1, width 100 ft)

Through Satarkul 5.9 km RHD

Construction of Secondary Road (Type-3, width 64 ft)

Through Satarkul to Eastern Bypass 4 km RAJUK

Construction of Primary Road (Type-3 width 100 ft)

From Badda to Eastern Bypass through Aftab Nagar Project, SPZ 12

5.30 km RHD

Construction of Secondary Road (Type-4 width 40 ft) From Badda to Eastern Bypass 4.1 km RAJUK

Construction of Secondary Road (Type-1 width 64 ft)

From Joar shahara through Bashundhara city up to Primary road M/4A

3.359 km RAJUK

Badda Road, Construction of Secondary Road (Type-4, width 50 ft)

From Badda to Eastern Bypass 4.2 km

Widening of Existing narrow Road to 64 ft. Secondary Road

7. Existing Badda-Beraid Road passing through Satarkul. - RAJUK

North South Road Network

M4A, width 130 ft Structure Plan/STP Road

From Nandipur, Satarkul, to Barakathaldia

Eastern Bypass Structure Plan/STP Road

Narayanganj lik Road to Tongi Embankment through Satarkul

and Barakathaldia



Map-3.1: Road Proposals



3.4.2 Utility Services Sewerage and Drainage For storm water drainage and household wastewater drainage Dhaka WASA needs to extend its

services to the project area through extension project. It is expected that on site septic tank

system will continue for sewage disposal, but DWASA should initiate project to integrate the

larges areas of the city into its existing sewerage system, that covers only about 20% of the city

area.

Though the watercourses in the project area are the paths of discharging flooding water

accumulated in the core areas of the city, the natural water courses are important resources and

therefore, must be protected them from destruction. Land grabbers in many areas fill Khals

indicated in CS mouza map. Attempts must be taken to re-excavate those khals by them. Map-3.2 indicates the proposed natural drainage that need preservation and also shows the typical

design for creation of buffer along natural drains for their preservation.

3.5 Amenity and Urban Facility Proposals Urban Community/Social Services Urban community services in the project area are expected to provide by the service giving

agencies engaged in Dhaka city. The services like, water will be task of Dhaka WASA, and power

will be provided by the DESCO, Gas by TITAS Gas Co. There are several private sector

telephone companies (including mobile) to provide telephone services including the new

reorganized public sector telephone company, the Bangladesh Telephone Company Ltd. The

public sector service agencies will promote services in the new areas through extension projects.

Please see Map-3.3. Parks and Playground Recreation and open space facilities are essential parts of busy urban life. Recreation facilities

can broadly be divided into active and passive recreation. Active recreation includes play field,

sports ground, cultural activities, while passive recreations are, park and open space, garden, etc.

The rise in disposable income increases demand for leisure and so as the supply by the private

sector to satisfy the demand. Structure Plan apprehended that by the year 2016 such a trend

would unlikely to occur and the role of government, in providing recreation facilities, would be

transferred to the private sector. Keeping this idea in view, Structure Plan advocated the following

policies about recreation and open space. The Plan asked for identifying and securing suitable

land in the new priority development areas as recreational space. Its suggested policy is to secure

large tract of land as open space long before urbanization take place and land prices escalate.

This suggestion was mainly for possible unused areas within the main city where number of

retention ponds was to be created. Beyond the urban area the plan recommended to encourage

establishing picnic spots at accessible rural locations.



Map-3.2 Proposed Natural Drainage



Map-3.3. Social Services



Open Space Table-3.8 shows the open space provided in the new urban areas of Location-10. About 135.46

acres in total have been provided for parks and playground as open space in the planning area.

The plan reserves space for 6 playgrounds with an area of 46.70 acres. Three parks and one

Metropolitan park have been provided in a total area of 83.66 acres.

Table- 3.8: Proposal for Open Space in Location-10 Area

Type Location Area (acre) Playground Badda 3.99 Playground Bhatara 6.78 Playground Badda 2.04 Playground Bara Kathadia 25.85 Playground Badda 3.68 Playground Badda 3.70 Park Badda 5.77 Metro Park Satarkul 52.36 Park Satarkul 23.49 Park Badda 3.62 Park Bhatara 4.18 Total : 135.46 (56.15 ha)

Civic Centre As a new urban area there will be need for many community services. These facilities should be

provided in a systematic manner to serve the spontaneous areas. An area of about 15.50 acre of

land has been reserved as a civic center in Badda mouza where space can be allotted for local

community services. The services that may be provided will include, space for bazaar, fire station,

post office and bank, community centre, police outpost, water pump house, etc. 3.6 Description of the Plan The Structure Plan suggested promotion of urbanization in the entire eastern fringe between

Progoti Sarani–Airport Road and the Balu River. This is the only land lying unused (except flood

water retention area) that can accommodate future Dhaka spatial growth. The western part of the

planning area is under fast urbanization as it has good access to the city centre through arterial

road like Progoti Sarani and Airport Road. But the opportunities for development are block in the

eastern part for lack of infrastructure. In view of the present scenario the consultant feels that a

pragmatic land use proposal should be framed to augment urbanization in this part of the city.

The principles adopted for land use zoning are,

- the areas adjacent to the Pragoti Sarani and Airport Road should be priorities for

development and the rest left out for future development ;

- A strip of land next to arterial road marked as mixed use zone.

All inside should be determined as residential use with patches of open space in proposed new

urban areas.

Table- 3.9 and Map-3.4 shows the proposed land use zoning of Loacation-10 area.



Table- 3.9: Proposed Land Use Zoning of Location Area

S.L No Land Use Category Area in Acres

Area in Hectares %

1 Urban Residential Zone 5425.83 2195.76 73.51 2 Water Retention Area 685.31 277.34 9.29 3 Proposed Road Network 597.23 241.69 8.09 4 Existing Road 230.86 93.43 3.13 5 Open Space 163.38 66.12 2.21 6 Mixed Use (Residential-Commercial) 122.49 49.57 1.66 7 Overlay Zone 58.31 23.60 0.79 8 Waterbody 41.85 16.94 0.57 9 Commercial Zone (Business) 30.72 12.43 0.42 10 Institutional Zone 24.79 10.03 0.34 11 Total 7380.75 2986.89 100.00

Urban Residential Zone The DMDP Structure Plan has designated Location-10 area as new area for expansion of urban

development. There exists a rapid trend of urbanization. A proper strategy is required for a

planned urban development, which is already discussed in this chapter. Areas of about 5525.83

arces of land have been earmarked as residential area which is about 73.71% of the total

planning area (Table-3.9). This includes existing urban residential areas as well as potential

residential areas to accommodate future urban population of the planning area.

Water Retention Area HalCrow studied khal network and other depression point area has been considered as water

retention area to ease the drainage network in the planning area. About 685.31 acres of land has

been designated for water retention area which is about 9.29% of the total project area.

Open Space About 163.38 acres of land have been provided as open space, which is 2.21% in the planning

area. About 0.163 acres of land per 1000 populations has been designated as open space in the

planning area. The plan reserves space for 6 playgrounds with an area of 46.70 acres. Three

parks have been provided in a total area of 35.30 acres, one Metropolitan park of 52.36 acres of

land has been reserved in Satarkul mouza and an area of 32.86 acres of land has been

earmarked for water based recreational project in Bhatara mouza.

Road and Transportation Facilities

Estimates show about 828.09 acres of land under the existing and proposed road and relevant

infrastructure facilities. This constitutes about 11.22% of the planning area. About 597.23 acres of

additional land have been proposed for road development in the planning area. Details have been

presented in the Table-3.9.



Overlay Zone Overlay zone refers to the small areas of services and facilities and special establishment within

the dominant land use to support that particular land use. Overlay Zone includes Special Use

Areas, Community/Utility Service, and power substation, Forest Area, Service Activity, Historic

and Heritage site and Graveyard etc. about 15.50 acres of land have been reserved for civic

center in the planning area. The total land earmarked as overlay zone stands at 58.31 acres

which is about 0.79% of the study area. Commercial Zone (Business) Existing commercial areas and areas potential for future commercial development have been

placed under commercial use. Mainly bazar, shopping agglomerations and areas suitable for

commercial development have been placed under this category. Total area earmarked for future

commercial use stands at 30.72 acres or 0.42% of the study area. Commercial areas have been

delineated on major roads.

Mixed Use Area

The proposed mixed use areas have been classified into one category of Residential plus

Commercial. The total land proposed combining this category of mixed use zones account for

about 122.49 acres of land which is about 1.66% of the planning area.

Institutional Zone

Under the broad category of institutional zone uses such as, administration, education and

research, health, etc. have been included. Land belonging to educational use includes all

categories of educational institutions, training institutions, and embassy. The category also

includes the proposed educational institutions. Total land under this land use is 58.31 acres which

is about 0.57 % of the study area that include existing and proposed education and health areas.



Map-3.4: Proposed Land Use Zoning



Housing Area Development For housing area development in the existing built up area there is still scope for organized

development in vacant lands. In already developed areas, development must be carefully

controlled. Proposals are made for new areas that are yet to be developed. Following policies

area proposed for housing development in the new areas.

• For housing development RAJUK should adopt a policy of facilitator and not a provider. It

should not go for acquisition of any land in the project area for the purpose of providing

housing serviced plots.

• It should adopt a policy of ILD based housing area development, where RAJUK shall

provide physical infrastructure, like, road, play field, space for education and community

facilities, bazaar and the land owners shall develop their own housing taking opportunity of

the infrastructure.

• It should develop necessary mechanism to cost of infrastructure development from the

beneficiaries.

• It can also promote private real estate developers by providing road facilities and the cost of

such development can be realized from them.

• RAJUK can go for participatory housing area development, such as land Readjustment,

Guided land Development involving land owners. Execution of such project would, however,

require additional set up with appropriate manpower. Such kind of projects would ensure

organized housing area development with no cost involvement of RAJUK.

• Public sector housing development should be exclusively for low and middle income

groups.

However, before adopting as a policy for land development based on above techniques, RAJUK

should go for a few pilot projects.

3.7 Integrated Planning Map Integrated Planning Map, all the development proposals have been shown in this map. This

planning map gives a picture of the integrated plan with various development proposals of the

project area. The proposals include urban residential areas, mixed use and industrial zone, water

retention area and various social services. Integrated plan map is presented in Annex-3.1.



Chapter- 4 PLAN IMPLEMENTATION

4.0 Introduction Chapter-4 of the planning report contains phasing and priorities of development proposals to be

implemented. It also covers the development control procedures to be followed for approval of

various structures establishment and land uses. The deliberations have also been made on, land

reservation for infrastructure development, restriction on land use clearance and environmental

impacts of the DAP.

4.1 Implementation Strategy People have right to know about the plan which has direct bearing on their living and property.

The plan implementation 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,

people records land at considerably low price than actual. This makes people financially looser

when is acquired for development. 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. Plan Implementation through Active Community Participation

Technique is the answer to offset these obstacles on the way to plan implementation.

4.2 Land Management 4.2.1 Land Management Techniques Effective land management is one of the most important tools for the implementation of spatial

plans. For existing urban areas of middle to high densities, the most effective approaches are

urban rehabilitation/upgrading and land sharing, either or not involving community based

development techniques for which proper institutional and financial mechanisms have to be

established. On the contrary, for existing urban areas with relatively low densities, government

agencies may also acquire land, for construction of infrastructure and provision of urban service,

but also for the implementation of site and service schemes that offer low cost plots to low income

households. Mechanism for institutional and financial support for disadvantaged group would be

established like cross subsidy etc. For potential urban areas land development techniques like,

land pooling, land readjustment, land sharing, site and service may be applied. Public sector is

suggested to play the role of facilitator and promote private development.

4.3 Areas for Action Area Plan There is no recommendation of action area plan for the Location-10 area.


4.4 Public Sector Action Program There is no ongoing public sector action program in Location-10 area.

4.5 Area Development Priorities and Phasing The activity trend in the study area does not show any uniformity of development. The emphasis

of development is more at places that have grater opportunities of basic services, mainly, road.

To expedite economic activities it is better to encourage development in already developed areas.

Economies of scale that helps lower cost of production and increases profit margin of investors.

Concentration of economic activities invites investment in residences and other supporting

establishments. The consultant, therefore, suggests promotion of development in selected areas

at the early stages. The development in other areas will spontaneously follow as the infrastructure

development proceeds. Multi-sectoral invested program has been presented in Annex-4.1 while

Annex-4.2 gives a list of mouzas/ areas according to phasing of development. The mouzas that

have road and other basic services or the mouza where extensive development has already been

taken place or likely to occur very soon have been placed in the first phase that is the Short Term

Phase, 2010-2012. Comparatively inner mouzas from the main road have been placed in the

Second Phase that is Medium Term, 2012-2015, while the most remote mouzas have been

placed in the long term phase that is likely to be developed beyond 2015.

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, DMDP The development proposals under Detailed Area Plan for Locatio-10 area should have been implemented by 2015 being the plan period. But there are not proposals which may neither be possible to implement within this period nor does it require so. But in order to secure right of way many proposals (especially for a number of 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 Fixation of Priorities

In order to meet needs of time the projects identified are needed to phase out. Among which

some were made first priority and some were second priority. This time based priorities will be


implemented based on phasing of DAP project. A list of phased out projects is provided in Table-4.2.

Table- 4.2: Phasing of Development Proposals in Project- Location-10 Area

Phase Sector Project Description

Site Location Including SPZ

Area of Land Required in

Acre (Length in Km)

Implementing Agency

(Land Acquisition,

Compensation & Development)

Transport M/5: Primary Road Type-3 (100 ft)

Starting from Bhatara Mouza to Bara Khathaldia Mouza

34.5

(4.57 Km) RHD

Transport


From Gulshan-1 to Eastern Bypass

4.49

(3.92 Km) RAJUK

2010-2012

Transport

Construction of Secondary Road (Type-1 Width 80 ft)

From Pragati Sarani at Joar Shahara mouza through Bashundhara connecting M/6B to M/4A at Kathaldia Mouza

(2.91 Km) RHD

Transport

M/3: Construction of Primary Road (Type-3 width 100 ft)

From Badda to Eastern Bypass through Aftab Nagar Project

24.6

(3.25 Km) RHD

Transport

M/6B: Construction of Secondary Road (Type-1 width 80 ft)

From Badda Mouza throght Sutibhola, Joar Sahara, Bashundhara to Purbachal Connecting Road

43.15

(7.37 Km) RAJUK/RHD 2012-15

Transport

M/4A: Construction of Primary Road

(Type-2 width 130 ft)

From Badda through Satarkul, Bara Khathaldia, Joar Sahara connecting M/7 of DMDP

99.93

(7.7 Km) RHD

Transport


From Joar shahara through Bashundhara city up to Primary road M/4A

17.65

(2.91 Km) RAJUK

Urban Social Services

Land acquisition for Playground Badda Mouza 2.84 acre RAJUK 2010-12


Land acquisition for Playground Bhatara Mouza 1.89 acre RAJUK


Phase Sector Project Description

Site Location Including SPZ

Area of Land Required in

Acre (Length in Km)

Implementing Agency

(Land Acquisition,

Compensation & Development)


Land Acquisition for Park Badda Mouza 1.17 acre RAJUK


Land Acquisition for Park in

Bhatara Mouza Bhatara Mouza 9.38 acre RAJUK


Land Acquisition for Park Badda Mouza 24.81 acre RAJUK

Housing

Development of Low Income

Housing in Bara Kathaldia mouza

Bara Kathaldia mouza in SPZ 12 6.23 acre NHA

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 of land 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 be 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 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 Zone 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. a. Urban Residential Landuse Urban Residential Zones are intended primarily for housing development but may also include a range of other uses particularly those that have the potential to foster the development of new residential communities such as schools, small shops, doctor’s chambers, open space like playing fields and so on. Limited Commercial facilities within this zone shall be planned and developed as an integral retail or business unit which, comply with the planned mixed-use concept of the Urban Area Plan. Purpose The prime objective of this zone is to provide the space for living as well as to meet the daily needs of the residents. Landuse Permitted The following uses in the tables are proposed to be applicable for this zone only.


Table No. 4.3: Landuse Permitted Permitted Artisan's Shop Assisted Living or Elderly Home Confectionery Shop Barber Shop Child Daycare \ Preschool Cleaning \ Laundry Shop Communication Service Facilities Communication Tower Within Permitted Height Condominium or Apartment Cottage Cyber Café Daycare Center (Commercial or Nonprofit) Drug Store or Pharmacy Employee Housing (Guards \ Drivers) \ Ancillary Use General Store Grocery Store High School Household Appliance and Furniture Repair Service (No Outside Storage) Housing For Seasonal Firm Labor Landscape and Horticultural Services Mosque, Place Of Worship Newspaper Stand Nursery School Orphanage Eidgah Photocopying and Duplicating Services (No Outside Storage) Pipelines and Utility Lines Playing Field Primary School Private Garages (Ancillary Use) Project Identification Signs Property Management Signs Public Transport Facility

Satellite Dish Antenna Shelter (Passers By) Shoe Repair or Shoeshine Shop (Small) CBO Office Special Dwelling Temporary Tent Temporary Pandle for Permitted Function Newspaper Stand Specialized School: Dance, Art, Music, Physically Challenged & Others Transmission Lines Urban-Nature Reserve Utility Lines Woodlot Children’s Park (Must Have Parking) ATM Booth Water Pump \ Reservoir Monument (Neighborhood Scale) Bill Payment Booth Boarding and Rooming House Dormitory Memorial Structure (Ancillary) Neighborhood Center* (Where Neighborhood Center exists) Permitted Community Center Doctor \ Dentist Chamber Cultural Exhibits and Libraries Fast Food Establishment \ Food Kiosk Flowers, Nursery Stock and Florist Supplies Fitness Centre Gaming Clubs Departmental Stores Retail Shops \ Facilities

*Permission of Neighborhood Center Facilities in absence of formal neighborhood should be subject to Landuse Permit Committee

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. 4.4: Landuse Conditionally Permitted Conditional Addiction Treatment Center Amusement and Recreation (Indoors) Funeral Services Art Gallery, Art Studio \ Workshop Automobile Driving Academy Beauty and Body Service Billiard Parlor \ Pool Hall Book or Stationery Store or Newsstand Building Maintenance \ Cleaning Services, No Outside Storage Bus Passenger Shelter Graveyard \ Cemetery Coffee Shop \ Tea Stall Correctional Institution Courier Service Crematorium Plantation (Except Narcotic Plant) Furniture & Variety Stores Emergency Shelter Energy Installation Garages Garden Center or Retail Nursery Fire Brigade Station Police Station

Temporary Rescue Shed Guest House Slaughter House Static Transformer Stations Tourist Home or Resort Market (Bazar) Optical Goods Sales Outdoor Café Outdoor Fruit and Vegetable Markets Community Hall Neighborhood Co-Operative Office Overhead Water Storage Tanks Row House Paints and Varnishes Store Parking Lot Patio Homes Photofinishing Laboratory Post Office Postal Facilities Sports and Recreation Club Tennis Club Flood Management Structure Telephone Sub Station Electrical Sub Station

Source: Compiled by the Consultants Restricted Uses All uses except permitted and conditionally permitted uses are restricted in this zone. b. Commercial Zone (Business) Commercial areas generally contain one or more of a wide variety of uses that includes business uses, offices, hotel, public houses, and limited forms of retailing. Landuse Permitted Commercial office zone is mainly intended for supporting the official works. There are several functions that are permitted in this zone. Table No. 4.5: Landuse Permitted Permitted Accounting, Auditing or Bookkeeping Services Billboards, Advertisements & Advertising Structure Agri-Business

Agricultural Sales and Services Ambulance Service Antique Shop Appliance Store Auction Market Auditorium, Coliseum, Meeting Halls, and


Conference Facilities, Convention Auto Leasing or Rental Office Auto Paint Shop Auto Parts and Accessory Sales (Indoors) Auto Repair Shop (With Garage) Automobile Wash Automobile Sales Confectionery Shop Bakery or Confectionery Retail Bank & Financial Institution Bar (Licensed) Barber Shop Beauty and Body Service Bicycle Shop Billiard Parlor \ Pool Hall Book or Stationery Store or Newsstand Building Material Sales or Storage (Indoors) Bulk Mail and Packaging Bus Passenger Shelter Cinema Hall Communication Service Facilities Communication Tower Within Permitted Height Computer Maintenance and Repair Computer Sales & Services Conference Center Construction Company Courier Service Cyber Café Daycare Center (Commercial or Nonprofit) Department Stores, Furniture & Variety Stores Doctor \ Dentist Chamber Drug Store or Pharmacy Electrical and Electronic Equipment and Instruments Sales Fast Food Establishment \ Food Kiosk Freight Handling, Storage & Distribution Freight Transport Facility Freight Yard General Store Grocery Store Guest House Hotel or Motel Inter-City Bus Terminal Jewelry and Silverware Sales Junk \ Salvage Yard Super Store

Market (Bazar) Mosque, Place Of Worship Motorcycle Sales Outlet Multi-Storey Car Park Newspaper Stand Outdoor Fruit and Vegetable Markets Outdoor Recreation, Commercial Parking Lot (Commercial) Pet Store Photocopying and Duplicating Services Photofinishing Laboratory & Studio Pipelines and Utility Lines Post Office Preserved Fruits and Vegetables Facility \ Cold Storage Printing, Publishing and Distributing Project Identification Signs Property Management Signs Public Transport Facility Refrigerator or Large Appliance Repair Resort Restaurant Retail Shops \ Facilities Salvage Processing Salvage Yards Satellite Dish Antenna Sawmill, Chipping and Pallet Mill Shelter (Passers By) Shopping Mall \ Plaza Slaughter House Software Development Sporting Goods and Toys Sales Taxi Stand Telephone Exchanges Television, Radio or Electronics Repair (No Outside Storage) Theater (Indoor) Transmission Lines Utility Lines Vehicle Sales & Service, Leasing or Rental Veterinarian Clinics, Animal Hospitals, Kennels and Boarding Facilities Warehousing Wood Products Woodlot ATM Booth Water Pump \ Reservoir Agro-Based Industry (Rice Mill, Saw Mill,


Cold Storage) Social Forestry Source: Compiled by the Consultants Landuse Conditionally Permitted Some functions are permitted with some condition in this zone. Table No. 4.6: Landuse Conditionally Permitted Conditional Amusement and Recreation (Indoors) Bicycle Assembly, Parts and Accessories Broadcast Studio \ Recording Studio (No Audience) Coffee Shop \ Tea Stall Concert Hall, Stage Shows Construction, Survey, Soil Testing Firms Trade Shows Craft Workshop Plantation (Except Narcotic Plant) Energy Installation Firm Equipment Sales & Service Agricultural Chemicals, Pesticides or Fertilizers Shop Fitness Centre Flowers, Nursery Stock and Florist Supplies Forest Products Sales Fuel and Ice Dealers Garages Garden Center or Retail Nursery Police Box \ Barrack

Fire \ Rescue Station Grain & Feed Mills Household Appliance and Furniture Repair Service Incineration Facility Indoor Amusement Centers, Game Arcades Indoor Theatre Lithographic or Print Shop Motor Vehicle Fuelling Station \ Gas Station Musical Instrument Sales or Repair Optical Goods Sales Painting and Wallpaper Sales Paints and Varnishes Parking Lot Patio Homes Postal Facilities Poultry Private Garages Professional Office Retail Shops Ancillary To Studio \ WorkshopStone \ Cut Stone Products Sales

Restricted Uses All uses except permitted and conditionally permitted uses. c. Commercial Zone (Office) Commercial zones are designed into two types: office and business predominated. Commercial Office Zone is an office pre-dominated commercial zone that mainly supports the official works. It supports other types of commercial activities, too. Proposals for these areas involve large-scale buildings and require a high degree of accessibility and parking space for car users and delivery vehicles. Landuse Permitted The following uses in the tables are proposed to be applicable for this zone only.


Table No. 4.7: Landuse Permitted Permitted Accounting, Auditing or Bookkeeping Services Billboards, Advertisements & Advertising Structure Ambulance Service Antique Store Art Gallery, Art Studio \ Workshop Auditorium, Meeting Halls, and Conference Facilities, Convention Center Auto Leasing or Rental Office Automobile Wash Automobile Driving Academy Confectionery Shop Bank & Financial Institution Boarding and Rooming House Book or Stationery Store News Stand Bulk Mail and Packaging Bus Passenger Shelter Cinema Hall Communication Service Facilities Communication Tower Within Permitted Height Computer Maintenance and Repair Computer Sales & Services Conference Center Construction Company Construction, Survey, Soil Testing Firms Courier Service Hotel Food Court Chinese Restaurant Catering Service Cyber Café Daycare Center (Commercial or Nonprofit) Department Stores, Furniture & Variety Stores Doctor \ Dentist Chamber Freight Handling, Storage & Distribution Freight Transport Facility General Store

Project Office Government Office Commercial Office, Health Office Indoor Amusement Centers, Game Arcades Hotels Health Office Diagnostic Center Pathological Lab Clinic Dental Laboratory Mosque, Place Of Worship Multi-Storey Car Park Newspaper Stand Parking Lot (Commercial) Photocopying and Duplicating Services Photofinishing Laboratory & Studio Utility Lines Post Office Professional Office Project Identification Signs Property Management Signs Public Transport Facility Real Estate Office Restaurant Retail Shops \ Facilities Satellite Dish Antenna Software Development Firm Taxi Stand Telephone Exchanges Toys and Hobby Goods Processing and Supplies Training Centre Utility Lines Vehicle Sales & Service, Leasing or Rental Veterinarian Hospitals, Kennels and Boarding Facilities Woodlot ATM Booth Water Pump \ Reservoir Sales Office of Industries

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.


Table No. 4.8: Landuse Conditionally Permitted Conditional Amusement and Recreation (Indoors) Beauty and Body Service Broadcast Studio \ Recording Studio (No Audience) Civic Administration Coffee Shop \ Tea Stall Concert Hall, Stage Shows Counseling Services Plantation (Except Narcotic Plant) Dental Clinic \ Lab Diagnostic Center \ Pathological Lab Drug Store or Pharmacy Fast Food Establishment \ Food Kiosk Fitness Centre Garage Flowers, Nursery Stock and Florist Supplies Police Box \ Barrack Fire \ Rescue Station First Aid & Ambulance Service

Super Store Lithographic or Print Shop Optical Goods Sales Workers’ Dormitory Fuelling Station Vulcanizing Services Outdoor Café Painting & Wallpaper Sales Paints and Varnishes Store Parking Lot (Commercial) Patio Homes Postal Facilities Psychiatric Hospital Printing, Publishing and Distributing Retail Shops Ancillary To Studio \ WorkshopRadio \ Television or T&T Station With Transmitter Tower Transmission Lines Theater (Indoor)

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

The purpose and intent of industrial zone is to provide areas in appropriate locations where various light and heavy industrial operations can be conducted without creating hazards to surrounding land uses. Industrial zones have been categorized into two zones like general industrial and heavy industrial zones. Permitted Landuse for General Industrial Zone

The following uses in the tables are proposed to be applicable for this zone only. Table No. 4.9: Landuse Permitted Permitted Confectionery Shop Bank & Financial Institution Bicycle Assembly, Parts and Accessories Blacksmith Bus Passenger Shelter Communication Tower Within Permitted Height Freight Transport Facility Police Box \ Barrack

Fire \ Rescue Station Grocery Store Household Appliance and Furniture Repair Service Machine Sheds Meat and Poultry (Packing & Processing) Mosque, Place Of Worship Newspaper Stand Photocopying and Duplicating Services Pipelines and Utility Lines



Printing, Publishing and Distributing Public Transport Facility Restaurant Retail Shops \ Facilities Salvage Processing Salvage Yards Satellite Dish Antenna Sawmill, Chipping and Pallet Mill Shelter (Passers By) Television, Radio or Electronics Repair (No

Outside Storage) Transmission Lines Truck Stop & Washing or Freight Terminal Utility Lines Wood Products Woodlot ATM Booth Water Pump \ Reservoir Effluent Treatment Plant Social Forestry

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 following appropriate procedure. Table No. 4.10: Landuse Conditionally Permitted Conditional Amusement and Recreation (Indoors) Appliance Store Plantation (Except Narcotic Plant) Cyber Café Daycare Center (Commercial or Nonprofit) Doctor \ Dentist Chamber Electrical and Electronic Equipment and Instruments Sales Employee Housing Energy Installation Fast Food Establishment \ Food Kiosk Garages Grain & Feed Mills Incineration Facility Super Store

Lithographic or Print Shop Motor Vehicle Fuelling Station \ Gas Station Motorcycle Sales Outlet Outdoor Fruit and Vegetable Markets Outside Bulk Storage Overhead Water Storage Tanks Painting and Wallpaper Sales Paints and Varnishes Parking Lot Parking Lot (Commercial) Private Garages Retail Shops Ancillary To Studio \ Workshop Jute Mill

Source: Compiled by the Consultants Restricted Uses All uses except permitted and conditionally permitted uses. List of General industries 1. Green and Orange A Industries: GREEN Category 1. Assembling and manufacturing of TV, Radio, etc. 2. Assembling and manufacturing of clocks and watches. 3. Assembling of telephones.



4. Assembling and manufacturing of toys (plastic made items excluded). 5. Book-binding. 6. Rope and mats (made of cotton, jute and artificial fibers). 7. Photography (movie and x-ray excluded). 8. Production of artificial leather goods. 9. Assembling of motorcycles, bicycles and toy cycles. 10. Assembling of scientific and mathematical instruments (excluding manufacturing). 11. Musical instruments. 12. Sports goods (excluding plastic made items). 13. Tea packing (excluding processing). 14. Re-packing of milk powder (excluding production). 15. Bamboo and cane goods. 16. Artificial flower (excluding plastic made items). 17. Pen and ball-pen. 18. Gold ornaments (excluding production) (shops only). 19. Candle. 20. Medical and surgical instrument (excluding production). 21. Factory for production of cork items (excluding metallic items). 22. Laundry (excluding washing). ORANGE-A Category 1. Dairy Farm, 10 (ten) cattle heads or below in urban areas and 25 cattle heads or below in rural areas. 2. Poultry (up to 250 in urban areas and up to 1000 in rural areas). 3. Grinding/husking of wheat, rice, turmeric, pepper, pulses (up to 20 Horse Power). 4. Weaving and handloom. 5. Production of shoes and leather goods (capital up to 5 hundred thousand Taka). 6. Saw mill/wood sawing. 7. Furniture of wood/iron, aluminum, etc., (capital up to 5 hundred thousand Taka). 8. Printing Press. 9. Plastic & rubber goods (excluding PVC). 10. Restaurant. 11. Cartoon/box manufacturing/printing packaging. 12. Cinema Hall 13. Dry-cleaning. 14. Production of artificial leather goods (capital up to 5 hundred thousand Taka). 15. Sports goods. 16. Production of salt (capital up to 10 hundred thousand Taka). 17. Agricultural machinery and equipment. 18. Industrial machinery and equipment. 19. Production of gold ornaments. 20. Pin, U Pin. 21. Frames of spectacles. 22. Comb. 23. Production of utensils and souvenirs of brass and bronze. 24. Factory for production of biscuit and bread (capital up to 5 hundred thousand Taka). 25. Factory for production of chocolate and lozenge. (capital up to 5 hundred thousand Taka). 26. Manufacturing of wooden water vessels.



2. Modified list of orange B ORANGE-B Category 1. PVC items. 2. Artificial fiber (raw material). 3. Glass factory. 4. Life saving drug (applicable to formulation only). 5. Edible oil. 6. Jute mill. 7. Hotel, multi-storied commercial & apartment building. 8. Casting. 9. Aluminum products. 10. Glue (excluding animal glue). 11. Bricks/tiles. 12. Lime. 13. Plastic products. 14. Processing and bottling of drinking water and carbonated drinks. 15. Galvanizing. 16. Perfumes, cosmetics. 17. Flour (large) 18. Stone grinding, cutting, polishing. 19. Processing fish, meat, and food. 20. Printing and writing ink. 21. Animal feed. 22. Ice-cream. 23. Clinic and pathological lab. 24. Utensils made of clay and china clay/sanitary wares (ceramics). 25. Processing of prawns & shrimps. 26. Water purification plant. 27. Metal utensils/spoons etc. 28. Sodium silicate. 29. Matches. 30. Starch and glucose. 31. Animal feed. 32. Automatic rice mill. 33. Automatic rice mill. 34. Assembling of motor vehicles. 35. Manufacturing of wooden vessel. 36. Photography (activities related to production of films for movie and x-ray). 37. Tea processing. 38. Production of powder milk/condensed milk/dairy. 39. Wood treatment. 40. Soap. 41. Repairing of refrigerators. 42. Repairing of metal vessel. 43. Engineering works (up to 10 hundred thousand Taka capital.) 44. Spinning mill. 45. Electric cable. 46. Cold storage.



47. Tire re-treading. 48. Motor vehicles repairing works (up to 10 hundred thousand Taka capital). 49. Cattle farm: above 10 (ten) numbers in urban area, and above 25 (twenty five) numbers in rural area. 50. Poultry: Number of birds above 250 (two hundred fifty) in urban area and above 1000 (one thousand) in rural area. 51. Grinding/husking wheat, rice, turmeric, chilly, pulses - machine above 20 Horse Power. 52. Production of shoes and leather goods, above 5(five) hundred thousand Taka capital. 53. Furniture of wood/iron, aluminum, etc., above 5 (five) hundred thousand Taka capital. 54. Production of artificial leather goods, above 5(five) hundred thousand Taka capital. 55. Salt production, above 10(ten) hundred thousand Taka capital. 56. Biscuit and bread factory, above 5 (five) hundred thousand Taka capital. 57. Factory for production of chocolate and lozenge, above 5(five) hundred thousand Taka capital. 58. Garments and sweater production. 59. Fabric washing. 60. Power loom. 61. Construction, re-construction and extension of road (feeder road, local road). 62. Construction, re-construction and extension of bridge (length below 100 meters). 63. Public toilet. 64. Ship-breaking. 3. List of industries light, general and heavy industries (with modification for this category) of Urban Area Plan: Heavy industries those will be excluded from the list are: Inedible Oils and Fats, Pharmaceuticals, Medicines and others, Soaps and detergents, all plastics, and Iron and Steel basic industries 4. New type of industries:

1. Lumber and building supply 2. Scrap industry

e. Heavy Industrial Zone The purpose and intent of industrial Heavy Industrial Zone is to provide areas in appropriate locations where various heavy industrial operations can be conducted without creating hazards to surrounding land uses. Areas are intended to accommodate manufacturing and fabricating establishments that are generally characterized as producing noise, vibration, heavy truck traffic, fumes, and other forms of pollution which may be objectionable to adjacent uses is characterized as Heavy Industrial Zone. Purpose

• The purpose of this type of landuse zone is to segregate the heavy, noisy and vibrating industries as they cannot harm human living of the project area.

• To ensure that industrial development achieves high environmental standards of cleaner production, waste disposal, noise and air quality

• To encourage the design and construction of industrial and commercial buildings that are energy efficient, functional and flexible

• Ensure that development along major approach routes and major roads meets appropriate standards of urban design



Landuse Permitted The following uses in the tables are proposed to be applicable for this zone only. Table No. 4.11: Landuse Permitted Permitted Bank & Financial Institution Bicycle Assembly, Parts and Accessories Bus Passenger Shelter Communication Tower Within Permitted Height Police Box \ Barrack Fire \ Rescue Station Grocery Store Incineration Facility Mosque, Place Of Worship Newspaper Stand Outside Bulk Storage Pipelines and Utility Lines Public Transport Facility

Satellite Dish Antenna Shelter (Passers By) Transmission Lines Truck Stop & Washing or Freight Terminal Utility Lines Water Treatment Plant Woodlot ATM Booth Water Pump \ Reservoir Jute Mill Effluent Treatment Plant Social Forestry

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 following appropriate procedure. Table No. 4.12: Landuse Conditionally Permitted Conditional Amusement and Recreation (Indoors) Plantation (Except Narcotic Plant) Cyber Café Daycare Center (Commercial or Nonprofit) Doctor \ Dentist Chamber Employee Housing Energy Installation

Freight Transport Facility Garages Machine Sheds Motor Vehicle Fuelling Station \ Gas Station Parking Lot Parking Lot (Commercial) Private Garages Retail Shops Ancillary To Studio \ Workshop

Source: Compiled by the Consultants Restricted Uses All uses except permitted and conditionally permitted uses are restricted here. Heavy industries Heavy industries are those industries demarked as red industries (modified list) in the DOE and other industries those are listed in the Urban Area Plan as noxious industries, mining/quarrying industries and with some industries from heavy category are will be included here.



• Heavy industries those will be included in the list from are: Inedible Oils and Fats, Pharmaceuticals, Medicines and others, Soaps and detergents, all plastics, and Iron and Steel basic industries.(modified list of Urban Area Plan)

• Red industries that are permitted (modified List of DOE) Red industries (modified list of DOE) 1. Tannery. 2. Formaldehyde. 3. Urea fertilizer. 4. T.S.P. Fertilizer. 5. Chemical dyes, polish, varnish, enamel. 6. Power plant. 7. All mining projects (coal, limestone, hard rock, natural gas, mineral oil, etc.) 8. Cement. 9. Fuel oil refinery. 10. Artificial rubber. 11. Paper and pulp. 12. Sugar. 13. Distillery. 14. Fabric dying and chemical processing. 15. Caustic soda, potash. 16. Other alkalis. 17. Production of iron and steel. 18. Raw materials of medicines and basic drugs. 19. Electroplating. 20. Photo films, photo papers and photo chemicals. 21. Various products made from petroleum and coal. 22. Explosives. 23. Acids and their salts (organic or inorganic). 24. Nitrogen compounds (Cyanide, Cyanamid etc.). 25. Production of plastic raw materials (PVC, PP/Iron, Polyesterin etc.) 26. Asbestos. 27. Fiber-glass. 28. Pesticides, fungicides and herbicides. 29. Phosphorus and its compounds/derivatives. 30. Chlorine, fluorine, bromine, iodine and their compounds/derivatives. 31. Industry (excluding nitrogen, oxygen and carbon dioxide). 32. Waste incinerator. 33. Other chemicals. 34. Ordnance. 35. Nuclear power. 36. Wine. 37. Non-metallic chemicals not listed elsewhere. 38. Non-metals not listed elsewhere. 39. Industrial estate. 40. Basic industrial chemicals. 41. Non-iron basic metals. 42. Detergent. 43. Land-filling by industrial, household and commercial wastes. 44. Sewage treatment plant.



45. Life saving drugs. 46. Animal glue. 47. Rodenticide. 48. Refractory’s. 49. Industrial gas (Oxygen, Nitrogen & Carbon-dioxide). 50. Battery. 51. Hospital. 52. Ship manufacturing. 53. Tobacco (processing/cigarette/Bin-making). 54. Metallic boat manufacturing. 55. Wooden boat manufacturing. 56. Refrigerator/air-conditioner/air-cooler manufacturing. 57. Tire and tubes 58. Board mills 59. Carpets. 60. Engineering works: capital above 10 (ten) hundred thousand Taka. 61. Repairing of motor vehicles: capital above 10 (ten) hundred thousand Taka. 62. Water treatment plant. 63. Sewerage pipe line laying/relaying/extension. 64. Water, power and gas distribution line laying/relaying/extension. 65. Exploration/extraction/distribution of mineral resources. 66. Construction/reconstruction/expansion of flood control embankment, polder, dike, etc. 67. Construction/reconstruction/expansion of road (regional, national & international); 68. Construction/reconstruction/expansion of bridge (length 100 meter and above). 69. Murat of Potash (manufacturing). 70. Alcatra. 71. Carbon rod. 72. Re-rolling f. Mixed Use Zone There are areas where the mixture of uses is such that they can’t be segregated, the areas are declared as mixed use zone. An appropriate mix of landuses will be maintained in these types of zones. There are four types of mixed use zones here. Each of them has unique characteristics. Mixed Use Zone (Commercial - Industrial) This area will be an industrial cum commercial area where there will be prohibition of residential use of land. This zone will support the entire area by providing industrial goods and services. Purpose The main purposes of this zone are:

o To preserve and promote viable industries that can coexist with more commercially oriented uses,

o To meet the need for a mix of lower rent bulky goods retailing, specialized industrial, commercial and service activities alongside general industry.

o Encourage higher density residential development in locations with convenient access to transport corridors, commercial and employment Centers

o Create an efficient and sustainable urban environment and provide for a diversity of living, working and recreation opportunities



o Maintain and enhance environmental amenity and undertake development using best practice environmentally sustainable development principles

o Encourage a standard of urban design that is consistent with selected major avenues, approach routes and other strategically located areas

o Encourage activities particularly at street frontage level that contribute to an active public realm

Landuse Permitted The following uses in the tables are proposed to be applicable for this zone only. Table No. 4.13: Landuse Permitted Permitted Accounting, Auditing or Bookkeeping Services Billboards, Advertisements & Advertising Structure Agricultural Chemicals, Pesticides or Fertilizers Shop Agricultural Sales and Services Antique Store Appliance Store Art Gallery, Art Studio \ Workshop Artisan’s Shop Auto Leasing or Rental Office Auto Paint Shop Auto Parts and Accessory Sales (Indoors) Auto Repair Shop (With Garage) Automobile Wash Automobile Sales Confectionery Shop Bakery or Confectionery Retail Barber Shop Bicycle Shop Billiard Parlor \ Pool Hall Blacksmith Boarding and Rooming House Book or Stationery Store or Newsstand Broadcast Studio \ Recording Studio (No Audience) Building Material Sales or Storage (Indoors) Bulk Fuel Sales Depot Bulk Mail and Packaging Bus Passenger Shelter Cinema Hall Commercial Recreational Buildings Communication Service Facilities Communication Tower Within Permitted Height Construction, Survey, Soil Testing Firms

Courier Service Doctor \ Dentist Chamber Firm Equipment Sales & Service Fuel and Ice Dealers Funeral Services General Store Grocery Store Home Furnishings Mosque, Place Of Worship Motorcycle Sales Outlet Multi-Storey Car Park Musical Instrument Sales or Repair Newspaper Stand Nursery School Photocopying and Duplicating Services Pipelines and Utility Lines Preserved Fruits and Vegetables Facility \ Cold Storage Project Identification Signs Property Management Signs Public Transport Facility Public Utility Stations & Substations Real Estate Office Refrigerator or Large Appliance Repair Restaurant Retail Shops \ Facilities Salvage Processing Salvage Yards Satellite Dish Antenna Sawmill, Chipping and Pallet Mill Shelter (Passers By) Sporting Goods and Toys Sales Stone \ Cut Stone Products Sales Storage & Warehousing Television, Radio or Electronics Repair (No Outside Storage) Toys and Hobby Goods Processing and Supplies



Training Centre Transmission Lines Truck Stop & Washing or Freight Terminal Utility Lines Vehicle Sales & Service, Leasing or Rental Warehousing Wood Products Woodlot Children’s Park

ATM Booth Water Pump \ Reservoir Research organization (Agriculture \ Fisheries) Agro-Based Industry (Rice Mill, Saw Mill, Cold Storage) Social Forestry Rickshaw \ Auto Rickshaw Stand

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. 4.14: Landuse Conditionally Permitted Conditional Auction Market Beauty and Body Service Coffee Shop \ Tea Stall Computer Maintenance and Repair Computer Sales & Services Concert Hall, Stage Shows Conference Center Construction Company Trade Shows Cottage Counseling Services Craft Workshop Plantation (Except Narcotic Plant) Cyber Café Department Stores, Furniture & Variety Stores Drug Store or Pharmacy Energy Installation Fabric Store Fast Food Establishment \ Food Kiosk

Forest Products Sales Freight Handling, Storage & Distribution Freight Transport Facility Gallery \ Museum Garages Project Office Government Office Grain & Feed Mills Hotel or Motel Household Appliance and Furniture Repair Service Meat and Poultry (Packing & Processing) Optical Goods Sales Outdoor Fruit and Vegetable Markets Outside Bulk Storage Painting and Wallpaper Sales Paints and Varnishes Printing, Publishing and Distributing Retail Shops Ancillary To Studio \ WorkshopTelephone Exchanges Theater (Indoor)

Source: Compiled by the Consultants Restricted Uses All uses except permitted and conditionally permitted uses are restricted here. g. Mixed use zone (Residential–Commercial) Mixed-use development shall mean a development consisting of one or more lots developed as a cohesive project and designed with a blend of various compatible uses such as commercial, residential and industrial. These landuse areas will contain residential and limited commercial activities only such as small retail, general store, food kiosk etc.



Purpose Industrial uses within the Mixed Use zone should be restricted to those uses that have a minimal amenity impact on adjoining uses and surrounding residential use. The main purposes of this type of landuse classification are: o To provide for a mixed use development centre in conjunction with the development plan for the

overall development, and to provide for high-density residential development, and to identify, reinforce, strengthen and promote urban design concepts and linkages with the existing town centre activity areas so that the pressure on vacant land are minimized.

o The aim is to develop a zone scale retail development in a mixed use centre by densification of appropriate commercial and residential developments ensuring a mix of commercial, recreational, community, educational, civic, cultural, leisure, residential uses, urban streets and urban open spaces, while delivering a quality urban environment which will enhance the quality of life of resident, visitor and workers alike.

o Provide for a range of commercial and service activities at a scale that will protect the planned hierarchy of commercial centres and the Territory’s preferred locations for office development.

Landuse Permitted The following uses in the tables are proposed to be applicable for this zone only. Table No. 4.15: Landuse Permitted Permitted Accounting, Auditing or Bookkeeping Services Addiction Treatment Center Billboards, Advertisements & Advertising Structure Agricultural Sales and Services Antique Store Appliance Store Art Gallery, Art Studio \ Workshop Artisan’s Shop Assisted Living or Elderly Home Auditorium, Coliseum, Meeting Halls, and Conference Facilities, Convention Auto Leasing or Rental Office Automobile Wash Automobile Driving Academy Confectionery Shop Bakery or Confectionery Retail Bank & Financial Institution Barber Shop Bicycle Shop Billiard Parlor \ Pool Hall Blacksmith Boarding and Rooming House Book or Stationery Store or Newsstand

Bus Passenger Shelter Child Daycare \ Preschool Cleaning \ Laundry Shop Commercial Recreational Buildings Communication Service Facilities Communication Tower Within Permitted Height Community Center Condominium or Apartment Correctional Institution Courier Service Cyber Café Daycare Center (Commercial or Nonprofit) Doctor \ Dentist Chamber Employee Housing Fabric Store Fast Food Establishment \ Food Kiosk Funeral Services General Store Grocery Store Guest House Hospital Jewelry and Silverware Sales Landscape and Horticultural Services Mosque, Place Of Worship Newspaper Stand



Nursery School Photocopying and Duplicating Services Pipelines and Utility Lines Primary School Project Identification Signs Property Management Signs Public Transport Facility Resort Satellite Dish Antenna Shelter (Passers By) Shoe Repair or Shoeshine Shop (Small) Slaughter House Social organization Software Development Special Dwelling Toys and Hobby Goods Processing and

Supplies Training Centre Transmission Lines Utility Lines Vehicle Sales & Service, Leasing or Rental Warehousing Woodlot Children’s Park ATM Booth Water Pump \ Reservoir Social Forestry Dormitory Rickshaw \ Auto Rickshaw Stand

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. 4.16: Landuse Conditionally Permitted

Conditional Agricultural Chemicals, Pesticides or Fertilizers Shop Amusement and Recreation (Indoors) Beauty and Body Service Broadcast Studio \ Recording Studio (No Audience) Building Maintenance \ Cleaning Services, No Outside Storage Building Material Sales or Storage (Indoors) Graveyard \ Cemetery Coffee Shop \ Tea Stall Computer Maintenance and Repair Computer Sales & Services Concert Hall, Stage Shows Conference Center Construction Company Construction, Survey, Soil Testing Firms Cottage Counseling Services Craft Workshop Crematorium Plantation (Except Narcotic Plant) Cultural Exhibits and Libraries Department Stores, Furniture & Variety Stores Drug Store or Pharmacy Energy Installation

Fitness Centre Flowers, Nursery Stock and Florist Supplies Freight Handling, Storage & Distribution Freight Transport Facility Gaming Clubs Garages Garden Center or Retail Nursery Commercial Office Project Office Government Office Hotel or Motel Household Appliance and Furniture Repair Service Indoor Amusement Centers, Game Arcades Indoor Theatre Lithographic or Print Shop Market (Bazar) Health Office, Dental Laboratory, Clinic or Lab Musical Instrument Sales or Repair Optical Goods Sales Outdoor Café Outdoor Fruit and Vegetable Markets Painting and Wallpaper Sales Paints and Varnishes Patio Homes Photofinishing Laboratory & Studio Poultry



Printing, Publishing and Distributing Psychiatric Hospital Retail Shops Ancillary To Studio \ Workshop Radio \ Television or T&T Station With Transmitter Tower Refrigerator or Large Appliance Repair Restaurant

Retail Shops \ Facilities Sporting Goods and Toys Sales Sports and Recreation Club, Firing Range: Indoor Telephone Exchanges Television, Radio or Electronics Repair (No Outside Storage)

Source: Compiled by the Consultants Restricted Uses All uses except permitted and conditionally permitted uses are restricted in this zone. h. Mixed Use Zone (Residential-Commercial-General Industrial) The Residential- Commercial- General Industrial zone is intended to achieve cohabitation of uses, while ensuring that negative impacts on residents are minimized. The spaces created in this zone are intended to encourage a diminished need for motorized travel and shall possess characteristics of all of the three- Residential, Commercial and Industrial. Purpose The main purpose of this zone is to support the diversification and expansion of the area’s industrial base and employment growth as well as to facilitate investment in a wide range of industrial and related activities, with efficient land utilization and provision of infrastructure. To make provision for small-scale services that support surrounding industrial activities, or which meet the needs of the local workforce is a primary aim of this type of landuse. Provide convenient access for the area and regional residents to industrial goods, services and employment opportunities, too, is an important purpose of this zone. Landuse Permitted The following uses in the tables are proposed to be applicable for this zone only. Table No. 4.17: Landuse Permitted Permitted Accounting, Auditing or Bookkeeping Services Billboards, Advertisements & Advertising Structure Antique Store Appliance Store Auditorium, Coliseum, Meeting Halls, and Conference Facilities, Convention Auto Leasing or Rental Office Auto Paint Shop Auto Parts and Accessory Sales (Indoors) Auto Repair Shop (With Garage) Automobile Wash Automobile Driving Academy

Automobile Sales Confectionery Shop Bakery or Confectionery Retail Bank & Financial Institution Barber Shop Bicycle Assembly, Parts and Accessories Bicycle Shop Billiard Parlor \ Pool Hall Blacksmith Boarding and Rooming House Book or Stationery Store or Newsstand Bulk Mail and Packaging Bus Passenger Shelter Cleaning \ Laundry Shop Commercial Recreational Buildings



Communication Service Facilities Communication Tower Within Permitted Height Construction, Survey, Soil Testing Firms Courier Service General Store Police Box \ Barrack Fire \ Rescue Station Grocery Store Guest House Hospital Landscape and Horticultural Services Mosque, Place Of Worship Newspaper Stand Nursery School Photocopying and Duplicating Services Pipelines and Utility Lines Primary School Project Identification Signs Property Management Signs

Public Transport Facility Satellite Dish Antenna Service Garage Service Stations, Full Service (With Minor Repair) Sewage Treatment Plant Shelter (Passers By) Shoe Repair or Shoeshine Shop (Small) Social organization Solid Waste Recycling Plant Special Dwelling Transmission Lines Utility Lines Woodlot Children’s Park ATM Booth Water Pump \ Reservoir Social Forestry Rickshaw \ Auto Rickshaw Stand

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. 4.18: Landuse Conditionally Permitted Conditional Agricultural Chemicals, Pesticides or Fertilizers Shop Amusement and Recreation (Indoors) Auction Market Beauty and Body Service Building Maintenance \ Cleaning Services, No Outside Storage Building Material Sales or Storage (Indoors) Bulk Fuel Sales Depot Coffee Shop \ Tea Stall Computer Maintenance and Repair Computer Sales & Services Concert Hall, Stage Shows Condominium or Apartment Conference Center Construction Company Correctional Institution Counseling Services Craft Workshop Plantation (Except Narcotic Plant)

Cyber Café Daycare Center (Commercial or Nonprofit) Department Stores, Furniture & Variety Stores Drug Store or Pharmacy Employee Housing Energy Installation Fabric Store Firm Equipment Sales & Service Fast Food Establishment \ Food Kiosk Fitness Centre Flowers, Nursery Stock and Florist Supplies Forest Products Sales Freight Transport Facility Gaming Clubs Garages Garden Center or Retail Nursery Project Office Government Office Grain & Feed Mills Hotel or Motel



Household Appliance and Furniture Repair Service Incineration Facility Indoor Theatre Jewelry and Silverware Sales Lithographic or Print Shop Market (Bazar) Health Office, Dental Laboratory, Clinic or Lab Musical Instrument Sales or Repair Outdoor Fruit and Vegetable Markets Painting and Wallpaper Sales Paints and Varnishes

Pet Store Photofinishing Laboratory & Studio Psychiatric Hospital Retail Shops Ancillary To Studio \ WorkshopRefrigerator or Large Appliance Repair Restaurant Retail Shops \ Facilities Sporting Goods and Toys Sales Sports and Recreation Club, Firing Range: Indoor Telephone Exchanges Television, Radio or Electronics Repair (No Outside Storage)

Source: Compiled by the Consultants Restricted Uses All uses except permitted and conditionally permitted uses are restricted in this zone. i. Mixed Use Zone (Residential-General Industrial) The areas with the mix of residence and industry will make up the Residential-General Industrial zone that will create an industrial urban environment to strengthen the industrial base of the area as well as the entire country. Purpose The main purpose of this zone is to provide an industrial area supported by employees’ housing, additional civic amenities, utilities and services. This zone will composed of some light industries that are declared as green categories of industries by Department of Environment (DoE) with some additional facilities like appliance store; bakery or confectionery shop; bank & financial institution; barber shop; book or stationery store or newsstand; caretaker dwelling; child day-care or preschool; cleaning or laundry shop; communication service facilities, cyber café; addiction treatment centre etc. Landuse Permitted The following uses in the tables are proposed to be applicable for this zone only. Table No. 4.19: Landuse Permitted Permitted Addiction Treatment Center Appliance Store Art Gallery, Art Studio \ Workshop Assisted Living or Elderly Home Auditorium, Coliseum, Meeting Halls, and Conference Facilities, Convention Auto Leasing or Rental Office Confectionery Shop Bank & Financial Institution

Barber Shop Bicycle Assembly, Parts and Accessories Bicycle Shop Billiard Parlor \ Pool Hall Blacksmith Book or Stationery Store or Newsstand Broadcast Studio \ Recording Studio (No Audience) Bulk Fuel Sales Depot Bus Passenger Shelter



Child Daycare \ Preschool Cleaning \ Laundry Shop Commercial Recreational Buildings Communication Service Facilities Communication Tower Within Permitted Height Condominium or Apartment Cyber Café General Store Police Box \ Barrack Fire \ Rescue Station Grocery Store Newspaper Stand Nursery School Photocopying and Duplicating Services Pipelines and Utility Lines Project Identification Signs Property Management Signs

Public Transport Facility Satellite Dish Antenna Service Garage Service Stations, Full Service (With Minor Repair) Shelter (Passers By) Shoe Repair or Shoeshine Shop (Small) Social organization Special Dwelling Training Centre Transmission Lines Utility Lines Woodlot Children’s Park ATM Booth Water Pump \ Reservoir Social Forestry Rickshaw \ Auto Rickshaw Stand

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. 4.20: Landuse Conditionally Permitted

Conditional Amusement and Recreation (Indoors) Beauty and Body Service Building Maintenance \ Cleaning Services, No Outside Storage Building Material Sales or Storage (Indoors) Coffee Shop \ Tea Stall Computer Maintenance and Repair Computer Sales & Services Concert Hall, Stage Shows Conference Center Plantation (Except Narcotic Plant) Daycare Center (Commercial or Nonprofit) Department Stores, Furniture & Variety Stores Drug Store or Pharmacy Employee Housing Energy Installation Firm Equipment Sales & Service Fast Food Establishment \ Food Kiosk Flowers, Nursery Stock and Florist Supplies Forest Products Sales

Freight Transport Facility Garages Grain & Feed Mills Hotel or Motel Household Appliance and Furniture Repair Service Incineration Facility Lithographic or Print Shop Market (Bazar) Musical Instrument Sales or Repair Outdoor Fruit and Vegetable Markets Overhead Water Storage Tanks Painting and Wallpaper Sales Paints and Varnishes Psychiatric Hospital Retail Shops Ancillary To Studio \ WorkshopRefrigerator or Large Appliance Repair Restaurant Retail Shops \ Facilities Sporting Goods and Toys Sales Sports and Recreation Club, Firing Range: Indoor



Telephone Exchanges Television, Radio or Electronics Repair (No

Outside Storage)

Source: Compiled by the Consultants Restricted Uses All uses except permitted and conditionally permitted uses are restricted in this zone. j. Institutional Zone Institutional Zones are designed to provide some institutional boundaries. These will help improving the socio economic condition of the area by enhancing educational status. Purpose The purpose of these zones is mainly to provide locations for institutional uses such as libraries, parks and public and private schools, colleges or Universities as well as to provide some housing opportunities for the students, teachers, employees and their families. These zones will ensure the site requirements especially drainage and amenities, including vehicle, pedestrian, and bicycle circulation and parking, landscaping, usable open space, lighting, public areas, utilities, and other necessary and desirable elements. Finally, Institutional Zone focuses on the academic use for the advancement of education and intellectual endeavours of the area. Landuse Permitted The following uses in the tables are proposed to be applicable for this zone only. Table No. 4.21: Landuse Permitted

Permitted Addiction Treatment Center Billboards, Advertisements & Advertising Structure Art Gallery, Art Studio \ Workshop Automobile Driving Academy Confectionery Shop Bus Passenger Shelter Child Daycare \ Preschool College, University, Technical Institute Communication Service Facilities Communication Tower Within Permitted Height Conference Center Correctional Institution Cultural Exhibits and Libraries Cyber Café Freight Transport Facility General Store Grocery Store High School Hospital Lithographic or Print Shop Mosque, Place Of Worship



Multi-Storey Car Park Newspaper Stand Nursery School Outdoor Religious Events Photocopying and Duplicating Services Post Office Primary School Professional Office Project Identification Signs Property Management Signs Public Transport Facility Satellite Dish Antenna School (Retarded)

Scientific Research Establishment Shelter (Passers By) Specialized School: Dance, Art, Music & Others Training Centre Transmission Lines Utility Lines Vocational, Business, Secretarial School Woodlot ATM Booth Water Pump \ Reservoir Social Forestry Dormitory Veterinary School \ College and Hospital

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. 4.22: Landuse Conditionally Permitted Conditional Auditorium, Coliseum, Meeting Halls, and Conference Facilities, Convention Bank & Financial Institution Barber Shop Boarding and Rooming House Book or Stationery Store or Newsstand Coffee Shop \ Tea Stall Counseling Services Courier Service Plantation (Except Narcotic Plant) Daycare Center (Commercial or Nonprofit) Doctor \ Dentist Chamber

Drug Store or Pharmacy Fast Food Establishment \ Food Kiosk Flowers, Nursery Stock and Florist Supplies Gallery \ Museum Garages Indoor Theatre orphanage Outdoor Café Parking Lot Pipelines and Utility Lines Postal Facilities Psychiatric Hospital

Source: Compiled by the Consultants Restricted Uses All uses except permitted and conditionally permitted uses are restricted in this zone. k. Administrative Zone Administrative zone will provide some space for agglomeration of administrative structures to make a convenient communication among them. Here all of the important government or non government structures will be placed. Purpose The main purpose of this zone is to agglomerate the administrative structures within a certain boundary for convenience of people.



Landuse Permitted The following uses in the tables are proposed to be applicable for this zone only. Table No. 4.23: Landuse Permitted Permitted Accounting, Auditing or Bookkeeping Services Billboards, Advertisements & Advertising Structure Confectionery Shop Bus Passenger Shelter Civic Administration Communication Service Facilities Communication Tower Within Permitted Height Construction, Survey, Soil Testing Firms Cultural Exhibits and Libraries Cyber Café Emergency Shelter Freight Transport Facility General Store Project Office Government Office

Grocery Store Guest House Multi-Storey Car Park Newspaper Stand Outdoor Religious Events Photocopying and Duplicating Services Post Office Professional Office Public Transport Facility Satellite Dish Antenna Scientific Research Establishment Shelter (Passers By) Training Centre Transmission Lines Utility Lines Woodlot ATM Booth Water Pump \ Reservoir Social Forestry

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. 4.24: Landuse Conditionally Permitted Conditional Amusement and Recreation (Indoors) Auditorium, Coliseum, Meeting Halls, and Conference Facilities, Convention Bank & Financial Institution Boarding and Rooming House Book or Stationery Store or Newsstand Coffee Shop \ Tea Stall Conference Center Courier Service Plantation (Except Narcotic Plant) Daycare Center (Commercial or Nonprofit) Detention Facilities Doctor \ Dentist Chamber Energy Installation

Fast Food Establishment \ Food Kiosk Flowers, Nursery Stock and Florist Supplies Freight Handling, Storage & Distribution Freight Yard Gallery \ Museum Garages Police Box \ Barrack Fire \ Rescue Station Lithographic or Print Shop Mosque, Place Of Worship Outdoor Café Parking Lot Parking Lot (Commercial) Pipelines and Utility Lines Postal Facilities

Source: Compiled by the Consultants



Restricted Uses All uses except permitted and conditionally permitted uses are restricted in this zone. l. Agricultural Zone Agricultural Zone is the zone of ‘food production’ where agricultural production will be encouraged predominantly. Here any type of agricultural activity such as crop production; aquaculture etc. will be predominant and will be permitted to ensure food security. The Agricultural zone is intended to prevent scattered indiscriminate urban development. Purpose

• To protect agricultural land from development that would restrict its use, and to provide for the development of existing established uses. To prevent the development of premature urban growth on un-serviced or unsuitable agricultural land.

• These zones intended to maintain agricultural use of those areas best suited to farming activity, and, recognizing that prime farm land is a non-renewable resource, to protect and preserve such land for agricultural usage. The intent is to provide for an environment of predominantly agricultural activity, wherein residential development is clearly an accessory and ancillary use to a farming operation.

• To conserve the Township’s agricultural lands and encourage the long term viability of agricultural operations and the supporting agricultural industry.

Landuse Permitted The following uses in the tables are proposed to be applicable for this zone only. Table No. 4.25: Landuse Permitted Permitted Food Grain Cultivation Vegetable Cultivation Cash Crop Cultivation Horticulture Arboriculture Dairy Firming Deep Tube Well Shallow Tube Well Irrigation Facilities (Irrigation Canal, Culvert, Flood Wall etc) Temporary Structure (Agricultural)

Animal Shelter Duckery Aquatic Recreation Facility (Without Structure) Tree Plantation (Except Narcotic Plant) Aquaculture Static Transformer Stations Transmission Lines Utility Lines Woodlot Social Forestry

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 subject to compliance of the condition mentioned in the requirement by the applicant. Table No. 4.26: Landuse Conditionally Permitted Conditional Graveyard \ Cemetery

Communication Tower Within Permitted Height



Crematorium Fish Hatchery

Garden Center or Retail Nursery Poultry

Source: Compiled by the Consultants Restricted Uses All uses except permitted and conditionally permitted uses are restricted in this zone. m. 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.4.27: Landuse Permitted 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. 4.28: Landuse Conditionally Permitted Conditional 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 are restricted in this zone. n. Open Space The primary uses in these areas include playgrounds, parks, and other areas for outdoor activities, sports centers, sports pitches, outdoor recreation and landscaped areas. High standards of accessibility are essential in this zone. Accessibility standard is related to the use of that particular open space. For example, local amenity areas and playgrounds may require emphasis on access for pedestrians and cyclists. Sports Centers serving a wider catchments area will require accessibility by public transport and car users. Purpose To provide for the active and passive recreational needs of the City and the protection of its bountiful natural resources as well as to protect the natural and aesthetic qualities of the area for the general welfare of the community. The purpose of this zone is:

To provide for, protect and improve the provision, attractiveness, accessibility and amenity value of public open space and amenity areas.

To provide for, protect and improve the provision, attractiveness and accessibility of public open space intended for use of recreational or amenity purposes. Only development that is incidental to, or contributes to the enjoyment of open space, amenity or recreational facilities will be permitted within this zone.

To preserve and provide for open space and recreational amenities. The zoning objective seeks to provide recreational and amenity resources for urban and rural populations subject to strict development controls. Only community facilities and other recreational uses will be considered and encouraged by the Planning Authority.

Landuse Permitted The following uses in the tables are proposed to be applicable for this zone only. Table No. 4.29: Landuse Permitted Permitted Botanical Garden & Arboretum Bus Passenger Shelter Caravan Park \ Camping Ground Carnivals and Fairs Circus Plantation (Except Narcotic Plant) Landscape and Horticultural Services Open Theater Park and Recreation Facilities (General) Pipelines and Utility Lines

Playing Field Special Function Tent Tennis Club Transmission Lines Urban-Nature Reserve Utility Lines Woodlot Zoo Roadside Parking Social Forestry Memorial Structure




Landuse Conditionally Permitted The following uses may be permitted or denied in this zone after review and approval by the authority/committee. Table No. 4.30: Landuse Conditionally Permitted Conditional Communication Tower Within Permitted Height Trade Shows Fitness Centre Flowers, Nursery Stock and Florist Supplies Golf Course Motorized Recreation

Outdoor Recreation Facilities Outdoor Recreation, Commercial Outdoor Sports and Recreation Park Maintenance Facility Retreat Center Sports and Recreation Club, Firing Range: Indoor

Source: Compiled by the Consultants Restricted Uses All uses except permitted and conditionally permitted uses are restricted. o. Overlay Zone The uses that are not compatible to the surrounding landuses but will not be removed are called overlay sites and the sites compose the Overlay Zone. Purpose There are some very important purposes of overlay zones. These are not zones; actually, these are sites only. The locally, regionally or nationally important things or uses that don’t conform to surrounding landuses will remain unchanged that are called Overlay Zone. No other use except the use of overlay site is permitted in this zone. There is no scope for permitting or conditionally permitting the functions or uses as the zone itself is an overlay. The present and proposed use of the zone will continue until the next zoning regulation is imposed on those specific parcels of land. There are a variety of overlay zones within the project area. Some of the important types of overlay and their purpose are listed below:

Historic Preservation Overlay Site The places that are historically important as fort or historic building will not be demolished and these will remain as Historic Preservation Overlay Site. Recognizing the area’s unique character and promoting the conservation and preservation of the area’s historic resources and properties, to maintain, preserve, protect and enhance the architectural excellence, cultural significance, economic vitality, visual quality and historic importance of the area overlay zone is delineated.



Purpose The purpose of this zone is to provide for protection against destruction or encroachment upon historic areas, buildings, monuments or other features or buildings and structures of recognized architectural significance which contribute or will contribute to the cultural, social, economic, political, artistic or architectural heritage. The Zone is designed to protect designated landmarks and other historic or architectural features and their surroundings within a reasonable distance from destruction, damage, defacement and obviously incongruous development or uses of land. It is also designed to ensure that buildings, structures or signs shall be erected, reconstructed, altered or restored so as to be architecturally compatible with the historic landmark buildings or structures within the Zone.

Environmental Protection Overlay Site

To preserve, protect and manage the area’s natural resources including streams and other water bodies, wetlands, woodlands, and wildlife habitats, development in some areas will be precluded. These will be treated as Environmental Protection Overlay Site. Purpose The purpose of this zone is to protect the areas of environmentally sensitive, wetlands, marshes, rivers, creeks, and other natural resources critical to the ecosystems they support for the future generation. Due to the fragile nature of these resources, development standards for this zone generally are more rigid than elsewhere in the area, requiring closer attention to the environment, and mitigation of land disturbing activity which would negatively impact on such resources.

Graveyard Overlay Site The existing graveyards have been treated as Graveyard Overlay Site where there will have restrictions to build it other way. Purpose To safeguard future provision; such provision will be important in maintaining viable and stable communities and it will be necessary to provide for this use in line with the pace of development, as it is required.

Sports and Recreation Overlay Site Some open spaces, water bodies etc. are demarcated as Sports and Recreation Overlay Site to safeguard the future need of the people. Here no establishment will be permitted except sports and recreation. Purpose To provide for, protect and improve the provision, attractiveness, accessibility and amenity value of sporting and recreational facilities, this zone is preserved. Only development that is incidental to, or



contributes to the enjoyment of recreation or leisure will be permitted within this zone, and development that enhances the amenity value of such areas will be encouraged. The development of such uses will have regard to the requirements in the area and needs of changing communities, as well as the quality of landscaping, usability and accessibility of areas and facilities. The Council will encourage the provision for a variety of sporting and recreation activities as required.

Special Use Overlay Site There are some areas that will be used for special use. These are termed as Special Use Overlay Site. Special Temporary Events like Carnivals, Fairs, Hats etc. will be permitted in this zone. Purpose The purpose for declaring this zone is to demarcate those areas from non-conforming use as well as people can get some additional benefit from those areas for the upcoming future. p. 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. 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.

Landuse Permitted The following uses in the tables are proposed to be applicable for this zone only. Table No. 4.31: Landuse Permitted Permitted Agricultural Dwellings Animal Husbandry Animal Shelter Graveyard \ Cemetery Child Daycare \ Preschool

Primary School Communication Tower Within Permitted Height Cottage Crematorium Dairy Firming



General Store Grocery Store Handloom (Cottage Industry) Housing For Seasonal Firm Labor Mosque, Place Of Worship Newspaper Stand Nursery School orphanage Outdoor Religious Events (Eidgah) Playing Field Satellite Dish Antenna NGO \ CBO Facilities

Special Dwelling (E.G. Dorm For Physically Challenged Etc.) Temporary Shed \ Tent Specialized School: Dance, Art, Music, Physically Challenged & Others Static Electrical Sub Stations Transmission Lines Utility Lines Woodlot Plantation (Except Narcotic Plant) Social Forestry Memorial Structure

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. 4.32: Landuse Conditionally Permitted Conditional Artisan’s Shop (Potter, Blacksmith, and 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 are restricted in this zone. q. Water Retention Area Retaining water is the main purpose of this type of Landuse. Landuse Permitted The following uses in the tables are proposed to be applicable for this zone only. Table No. 4.33: Landuse Permitted 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. 4.34: Landuse Conditionally Permitted Conditional Plantation (Except Narcotic Plant) Marina \ Boating Facility Motorized Recreation

Source: Compiled by the Consultants r. Water body 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. 4.35: Landuse Permitted Permitted Aquatic Recreation Facility (Without Structure)Fishing Club Utility Lines Water Parks Memorial Structure




Landuse Conditionally Permitted The following uses may be permitted or denied in this zone after review and approval by the authority/committee. Table No. 4.36: Landuse Conditionally Permitted Conditional Plantation (Except Narcotic Plant) Marina \ Boating Facility Motorized Recreation

Source: Compiled by the Consultants Restricted Uses All uses except permitted and conditionally permitted uses are restricted. 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 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 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. 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. 4.7 Development Control 4.7.1 Issue Landuse Permit a. Structure of Landuse Permit Authority The Landuse Permit Authority shall be comprised of three ascending tiers linked to each other - at the entry level Landuse Permit Planner [LPP], at the mid level Landuse Permit Committee [LPC] and at the top level Nagar Unnayan Committee [Figure 4.1].



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 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.

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: Proposed Structure of Landuse Permit Authority Showing Linkages



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 Options 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. 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 Nagar Unnayan Committee (NUC) and the decision taken by the Nagar Unnayan Committee (NUC) 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 Nagar Unnayan Committee (NUC) and the decision taken by the Nagar Unnayan Committee (NUC) will then be followed by the LPP accordingly. If Nagar Unnayan Committee (NUC) thinks the land use to be appropriate after making any correction or modification the applicant can apply again for the proposed land use to the Chairman after making such correction or modification. If any decision, appealed to the Nagar Unnayan Committee (NUC), 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.



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

Decision infavor of

Applicant

Decision tocorrect and

reapply

No moreAppealed

Correctedand

reapplied

No moreApplied

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

Appealedto Higher

Court

LanduseZone

Complied

LanduseZone NotComplied

LanduseRejected

with ReasonNo moreApplied

Appealedto NagarUnnayan

Committee

ProposedLandusepermitted



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.

Chapter- 5 PROJECT PLAN

5.1 Introduction In this part of the Final Plan Report the consultant highlights the projects in more details including

design. The projects included in this chapter are, road development project, road intersection design,

recreational area etc in the Location-10 area.

5.2 Description of the Projects The Consultants have identified several projects for the Location-10 area which is mostly road

development and recreational based. Out of all projects, the details description of Park development

project is given as follows.

Park Development Project in Satarkul Mouza 1. Name of Project: “Park Development Project” 2. Description of the Project: A Park development project along existing khal has been proposed for the planning area. The project

site is located in satarkul mouza of Gulshan Thana with an area of 41.80 acres of and. Please see Figure-5.1. Detailed Landscape An extensive landscape is proposed with considering the visitors convenience. It is given due

aesthetic considerations too. Different scales of trees and plants as well as materials are considered

for creating a nice boulevard.

Proposed Materials

Elements Materials

Walkways Concord pavers or any other item equivalent

Raised seats Combination of concrete, granite and tiles

Umbrella shaped roofs Combination of concrete, Mirpur clay roof tiles or equivalent

Raised Planter Boxes Combination of concrete, granite and tiles and stainless steel pipes

Illumination Shwash garden lighting fixture or equivalent

Internal trails

A trail has been proposed along the bank of the khal. This trail will increase the mobility of the visitors

within the park and also work as a continuous loop for the walkers. This would be linked with nearer

roads at a few points.


Chapter-5 Final Plan Report Preparation of Detailed Area Plan for Location-10 of DMDP Map-5.1: Proposed Location for Park Development Project in Location-10 Area


Chapter-5 Final Plan Report Preparation of Detailed Area Plan for Location-10 of DMDP Landscaped Garden

A module of a landscaped garden has been proposed at particular intervals. This is an area with

raised seats with granite top as well as designed wrought iron concrete seats. The idea is to provide

the visitors places for having the lake view in the midst of designed garden areas.

Illumination The whole project areas have been proposed to be tastefully and creatively illuminated so that after

sun set the spot will become another dreamland

3. Objective of the Project:

• Develop recreation site along the Khal to provide opportunities to experience and enjoy the

Lake front in many different ways.

• The development will contain something for everyone- the young and the old, the health-

conscious and the food connoisseur, the nature lover and the culture star.

• To restrict illegal encroachment of khals;

• To develop urban breathing space in the form of park development keeping aesthetics and values of the area;

• To provide parks, walking routes, gardens etc along the lake front;

• To create beautifully land out promenade, suitable for recreation;

• To create better living and working environment;

4. Implementing Authority: RAJUK

5. Feasibility Report: A feasibility study’s main goal is to assess the economic viability of the proposed project. The

outcome of the feasibility study will indicate whether or not to proceed with the proposed venture. If

the results of the feasibility study are positive, then the cooperative can proceed to develop a

business plan. It has been ascertained that the proposed park development project is economically

viable as it is low cost project but the indirect economic benefit of this project is enormous. At the

same time, technical and organizational requirements for the development of the project are easily

accessible.

6. Detailed Cost Breakup Sl. No. Description of

Item Unit Quantity Rate Total Cost

1 Land acquisition

katha 2508 Tk. 200000.00 Tk. 501600000.00

2 Land Development

Sft. 1805760 Tk. 60.00 Tk. 108345600.00

3 Plantation in the park katha 2508 Tk. 1500.00 Tk. 3762000.00

Total: Tk. 613707600.00


Chapter-5 Final Plan Report Preparation of Detailed Area Plan for Location-10 of DMDP 7. Source of fund: GOB/ RAJUK 8. Land Requirement: 41.80 acres or 16.92 hectares

9. Impact Assessment:

Environmental Quality Impact • Ecological functions of the adjacent Khal will be maintained / improve

Social Impact

• The Development will increase social interaction amongst people • It will encourage people to visit the recreational site; • Participatory planning process will encourage community ownership of the project

Expected Benefits:

♦ Open Space development into planned prime recreational zone;

♦ Better opportunity for people to relax and recreation;

♦ Planned Landuse development;

10. Implementation Period: 2012 – 2015

11. Catchment Area: There is a great dearth of large scale recreational park in the study area. If the project is

implemented, the entire area of Location-10 area like, Badda, Bhatara, Satarkul, Nandipara,

Joarsahara and Rampura area etc would be benefited largely.


Chapter- 6 FOLLOW UP ACTIONS

6.1 Introduction Town planning is yet become a part of our urban development culture. Individuals love to go at their

will without respect to planning norms and the concerned authorities are unable to exercise full

control over development. Strict measures are necessary to make stakeholders follow plans and

development rules. Awareness is to be built among the people to follow the plan. Government

agencies must be compelled to follow plans. Existing laws in this regard has to be updated

incorporating provisions of plan execution. In order to accomplish the goals set forward in the plan,

some follow up actions are required.

6.2 Follow up Actions 6.2.1 Awareness Building Town planning has not become a part of our cultural practice, mostly due to ignorance about the

benefit of planned development and the evils of haphazard /sprawl development. This can be

achieved by the way of propagation and direct contact with people. Easy availability of plan document

also enables people to become aware of the plan and thereby follow the guidelines. As such RAJUK

should take initiatives so that the plan document can be easily accessible to the people.

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 and budget allocation. RAJUK needs to be better equipped with necessary

logistic and efficient manpower to implement the plan smoothly.

6.2.3 Revision of existing and formulation of new Legal Provisions Relevant to DAP There are a number acts and regulation in use for development and development control. But with the

passage of time these acts and regulations have become obsolete which need review and

refurbishment in the light of present requirement. Particular mention may make of TI Act which

empowers RAJUK to prepare Master Plan. But now a days Master Plan concept has become

outdated and three tier development plans in the form of Structure Plan, Urban Area Plan and

Detailed Area plans are prepared. This has to be accommodated in the TI Act.

Recommendations have been made to implement DAP through Action Area Plans with people’s

participation. This is a new concept, hence it requires legal coverage and thereby it is necessary to

enact new law for this purpose.


Chapter-6 Final Plan Report Preparation of Detailed Area Plan for Location-10 of DMDP 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 Plans for Participatory Development

Only preparation of Detailed Area Plan will not be enough to ensure development due to resource

constraint. Securing right of way for circulation network and utility corridors need huge funds which

cannot be met by the public exchequer. To minimize the cost of development, 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. A separate cell

under Planning Department may be set up with sufficient number of professionals.

6.2.6 Resolving Duality of Power in Granting Planning Permit It is found that local authorities like Paurashava or Union Parishad grant planning permit within

RAJUK’s jurisdiction area. The Local Government Ordinance provides power to the local government

institutes to issue planning permits. This has given duality in the performance of development control

function resulting in chaos as RAJUK and local government institutes follow different rules. Proper

regulation would be made to mitigate the duality of power in granting planning permit within the

RAJUK jurisdiction.

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 Urban Areas under Municipal Authority and Creation of New

Municipality There are many areas within RAJUK’s 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.


Chapter-6 Final Plan Report Preparation of Detailed Area Plan for Location-10 of DMDP 6.2.9 Strengthening Planning Department of RAJUK RAJUK’s Planning Department especially plan implementation and monitoring 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.


Chapter- 7 CONCLUSION

7.1 Conclusion A physical development plan that goes unimplemented for years loses its credibility as a plan and

turns obsolete and one day people find it nothing but a waste paper. Since independence several

physical development plans have been prepared for many town and cities in Bangladesh, but have

hardly received adequate patronization as far as their implementation is concerned. Time has proved

that plan execution is more cumbersome and difficult here than plan making. Crores of takas of public

money have been spent in plan making, but taking an account of their execution reveals a frustrating

picture as a very few of the development plan proposals of these plans have so far come true. This

creates a naïve situation for plans themselves. Stakeholders finding the plans more rhetoric than

reality at last ignore such plans. A frustrating picture of implementation is revealed after formal

acceptance of DMDP in 1996. Road infrastructures proposed have hardly been taken care of. RAJUK

hardly has the capacity to prevent unwanted developments though equipped with all necessary legal

powers to do so.

The current Detailed Area Plan, formulated under DMDP, opens up a new horizon of development

opportunities and land use control at the very micro level. The land use areas have been marked

indicating the mouza and dag numbers. It is expected that control of land use development contrary

to the DAP can be prevented more easily. This will require motivation and exercise of power with

more vigour and sincerity.

It is not possible for the government alone to go for plot to plot development as per plan with its

meager resources. This calls for involving stakeholders, particularly, the land owners in the

development process. Such initiative is possible at the local level infrastructure, where the land

owners will be directly benefited. In case of wider level development, the development authority can

take initiatives for infrastructure cost realization from land owners, in cast the infrastructure is built by

with public money. The DAP indicates measures for such development approaches.

The RAJUK as a development authority should shun with land based housing development that

allows low density use of land and also benefits the privileged classes of the society. In a land scarce

country like Bangladesh housing development should aim at maximum accommodation of population.

This calls for vertical accommodation with standard open space provision on the ground. No

standard/rules in this regard have yet been prepared by the development authority.

The area is characterized by fairly high density habitations close to the Pragata Sarani that gradually

diminishes outward. The land level also gradually goes down towards the east. The eastern part of

the area is low that turns into a large water body during monsoon. DMDP suggested implementing

FAP 8A flood control proposals to make the area flood free and enable urbanization. It also proposed


Chapter-7 Final Plan Report Preparation of Detailed Area Plan for Location-10 of DMDP to prepare detailed area plan for the entire eastern fringe that is SPZ-12 to enable urbanization of the

area in a systematic manner. Retention areas earmarked in the land use plan must be retained at any

cost not only to save efficient drainage flow but also to reduce drainage congestion in the planning

area.

It would not be wise to ask RAJUK as a development authority to exercise to total control of the entire

RAJUK area with its stringent manpower and capacity. As an authority RAJUK should serve as a

regulatory body rather than a developer. It should only control, facilitate and promote development in

the interest of the people. Development should go to the private sector. But it should develop

mechanism to realize its costs of infrastructure development so that no one can capitalize on public

money to make personal gains.

Rule of law must be established. A culture of law obedience must be created among the people in

general and such practice should start with government agencies that do not follow the provision

building plan approval. It is hardly possible for the government to control all irregularities unless the

people themselves become conscious and cooperative. Necessary stringent measures should be

taken against the violators to make people abide by laws.

Regular monitoring of the plan implementation is necessary together with urban development trend in

new areas. This is necessary to take up further planning and development projects as per need of the

capital city which is growing as a mega city at an ever increasing rate. Monitoring would help early

detection of problems and suggesting solutions for their amelioration. An early measure in tackling

problems can not only save huge public money but also the miseries of the city dwellers.


Annex- 4.1

MULTI SECTORAL INVESTMENT PROGRAMME

To be implemented in the 1st Phase of Development Plan Period (2010-2012)

Sector Project Title and Description Project Objective Cost of Development

Implementing Agency

Starting from Bhatara Mouza to Bara Khathaldia Mouza

M/5: Primary Road Type-3 (100 ft)

a. Create opening for local undeveloped areas. b. Open up areas potential for development. c. Promote urban growth and new investment in areas around the proposed road.

34.5

(4.57 Km) RHD Transport

From Gulshan-1 to Eastern Bypass


a. Link inaccessible areas.

b. Open up areas potential for development. c. Promote urban growth and new investment in areas around the proposed road.

4.49

(3.92 Km) RAJUK

Consortium of SHELTECH (Pvt.) Ltd. and DIAL Consultants Ltd.. Page 1 of 3

Sector Project Title and Description Project Objective Cost of Implementing Development Agency

From Pragati Sarani at Joar Shahara mouza through Bashundhara connecting M/6B to M/4A at Kathaldia Mouza Construction of Secondary Road (Type-1 Width 80 ft)

a. Create bypass for inter city traffic and local traffic. b. Open up areas potential for development. c. Promote urban growth and new investment in areas around the proposed road.

RHD

1. Land acquisition for Playground in

Badda Mouza

a. Catch open space before the lands are developed.

b. Create opportunities for games and sports recreation for the young and the juvenile.

c. Build healthy society by refraining the young and the youth from indulging into anti social activities.

2.84 acre RAJUK Urban Social Services and Housing

2. Land acquisition for Playground in Bhatara Mouza

a. Catch open space before the lands are developed.

b. Create opportunities for games and sports recreation for the young and the juvenile.


1.89 acre RAJUK


Sector Project Title and Description Project Objective Cost of Implementing Development Agency

3. Land Acquisition for Park in Badda Mouza

a. Catch open space recreation facilities before the lands are developed.

b. Create recreation facilities for children,young and the juvenile and the old.


1.17 acre RAJUK

4. Land Acquisition for Park in Bhatara Mouza Bhatara Mouza




9.38 acre RAJUK

Land Acquisition for Park in Badda Mouza




24.81 acre RAJUK

Housing 1. Development of Low Income Housing in Bara Kathaldia mouza in SPZ 12

a. Provide shelter for low income families.

b. Create access to land for the low income families and promote social balance.

6.23 acre RAJUK/NHA


ANNEX- 4.2 Phasing of Development Priority Areas

Phase Mouza

1. Badda (Part)

2. Bhatara (Part)

3. Joarshahara

4. Ward 21(Part),DCC

5. Ward 18 (Part), DCC

Phase ONE Short Term 2010-2012

6. Ward 17 (Part), DCC

1. Satakul (Part)

2. Badda (Part)

Phase TWO Medium Term 2012-2015

3. Bhatara (Part)

1. Satakul (Part)

2. Badda (Part)

Phase TREE Long Term Beyond 2015

3. Bhatara (Part)


c. Park Development Project 1. Name of Project: “Park Development Project” 2. Description of the Project: A Park development project along existing khal has been proposed for the planning area. The

project site is located in satarkul mouza of Gulshan Thana with an area of 41.80 acres of and.

Detailed Landscape An extensive landscape is proposed with considering the visitors convenience. It is given due

aesthetic considerations too. Different scales of trees and plants as well as materials are

considered for creating a nice boulevard.

Proposed Materials

Elements Materials

Walkways Concord pavers or any other item equivalent

Raised seats Combination of concrete, granite and tiles

Umbrella shaped roofs Combination of concrete, Mirpur clay roof tiles or equivalent

Embankments or Ghats Concord pavers or any other item equivalent

Raised Planter Boxes Combination of concrete, granite and tiles and stainless steel pipes

Illumination Shwash garden lighting fixture or equivalent

Internal trails

A trail has been proposed along the bank of the khal. This trail will increase the mobility of the

visitors within the park and also work as a continuous loop for the walkers. This would be linked

with nearer roads at a few points.

Landscaped Garden

A module of a landscaped garden has been proposed at particular intervals. This is an area with

raised seats with granite top as well as designed wrought iron concrete seats. The idea is to

provide the visitors places for having the lake view in the midst of designed garden areas.

Illumination The whole project areas have been proposed to be tastefully and creatively illuminated so that

after sun set the spot will become another dreamland

3. Objective of the Project:

• Develop recreation site along the Khal to provide opportunities to experience and

enjoy the Lake front in many different ways.

• The development will contain something for everyone- the young and the old, the

health-conscious and the food connoisseur, the nature lover and the culture star.

• To restrict illegal encroachment of khlas;

• To develop urban breathing space in the form of park development keeping aesthetics and values of the area;

• To provide parks, walking routes, gardens etc along the lake front;

• To create beautifully land out promenade, suitable for recreation;

• To create better living and working environment;

4. Implementing Authority: RAJUK

5. Feasibility Report: A feasibility study’s main goal is to assess the economic viability of the proposed project. The

outcome of the feasibility study will indicate whether or not to proceed with the proposed venture.

If the results of the feasibility study are positive, then the cooperative can proceed to develop a

business plan. It has been ascertained that the proposed park development project is

economically viable as it is low cost project but the indirect economic benefit of this project is

enormous. At the same time, technical and organizational requirements for the development of

the project are easily accessible.

6. Detailed Cost Breakup Sl. No. Description of

Item Unit Quantity Rate Total Cost

1 Land acquisition

katha 2508 200000 501600000

2 Land Development

Sft. 1805760 60 108345600

3 Plantation in the park katha 2508 1500 3762000

Total: 613707600

7. Source of fund: GOB/ RAJUK

8. Land Requirement: 41.80 acres or 16.92 hectares

9. Impact Assessment:

Environmental Quality Impact • Ecological functions of the adjacent Khal will be maintained / improve

Social Impact

• The Development will increase social interaction amongst people • It will encourage people to visit the recreational site; • Participatory planning process will encourage community ownership of the project

Expected Benefits:

♦ Open Space development into planned prime recreational zone;

♦ Better opportunity for people to relax and recreation;

♦ Planned Landuse development;

10. Implementation Period: 2012 – 2015

11. Catchment Area: There is a great dearth of large scale recreational park in the study area. If the project is

implemented, the entire area of Location-10 area like, Badda, Bhatara, Satarkul, Nandipara,

Joarsahara and Rampura area etc would be benefited largely.

Documents

Preparation of Detailed Area Plan (DAP) for DMDP Location ... · PDF fileFinal Plan Report Preparation of Detailed Area Plan for Location-10 of DMDP, RAJUK Table of Contents EXECUTIVE