FE Report
About 40 per cent of wards in Dhaka city have exceeded the maximum allowable population density with more than 400 persons per acre (ppa).
Citing a survey, experts on Saturday said the capital's central urban areas are fast losing their carrying capacity.
Over 24 per cent accommodates 400 ppa, 7.0 per cent 300 ppa, 10 per cent 250 ppa and 11 per cent 150 ppa in 92 wards under two city corporations.
But urban planners said only 150-200 people per acre can be allowed in the core built-up area only if its carrying capacity permits.
They suggested construction of the highest eight-floor buildings with mid-rise development given the city's existing reality.
The recommendations were made at a national seminar on 'Density Zoning for Dhaka Metropolitan Development Plan Area' in the capital.
Rajdhani Unnayan Kartripakkha (Rajuk) and Bangladesh Institute of Planners (BIP) co-organised the event.
Rajuk chairman Abdur Rahman was the chief guest and BIP president AKM Abul Kalam the special guest at the event moderated by BIP vice-president Akter Mahmud.
BIP general secretary Adil Mohammed Khan presented a keynote paper there.
Density zoning is a tool to regulate the development intensity of any specific area, be it a residential or mixed use area.
The current density of central urban area is 325 ppa while the projected density is 434 ppa by 2035. On the other hand, the density prescribed by Dhaka Structure Plan for areas outside central Dhaka is 120 ppa or 300 persons per hectare (pph).
In his welcome address, Detailed Area Plan (DAP 2016-35) project director Ashraful Islam said Dhaka has the highest density of 555 pph.
The density of Hongkong is 530 pph, Mumbai 436, Beijing 75 and Los Angeles 34, he added.
Although the gross density of Dhaka is 555, Mr Islam said, density varies in some areas.
The density is 2,746 per hectare in Gendaria, but it is 175 in Gulshan, he mentioned.
The DAP director said Dhaka has 85 per cent one-storey buildings and 0.15 per cent high-rises.
"There are separate law and ordinance for density zoning. Rajuk will incorporate density zoning regulations in the revised DAP," he said.
Meanwhile, the BIP secretary said 70 to 80 per cent of Dhaka city is unplanned, with most areas losing carrying capacity.
The Building Code 2008 has not given importance to area-wise planning variation, he claimed.
Mr Khan said there are high rises even in alleys which have raised the density three times higher.
Dhaka has crossed its threshold population and diseconomies of scale have started functioning.
In microeconomics, diseconomies of scale are the cost disadvantages that firms and governments accrue for a rise in firm size or output, resulting in production of goods and services at increased per-unit costs.
If more investment is made here, Mr Khan said, there will be no return for lack of functionality.
High-rises do not provide affordable housing, rather it tends to drive housing prices up, he added.
High density mostly affects public health, he said, adding there are laws in many countries to ensure right to sunlight and air.
"The more the density is, the less the access to sunlight and wind is," the BIP official stated.
Citing a survey done at Uttara, he said there is 75 per cent park deficiency and 87 per cent playground deficiency at a planned area like Uttara.
Theoretically, a small park is required for 5,000 people, he said.
The number of schools is more than required-standard 72 against existing 80, said Mr Khan.
But the required medical facilities are absent, he added.
He said Uttara has some 86,000 surplus people.
Architect Mubasshar Hossain said the planning should not be Dhaka-centric and development should be decentralised.
If more investment is made here, more people will come, he noted.
Meanwhile, Rajuk chairman said there are 3,300 buildings in the city of which 70 per cent did not follow the building code.
The building code is going to be amended, he added.
Mr Rahman said he will disclose next month the names of the owners and details of the buildings which were constructed flouting rules.
© 2024 - All Rights with The Financial Express
