Report - Public Works Department

Transcription

Executive Summary
The Detailed Area Plan is the outcome of last several years of extensive activities related
to the preparation of physical plan of Dhaka, marks the completion of the process
undertaken in early nineties by the Rajdhani Unnayan Kartripakkha with the assistance of
UNDP and UNCHS. Preparation of Dhaka Metropolitan Development Plan (DMDP)
under the project ‘Preparation of Structure Plan (SP), Urban Area Plan (UAP) and
Detailed Area Plan (DAP)-Metropolitan Development Plan Preparation and Management
in Dhaka’ (UNDP No. BGD/88/052 and TAPP No. TA/BGD/88-052) was started in
1992. DMDP is a three-tier plan package of which first two tiers (Structure Plan and
Urban Area Plan) were completed during 1992-1995 by the joint team of Consultants
from home and abroad and counterpart experts employed by the RAJUK.
RAJUK’s jurisdiction covers an area of approximately 590 sq. miles comprising of 26
Strategic Planning Zones (SPZ). For the preparation of Detailed Area Plan (DAP), the
total area of RAJUK jurisdiction has been divided into five separate Groups and several
locations. Group-A is a part of that distribution. The project area of Group-A is situated
on the north east part of the Dhaka City with a gross area of 1,10,052 acres, consisting of
four SPZs (SPZ 14, SPZ 14.5, SPZ 15, SPZ 19) including two Pourashavas named Tongi
and Gazipur and surrounding rural settlement including flood plain areas of Balu,
Sitalakkhya and Brahmaputra Rivers. A planned neighbourhood named Purbachal New
Town is being established by RAJUK which is also located in Group-A.
The Report contains seven Chapters describing sequentially the Background of the
project, Critical Planning Issues influences the plan preparation process, Development
Plan Proposals, Plan Implementation Procedures and Follow-up Actions required for the
implementation of the plan, and lastly, Conclusion. The Background section (Chapter-1)
presented a brief description of the project objectives, brief background and purpose of
the project as per the prescribed Terms of Reference. It is stated that the Plan has been
prepared on the basis of Section 73 of the Town Improvement Act (TI Act), 1953 which
empowers RAJUK to prepare Landuse Plan for areas within its jurisdictions and it also
designates RAJUK as the custodian of the Plan. Chapter-1 also describes the salient
features of the higher level plans: Dacca Master Plan of 1959, Dhaka Metropolitan Area
Integrated Urban Development Project, DMDP Structure Plan and Urban Area Plan. It
also presents a brief description of the study area. The 1st chapter ends with an analysis of
the outcome of the Public Hearing on the Draft Final Plan. From the analysis, it has been
observed that most of the respondents are against wider roads. It has been observed that
the affected people do not want to be evicted even against compensation but prefers
resettlement.
Chapter-2 describes critical issues that have direct bearing on the plan preparation
process. It provides an analysis of the existing urbanization process and its in-built
problems, utility provisions, description of infrastructure, geo-physical condition and the
problems of the area. This chapter ends with a list of projects undertaken for the study
area by different line agencies of the government as well as those wished by the
stakeholders.
Development Plan Proposals are explained in Chapter-3 and describes the policy
framework as provided in the higher level plans. Again, the chapter deals with the
planning principles, standards and general development strategies adopted in the plan.
Strategies are described under broad heads like drainage, residential development,
industrial development, mixed use development, transport and connectivity, Flood Flow
Zone, water body and open spaces, amenities and community facilities, environmental
management and support to hinterland. Infrastructure proposals are grouped into
proposals for Transport facilities, Utility Services and Drainage. Transportation proposals
provide a network of road system ensuring sustainable development for the plan period
and beyond. About 215 new roads are proposed so that they will be able to adequately
handle the trips projected to be generated in the study area. The roads of various widths
were proposed to maintain hierarchy and corresponding road sections are also provided.
Road section includes adequate space for pedestrian use and utility provision. For
convenience of description, the study area has divided into ten Detailed Planning Zones
(DPZ), each of which has elaborated with a map. According to Detailed Planning Zone,
landuse has been proposed in Cpater-3. At the end of this chapter, an Integrated Plan has
been presented.
Chapter-4 deals with priorities and phasing of the plan implementation. DMDP Structure
Plan phasing was adopted for such design. The DMDP phases are: (i) Short-term, (ii)
Medium-term and (iii) Long-term. In DAP, short-term considered as Phase-I, likewise
Medium-term as Phase-II and Long-term as Phase-III. As such the Phase-I covers 20072010 period, Phase-II covers 2011-2015 and Phase-III extends beyond the plan period. In
prioritizing various uses, stakeholders’ desire has been taken into account. Road priority
fixed on the basis of need. Then landuse classification, their special functions, principal
use and accessory uses have been defined in this chapter. The proposed Landuse Zones
are: Urban Residential Zone, Rural Settlement Zone, Commercial Zone, Industrial Zone,
Mixed use Zone, Flood Flow Zone, etc. This chapter also describes the landuse control
procedures. Three-tier permit procedure has been proposed in this chapter. In the first
tier, it will be the function of Landuse Permit Planner (LPP), at the mid level Landuse
Permit Committee (LPC) and at the top level Nagar Unnayan Committee. Landuse permit
procedure has explained through a flow diagram. For each category of landuse zone,
there are certain uses which are their permitted uses and clearance for those uses can be
obtained at the first-tier. For uses under conditional use, it will be the function of secondtier. If anyone wants approval for new use or conditional use of that zone, it will be the
function of third-tier. However, if anyone is not satisfied with the decision of any tier, he
can approach to the next tier for mitigation and finally up to the Court.
Chapter-5 deals with the project plan. The specific projects needed as an Action Area
plan and prescribed by the Consultants are incorporated here. Approximate project cost
has been calculated according to the project.
Chapter-6 deals with Follow-up Actions to be undertaken by RAJUK in future. The
foremost of the actions is strengthening of RAJUK’s capacity to perform its development
control functions properly all over its jurisdiction. Plan implementation needs people’s
participation, especially in land development projects. The Consultants strongly feel that
successful implementation of the DAP depends on the Action Area Plans to be
undertaken by RAJUK after the Detailed Area Plan comes in force. Chapter-7 contains
the Concluding Remarks.
In the Detailed Area Plan, Group-A area was considered as the extension of Dhaka’s core
area within the year 2015. The outlined area has been planned as Growth Center concept
prescribed in the DMDP Structure Plan. Those Growth Centers are Tongi, Gazipur,
Kaliganj, Rupganj, Pubail, Purbachal and Sitalakkha. It is considered that, within the year
2015, some of those Growth Centers will be developed as industrial center. At present,
the Rupganj, part of Kaliganj and Pubail are in agriculturally developed and industrial
developments are concentrated in Tongi, centre of Kaliganj and eastern part of Sitalakkha
River. The Gazipur is known as restricted area and educational centers. The concept
presented in the DMDP Structure Plan is also considered for the preparation of Detailed
Area Plan.
FINAL REPORT
Preparation of Detailed Area Plan (DAP) for DMDP Area : Group-A , RAJUK.
Table of Contents
EXECUTIVE SUMMERY.............................................................................................i
CHAPTER-I: BACKGROUND
1.1
Introduction .................................................................................................................... .......I-1
1.2
Background...................................................................................................................... .......I-1
1.3
Purpose of the Detailed Area Plan (DAP) ....................................................................... .......I-2
1.4
Objective of the Project .................................................................................................. .......I-2
1.4.1 General Objectives .............................................................................................................I-2
1.4.2 Specific Project Objectives.................................................................................................I-3
1.5
Custodian of the Detailed Area Plan................................................................................ .......I-3
1.6
Duration of the Detailed Area Plan (DAP) and Amendment Options............................. .......I-3
1.7
Format of Detailed Area Plan .......................................................................................... .......I-4
a. Explanatory Report ...................................................................................................... .......I-4
b. Integrated Planning Map.............................................................................................. .......I-4
1.8
Description of the Planning Area....................................................................................... .......I-4
1.8.1 Administrative and Cadastral Boundaries ........................................................................I-5
1.8.2 Geo-physical Profile ............................................................................................. .......I-8
a. Geology..................................................................................................................... .......I-8
b. Topography............................................................................................................... .....I-11
c. Climate...................................................................................................................... .....I-13
d. Geological Fault……………………………………………………………………......I-13
1.9
Review of Previous Plans and Proposals ............................................................................ .....I-13
1.9.1 Dacca Master Plan, 1959 ...................................................................................... .....I-14
a. Relevant Recommendations ..................................................................................... .....I-14
b. Application of the Master Plan for Dhaka, 1959 ...................................................... .....I-14
1.9.2 Dhaka Metropolitan Area Integrated Urban Development Project (DMAIUDP)......I-14
b. Application of DMAIUDP........................................................................................ .....I-15
1.9.3 DMDP Structure Plan and Urban Area Plan… .................................................... .....I-15
b. Application of Structure Plan and Urban Area Plan ................................................ .....I-16
c.
1.10
Flood Protection Embankments and Floodwalls…………………………………….....I-16
Public Consultation........................................................................................................... .....I-16
1.10.1 Consultation with Local Government Authorities .............................................. .....I-17
1.10.2 Consultation with Different Communities ......................................................... .....I-17
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1.10.3 Public Hearing ................................................................................................... .....I-17
1.10.4 Consultation with Public Representatives .......................................................... .....I-18
1.11
Draft DAP Review by Review Committee ……………………………………….......……I-18
CHAPTER-II: CRITICAL PLANNING ISSUES
2.1
Existing Development Pattern ........................................................................................ ......II-1
2.1.1
General ............................................................................................................... ......II-1
2.1.2
Socio-economic Profile ...................................................................................... ......II-1
a. Family Size .................................................................................................................. ......II-1
b. Age and Sex Structure ................................................................................................. ......II-2
c. Religious Groups…………………………………………………………………….........II-2
d. Educational status ........................................................................................................ ......II-3
e. Occupation / Employment Pattern ............................................................................... ......II-3
f. Income and Expenditure Level..................................................................................... ......II-5
g. Source of Income ......................................................................................................... ......II-6
h. Migration .................................................................................................................... ......II-7
2.1.3
Landuse ……………………………………………………………………….........II-9
a. Agriculture Areas....................................................................................................... ......II-9
b. Residential Areas ....................................................................................................... ......II-9
c. Water body................................................................................................................. ....II-10
d. Industrial Areas.......................................................................................................... ....II-10
e. Commercial Areas...........................................................................................................II-10
f. Education and Research...................................................................................................II-10
g. Amenities and Urban facilities............. ..........................................................................II-12
h. Mixed-use........................................................................................................................II-12
i. Historic............................................................................................................................II-12
j. Forest areas.....................................................................................................................II-13
k. Public Gathering..............................................................................................................II-13
l. Vacant Land....................................................................................................................II-13
2.1.4
Infrastructure ...................................................................................................... ....II-13
a. Circulation Network.................................................................................................. ....II-13
b
Drainage.................................................................................................................... ....II-15
c. Utility Services ......................................................................................................... ....II-18
2.1.5
2.2
Land Ownership and Value ............................................................................... ....II-23
Expected Development .................................................................................................. ....II-26
2.2.1
Population .......................................................................................................... ....II-27
2.2.2
Economic Activities ........................................................................................... ....II-28
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2.3
Development Problems................................................................................................... ....II-30
2.3.1
Hydrology (Drainage and Flooding) .................................................................. ....II-30
2.3.2
Geological Fault.................................................................................................. ....II-34
2.3.3
Spontaneous Development ................................................................................. ....II-34
2.3.4
Transportation .................................................................................................... ....II-34
a. Roads......................................................................................................................... ....II-34
b. Railway .................................................................................................................... ....II-36
c. Waterway ................................................................................................................. ....II-36
d. Modal Conflict…………………………………………………………………….......II-36
e. Transportation Problem versus Urban Land Use…… …………………………....... II-37
2.3.5 Utility Services .................................................................................................... ....II-37
a.
Electricity ............................................................................................................... ....II-37
b.
Water Supply ......................................................................................................... ....II-37
c.
Gas Supply………………………………………………………………………..... II-37
d.
Sewage Disposal .................................................................................................... ....II-37
e.
Drainage ................................................................................................................ ....II-37
f.
Solid Waste Disposal ............................................................................................. ....II-38
2.3.6
Amenities and Urban Facilities……………………………………………........….II-38
a.
Active and Passive Recreation ............................................................................... ....II-38
b.
Educational Facilities ............................................................................................. ....II-38
c.
Market Facilities……………………………………….………………………….....II-38
d.
Community Facilities.…………..…………………………………………………...II-38
e.
Urban Facilities…………………………………………………………………..….II-38
2.3.7
Environmental Concern ..................................................................................... ....II-38
2.3.8
Shelter and Settlement ....................................................................................... ....II-45
2.3.9
Lack of Co-ordination Among Agencies……………………………………..........II-45
a. Duplication of Effort……………………………………………………………….....II-45
b. Disregard of Abiding Plans by Line Agencies/Authorities…………………....… .....II-45
c. Weak Plan Implementation Mechanism……………………………………………...II-46
2.4
Current Investment Program............................................................................................ ....II-46
2.5
Stake Holders’ Wish List of Projects.............................................................................. ....II-47
CHAPTER-III DEVELOPMENT PLAN PROPOSALS
3.1
Abiding Policy Frameworks of Higher Level Plans ........................................................ ....III-1
3.2
Planning Principles and Standards................................................................................... ....III-6
3.2.1
Guiding Principles .............................................................................................. ....III-6
3.2.2
Planning Standards ............................................................................................. ....III-7
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3.3
Preferred Development Strategies .................................................................................. ..III-14
3.3.1
Drainage.............................................................................................................. ..III-16
3.3.2
Residential Development ................................................................................... ..III-17
3.3.3
Industrial Development ...................................................................................... ..III-17
3.3.4
Mixed Use Development ................................................................................... ..III-17
3.3.5
Transport and Connectivity ............................................................................... ..III-18
3.3.6
Flood Flow Zones .............................................................................................. ..III-21
3.3.7
Non-urban Areas ................................................................................................ ..III-21
3.3.8
Water Body and Open Spaces ........................................................................... ..III-22
3.3.9
Amenities and Community Facilities ................................................................. ..III-22
3.3.10 Solid Waste Management……………………………………………………...... III-22
3.3.11 Water Supply…………………………………………………………………..... III-22
3.3.12 Electricity……………………………………………………………………....…III-23
3.3.13 Gas Supply……………………………………………………………………...…III-23
3.3.14 Conservation of Monument and Heritage…………………………………….......III-23
3.3.15 Environmental Management ............................................................................... . III-23
3.3.16 Supporting the Surrounding Hinterland ............................................................. . III-26
3.4
Major Infrastructure Proposals ....................................................................................... . III-27
3.4.1
Transport............................................................................................................. . III-27
3.4.2
Drainage………………………………………………………………………….III-33
3.4.3
Utility Services ................................................................................................... . III-39
3.5
Amenity and Urban Facility Proposals…………………………………….. ………........III-40
3.6
Description of the Plan…………………………………………………………………....III-41
CHAPTER IV: PLAN IMPLEMENTATION
4.1
Implementation Strategy.................................................................................................. ....IV-1
4.2
Land Management..………………………………………………………………... .. ........IV-1
4.2.1
Land Management Techniques………………………………………………........IV-2
4.2.2
Area Specific Appropriate Land Management Techniques……………….............IV-4
4.3
Areas for Action Area Plan.............................................................................................. ....IV-6
4.4
Public Sector Action Program ........................................................................................ ....IV-6
4.5
Area Development Priorities and Phasing ...................................................................... ....IV-6
4.6
4.5.1
Phasing................................................................................................................ ....IV-6
4.5.2
Priorities ............................................................................................................. ..IV-10
Landuse Zoning ............................................................................................................... . IV-10
4.6.1
a.
Landuse Classification ....................................................................................... . IV-11
Urban Residential Zone ............................................................................................ ..IV-12
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b. Commercial Zone (Business).................................................................................... ..IV-15
c.
Commercial Zone (Office)........................................................................................ ..IV-17
d. General Industrial Zone ............................................................................................ ..IV-19
e.
Heavy Industrial Zone .............................................................................................. ..IV-24
f.
Mixed Use Zone (Commercial-General Industrial) .................................................. ..IV-27
g. Mixed Use Zone (Residential-Commercial)............................................................. ..IV-29
h. Mixed Use Zone (Residential-Commercial-General Industrial)............................... ..IV-32
i.
Mixed Use Zone (Residential-General Industrial).................................................... ..IV-34
j.
Institutional Zone...................................................................................................... ..IV-35
k. Administrative Zone ................................................................................................ ..IV-37
l.
Agricultural Zone ..................................................................................................... ..IV-38
m. Flood Flow Zone....................................................................................................... ..IV-39
n. Open Space ............................................................................................................... IV-40
o. Overly Zone .............................................................................................................. IV-42
p. Rural Settlement Zone .............................................................................................. IV-44
q. Water Retention Area ............................................................................................... IV-49
r.
Water Body ............................................................................................................... IV-49
4.6.2
Principal Use and Accessory Use ……………………………………………...IV-50
4.7
Development Control………………………………………………………..….IV-51
4.7.1
Issue Landuse Permit…………………………………………………….…..…IV-51
4.7.2
Interaction with People………………………………………………………….IV-56
CHAPTER V: PROJECT PLAN
5.1
Introduction …………………………………………………………………………...........V-I
5.2
Description of Projects………………………………………………………….……..........V-I
5.3
Indication of Project Cost …………………………………………………..………..........V-II
CHAPTER VI: FOLLOW UP ACTIONS
6.1
Introduction...................................................................................................................... ...VI- 1
6.2
Follow up Actions ............................................................................................................ ...VI -1
6.2.1 Awareness Building ............................................................................................... ...VI -1
6.2.2 Willingness of the Authorities to implement the Plan ........................................... ...VI -2
6.2.3 Revision of existing and formulation of new legal provisions relevant to DAP.........VI -2
6.2.4 Identification and Preparation of Policies for Non Conforming Uses…….....….........VI-5
6.2.5 Preparation of Action Area Plan ……………………………………………..............VI-5
6.2.6 Resolving Duality of Power in Granting Planning Permit...................................... ....VI-5
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6.2.7 Decentralization of RAJUK Function .................................................................... ...VI -5
6.2.8 Bringing Potential Areas for Urban Growth under Municipal Authority.. ............ ...VI -5
6.2.9 Strengthening Planning Department ...................................................................... ...VI -5
6.2.10 Co-ordination Among Related Authorities/ Agencies .......................................... ...VI -6
6.2.11 Enforcement of Law for Restoring Plan …………………………………………. .VI-6
6.2.12 Provision of penalty for Plan Violation ............................................................... ...VI -7
6.2.13 Plan Review ......................................................................................................... ...VI -7
CHAPTER VII: CONCLUSION…………………………………………………………...……...VII-1
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List of Maps
Map-1.1 Location Map of Group-A in context of DMDP …………………………….…I-6
Map-1.2 Study Area map showing different administrative boundaries ………………...I-7
Map-1.3 Contour map of the study area………………………………………………….I-12
Map-2.1: Existing Land use Pattern of the Study Area………………………………….II-11
Map-2.2: Existing Drainage Network in the Study Area………………………………..II-17
Map-2.3: Existing Water Supply Network………………………………………………II-20
Map-2.4: Existing Electricity Supply and Telephone Exchange in the study area……...II-21
Map-2.5: Existing Gas Supply Network in the study area………………………………II-22
Map-3.1 Proposed Road Network in the Study Area……………………………………III-32
Map-3.2: Proposed Drainage Plan for the Study Area…………………………………..III-38
Map-3.3 DPZ Boundary in the study area……………………………………………….III-42
Map- 3.4 Proposed land use of the DPZ-01……………………………………………..III-48
Map- 3.7 Proposed land use of the DPZ-04……………………………………………. III-60
Map- 3.8 Proposed land use of the DPZ-05……………………………………………. III-67
Map- 3.10 Proposed land use of the DPZ-07……………………………………………III-73
Map- 3.11 Proposed land use of the DPZ-08……………………………………………III-78
Map- 3.12: Proposed land use of the DPZ 09………….......………………...……….... III-82
Map- 3.13 Proposed land use of the DPZ-10…………………………………………...III-87
Map- 3.14 Proposed Integrated Plan of Group-A……………………………………… III-88
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CHAPTER - I
BACKGROUND
1.1 Introduction
The Dhaka Metropolitan Development Plan (DMDP) is a three-tier plan package, such as
the Structure Plan, Urban Area Plan and Detailed Area Plan (DAP). The Dhaka Structure
Plan (1995-2015) and the Urban Area Plan (1995-2005) were completed under DMDP
package during 1992-1995, which was approved and published in the Bangladesh Gazette in
1997. Detailed Area Plan is prepared following the policies and guidelines made in the
Structure Plan and Urban Area Plan. This Detailed Area Plan has provided more detailed
planning proposals for specific sub-areas of Dhaka Metropolitan areas. The Detailed Area
Plan prepared by the local consultants with experienced professionals from different fields
like urban planning, architecture, engineering, social science, geophysical and
environmental science is expected sufficiently to serve the purpose of the Structure Plan and
Urban Area Plan (UAP). The Structure Plan identified 26 Strategic Planning Zones (SPZ)
for Urban Area Plan with recommendation for preparation of Detailed Area Plan gradually
covering all the SPZs in succession in conformity to the policies and guidelines contained in
Structure Plan and Urban Area Plan.
1.2 Background
The major factor behind rapid urbanization in Bangladesh has been the rural-urban
migration. This phenomenon was little known prior to the partition in 1947. The pace of
urbanization slowly picked up speed and reached an unimaginable peak after the War of
Independence. This unprecedented growth coupled with the unplanned growth of
settlements made the preparation of new urban plan an imperative for fast growing towns.
Plans were previously prepared for Dhaka and Chittagong by a British firm of Consultants
in 1959. However, this plan though proved useful initially for the purpose of guided
development of the cities was soon overtaken by events that could not be foreseen by
anybody at the time of their preparation in the fifties of the last century. Dhaka became
many times larger than the size visualized earlier and consequently the plans became useless
as the instrument of development control. Necessity of preparation of an up-to-date urban
plan became obvious even to the ordinary citizens. However, the bureaucratic red-tapism
and a general lack of comprehension regarding plan preparation and implementation caused
valuable time. Finally in early 1990s, a new plan was prepared by RAJUK with the
assistance of UNDP/UNCHS. Dhaka Metropolitan Development Plan (DMDP) was finally
prepared during 1992-95.
The DMDP is a plan, based on modern concepts which differ fundamentally from earlier
practice of preparing end-state plans which becomes out-dated in a dynamic growth
situation. The DMDP is a three tier plan package namely Structure Plan providing longer
time guidance for growth of the cities followed by the Urban Area Plan with shorter time
frame providing direction for implementation of the existing urban areas and their
immediate surroundings exhibiting some development pressure. The Detailed Area Plan is
based on actual survey and studies and covers individual parts of town where immediate
intervention is needed.
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The DMDP Consultants prepared the 1st two items in considerable details but did not
prepare any DAP. However, though late, RAJUK took up the preparation of Detailed Area
Plan in one go, although initially the idea was to precede selectively taking the high
pressure zones first and then gradually taking up lesser priority zones. This strategy was
adapted as Structure Plan accepts and recognizes the uncertainty of future and leaves more
detailed problems for resolution nearer the time they occur. This is more applicable for
areas where growth of population and economic development cannot be determined with
any degree of precision. But events in metro-Dhaka overtook this assumption and it is
observed that in reality development has been initiated by private and individual developers
in areas designated as low priority, flood flow zones and retention pond reserves. Naturally,
it has become an imperative to prepare Detailed Area Plan for whole of metro-Dhaka and
this bold decision by RAJUK may prove to be beneficial for the city in the long run.
Dividing the total area of RAJUK jurisdiction into five groups and several locations on the
basis of geographical location and settlement pattern, preparation of Detailed Area Plan has
been done. This is the culmination of the "three tier plans" (1995-2015) of Dhaka
Metropolitan Area as was originally envisaged.
1.3 Purpose of the Detailed Area Plan
The present status of the planning process demands a detailed analysis of the Strategic
Planning Zone (SPZ) areas identified in the Structure Plan and Urban Area Plan. The
policies on which the Detailed Area Plan prepared, are the recommendations made in the
Structure Plan as policies and Urban Area Plan as guidelines. These Detailed Area Plans
provided more detailed planning proposals for specific sub-areas of Dhaka Metropolitan
areas. Objectives of the DAP can be visualized through the following points:
(1) To provide a detailed analysis of the area.
(2) To provide a reference document for land management activities, data management and
dissemination. This will provide landuse maps and information at Mouza level (parcel) in a
professional way.
(3) To provide a program for public sector investment aiming at the implementation of the
plan.
(4) To suggest control and guidance for private sector landuse and development in the area
of the plan.
(5) To provide planned development to ensure sustainable environment for DAP areas with
the cooperation of other development agencies.
1.4 Objective of the Project
1.4.1 General Objectives
The general objectives of Detailed Area Plan are 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.
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•
To create an urban environment enabling citizens enjoy the services that suit urban
living.
1.4.2 Specific Project Objectives
The objectives specified in the proposal to prepare the Detailed Area Plan are as follows:
• 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
Rajdhani Unnayan Kartipakkha (RAJUK) is the custodian of the Detailed Area Plan.
Duration prescribed in the Structure Plan for the implementation of this Detailed Area Plan
is up to the year 2015. RAJUK will guide the other authorities to implement their projects
according to the Detailed Area Plan and all the physical development activities will follow
the proposals prescribed in the Detailed Area plan. RAJUK may make changes,
amendments and alterations of this Detailed Area Plan as and when necessary.
Section 73(1) of the Town Improvement Act, 1953 empowers RAJUK to ‘Prepare a Master
Plan for the Area within its jurisdiction indicating the manner in which it proposes that land
should be used (whether by carrying out thereon of development or otherwise) and the
stages by which any such development should be carried out. Based on the above
empowerment, preparation of three-tier development plans named Structure Plan, Urban
Area Plan and Detailed Area Plan projects which were prepared by the RAJUK and
approved by the Government. The Structure Plan and Urban Area Plan were prepared under
the guidance of RAJUK and published in the Official Gazette on August 4, 1997 (SRO
N.1834-law/97). As the custodian of the three-tier plans including the Detailed Area Plan
prepared under the present project, RAJUK has the sole responsibility of development
control of its jurisdiction either by himself or with the co-operation of other authorities of
the government responsible for carrying out development activities.
1.6 Duration of the Detailed Area Plan and Amendment Options
Usually a plan is prepared for a period of 20 to 25 years. DMDP has been prepared for 20
years carrying 1995-2015 periods. As such the Detailed Area Plan prepared under this
project extends to 2015. However, every plan requires periodic review and updating which
is usually done every five years. The consultants propose that the plan should be reviewed
at the end of 2015. At the same time initiative should be taken for review and updating of
the plan accordingly at the end of 2015, so that it can be extended for further periods.
Section 74(2) of the Town Improvement Act, 1953 also empowers RAJUK to amend its
plan time to time. If development trend deserves for preparation of a fresh three-tier
development plan, RAJUK may take initiative to prepare a new plan for its jurisdiction and
it is conferred by the section 73(1) of the Town Improvement Act, 1953.
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1.7 Format of Detailed Area Plan
a. Explanatory Report
The Explanatory Report provides an account of the design process, demographic and socioeconomic data, sector wise and thematic maps, information on higher level planning context
and a description of the Integrated Planning Map. The Report contains maps on a scale that
is appropriate to the information they carry and convenient for inclusion in a Report (A4
and A3 size).
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.
Maps of following description form the component of Integrated Planning Map for the
Detailed Area Plan:
Table- 1.1: Required Maps with corresponding Scale
1
a) Base Map (Study Area Map): C.S. Mauza
b) Base Map (Study Area Map): R.S. Mauza
2
a) Physical Feature Survey (Road+Water Bodies+Floor Heights ):
b) Physical Feature Survey (Road+Water Bodies+Structure Type ):
c) Physical Feature Survey (Road+Water Bodies+ Structure Use):
3
Land Use Map
4
Topographic Map
5
Utility Services (Thematic)
a) Road Network
b) River / Khal / Drainage (with Road Network)
c) Gas / Electricity / Water Supply (with Road Network)
6
Integrated Planning Map
7
Integrated Planning Map
8
Project Maps
Source: Terms of Reference (ToR).
Scale 1:1980
Scale 1:1980
Scale 1:1980
Scale 1:1980
Scale 1:1980
Scale 1:1980
Scale 1:1980
Scale 1:990
Scale 1:1980
Scale 1:1980
Scale 1:3960
Scale 1:1980
Scale 1:990
1.8 Description of the Planning Area
RAJUK’s jurisdiction extends over approximately 1528 sq. km. (590 sq. miles) comprising
26 Strategic Planning Zones. For the purpose of preparation of Detailed Area Plan (DAP),
the whole of RAJUK area has been divided into five groups and eleven locations. Initial
demarcation of the study area is shown in the Study Area Map (Group-A) under Terms of
Reference (page 6 of 48). The terms of reference further defined the Group-A area in terms
of SPZ created under the Dhaka Metropolitan Development Plan and these SPZs are namely
SPZ 14, SPZ 14.5, SPZ-15 and SPZ 19. SPZ wise explanation have already been stated in
the previous reports (Inception Report and Report-1).The total area under these SPZ are 1,
10,090 acres, however, the project area is 1,03,994 acres less by the area of Purbachal
(6,058 acres). There are five (5) Thanas under this project area namely Rupganj and
Sonargaon (Baidya Bazar) of Narayanganj district, Kaliganj, Joydevpur and Gazipur of
Gazipur district and there are two recognized Pourashavas namely Gazipur and Tongi.
Study Area map showing different administrative boundary is shown in Map 1.2. However,
in this list the Mouzas under Purbachal project is included. The consultants have identified
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and separated these overlaying Mouzas and prepared the list of Mouzas which fall exactly
within the project.
The study area of Group-A is divided into two regions due to the presence of the Purbachal
New Town project in the middle of it. Now it appears to be two distinct areas, one to the
north and the other to the south of Purbachal. This north area includes Tongi Pourashava,
Tongi Upazila, Gazipur Pourashava, Joydevpur, Kaliganj Upazila and part of Rupganj
Upazila. The southern area is part of Sonargaon Upazila and Rupganj Upazila (Daudpur
Union). In demarcating the project area, the Mouza were not divided, however, the larger
units like Thanas and Unions were divided. However, tendency of breaking the Mouzas in
other boundaries was minimized.
1.8.1 Administrative and Cadastral Boundaries
The study area (Group-A) is situated on the north east part of the Dhaka City calculates with
the gross area of 110052 acres, consisting of SPZ 14, 14.5, 15 and 19 where exist two
Pourashavas named Tongi, Gazipur and surrounding rural settlement and flood plain areas of
Balu, Sitalakkha and Brahmaputra Rivers. A planned neighbourhood named Purbachal
(planned by the RAJUK) already exists. SPZ 14 includes Tongi (7917 acre), SPZ 14.5
includes Tongi and Gazipur fringe (16500 acre), SPZ 15 includes Gazipur (10993 acre) and
SPZ 19 includes Kaliganj, Rupganj and Baidyer Bazar (68583 acre). All SPZ have been
divided into 10 Detailed Area Planning Zone (DPZ) for the preparation of an effective
Detailed Area Plan.
Table-1.2: Study Area with involved population
SPZ
Pourashava / Thana
Population
1991 (Total)
2001
(Involved)
Area in
acre
River
14
14.5
162227
270300
Tongi Pourashava
7917.22
Turag
Balu
Tongi-Gazipur Fringe
124859
16500.00
97599
Sitalakkha
(Pubail)
Old Brahmaputra
117129
153263
15
Gazipur Pourashava
10993.30
19
RAJUK East (Kaliganj,
345634
454219
68583.48
Rupganj, Baidyer Bazar)
Purbachal
6058
Total
722589
1002641 110052.00
Source: Dhaka Metropolitan Development Plan (1995-2015) and Population Statistics, 2001.
Note: Area in acre (involved) is showing the figure presented in the TOR circulated by the RAJUK.
In total 17 Unions are performing their activities as a rural local government in the study
area. There are 365 mouzas and some mouzas have more than one sheets. Those mouza
sheets are classified as C.S. and R.S mouza sheets. Total number of mouza sheets is 892
taking into account of both C.S and R.S mouzas.
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MAP-1.1: LOCATON OF THE STUDY AREA IN CONTEXT OF DMDP
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MAP-1.2: ADMINISTRATIVE BOUNDARY OF THE STUDY AREA
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1.8.2 Geo-physical Profile
a. Geology
The Dhaka district conceives greater variety of soils than any other district of Bangladesh.
This fortunate circumstance results from two major causes. First, the district lies at the hub
of the Capital City where three major rivers of the territory come together, each depositing
its characteristic alluvial sediments. Secondly, considerable areas of older sediments have
been uplifted, tectonically, then cut by valleys and have become weathered to varying
degrees according to improvements in drainage conditions which have resulted. In general,
the soils are young and closely reflect the properties of their parent materials. In the account
which follows, therefore, the soils of the district are described under the headings of the six
major hypsographic units within which the different parent material occur, viz.-i) Madhupur
Jungle, ii) Arial Beel, iii) Ganges floodplain, iv) Old Brahmaputra floodplain, v) Jamuna
floodplain, and vi) Middle Meghna floodplain.
The Madhupur and Bhawal Jungle tract is like a palimpsest on which is recorded, the
fascinating history of uplift and subsidence, erosion and deposition, of changes of sea-level
and in climate and vegetation, and of man’s changing patterns of occupation which have all
affected this area over the past several thousand years and have contributed to provide the
distinctive aspect it bears today. Not all the story is yet known but considerably more is now
known than formerly as a result of the soil survey of Bangladesh.
The exceptional uniformity of the clay sediments of this area, both laterally and vertically,
suggests that they were laid down under tidal or marine conditions, which must have
continued without tectonic or other disturbance over a long period. The geological age of
these sediments is uncertain. On the Geological Map of Bangladesh it is conjectured that
they may be of Dupi Tila (Miocene) age. They have generally been called the Pleistocene
clays, however.
Following deposition, these sediments were uplifted; not all at once, apparently, but in
several stages, and even in several pieces. Earthquakes occurring in Dhaka district in
historic times show that this movement is still continuing. The tract now forms a terrace
representing a fault block, or series of fault blocks, slightly tilted to the southeast so that the
western edge generally stands 3-6 meter above the adjoining floodplains, and the
southeastern part is low and has been encroached upon by Old Brahmaputra floodplain
sediments.
After uplift there came dissection and the valleys cut into most parts known locally as baids,
which add so much to the character and charm of the tract today. These valleys are of two
kinds; deep and sometimes broad; and shallow, and usually narrow.
Those clays are quite different in appearance and characteristics from adjoining floodplain
deposits and appear to be much older than they. Between Dhaka and Narayanganj, these
older deposits are overlaid by Old Brahmaputra alluvium. Characteristic of this soil is light
grey, rather silty soils of these valleys have nowhere been found overlaying the buried clays
and organic layers of the deeper valleys they sometimes run into, and from this evidence, it
seems probable that the shallow valleys may be older than the deeper ones.
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With this chequered history, it is scarcely surprising that soil conditions in the Madhupur
Jungle tract are varied and often complex. A surprising range of soils is found, from red
lateritic soils at one extreme to almost undeveloped soils of raw Pleistocene clay at the
other, with numerous intermediate stages developed between them and also with several
kinds of soils occurring in the associated valleys.
The well-known Dhaka red clays are found in almost every thanas of the Group-A. They
occupy flat highland areas where deep valleys have dissected the terrace. Because of the
good drainage on these sites, the parent materials have become deeply weathered and
oxidized. (This deep weathering probably took place when sea level, and local base level
were lower than today, before the valleys were partially filled in to their present level). The
soils are relatively mature. In profile, they consist of a thin brown loamy topsoil overlying a
red, friable, clay loam to clay subsoil which at 0.7-1.5 meter grades into a strongly mottled
friable to clay substratum with red, brown, drained, but acid in reaction and relatively low in
plant nutrients. They are mainly used for jackfruit, mango and other fruit trees, together
with aus, mesta, mustard, groundnuts and winter vegetables. A few areas remain under
forest. Yields of annual crops are often low because of exhausted fertility on long cultivated
sites and of doughtiness of the topsoil during dry periods. These soils have good potentiality
for improvement, however. With irrigation (perhaps from deep tubewells) and use of
fertilizers they could give high yields of crops such as sugarcane, dry-land cereals, fodder
grasses and legumes, as well as fruits. Phosphorus fixation can be a problem on these soils,
but is easily correctable by placement (instead of broad-casting) of suitable phosphoric
fertilizers.
The deep valleys adjoining these red soils typically have very heavy dark grey clay soils,
some of them containing buried organic or black clay layers. They are very acid in reaction,
although topsoil becomes neutral when submerged. These soils are mainly flooded 8-15 or
more feet deep during the monsoon season. Most are used for broadcast Aman, but Boro is
preferred in the deepest baids. Fertilizers could increase yields and the use of better ploughs
and heavier draught animals or tractors would improve seedbed preparation, but the
narrowness of most valleys would make further improvement by flood protection and
irrigation difficult to provide generally. These soils are only well suited to rice cultivation.
Paler coloured soils occupying some deep valleys in various parts of the tract are similar to
those to be described below for the shallow valleys.
The shallow baids, which occur among the latter group of soils, have light grey; very
porous, silty clay loams which grade into grey heavy clay below 2-4 feet. Similar soils
occur in deep baids amongst the red soils, too, in a few places. These soils are acid in
reaction, rather low in plant nutrients near the surface and very droughty in the dry season.
Flooding depth is mainly 1-3 feet, but up to 8 feet in some larger baids. Transplanted Aman
is the major crop, but broadcast Aman is grown in the somewhat deeper baids, sometimes
mixed with Aus. Fertilizers could increase yields considerably on these soils. The narrow
baids and porous soils would make it difficult to provide large-scale irrigation, but if
irrigation could be provided from small tube-wells, a good Aus or jute crop could be grown
in some areas, as well as dry season pulses, fodder, wheat, barley, millet or vegetable crops.
North of Tongi and Joydevpur Thana are extensive low-lying flat terrace areas which have
olive-yellow heavy clays with thin, grey, silty clay loam topsoil. In the Tongi area, these
soils are flooded 1-2 feet deep by rainwater during the monsoon season and are used for
Aus and transplanted Aman. Near Dhaka flooding is 8-12 feet deep and only broadcast
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Aman is grown. In both areas the soils become very dry in the dry season. Top soils are acid
when dry but neutral when flooded. Subsoil is mainly neutral to moderately alkaline and
locally contains lime nodules. These soils are best suited to rice cultivation and are not well
suited to dry land crops. Rice yields could be greatly increased by the use of fertilizers.
Irrigation (by pumping from the Turag River) would greatly benefit the Tongi soils; dry
season irrigation (from the Sitalakkha River) would enable high yields of Boro to be
obtained. With flood protection and irrigation within the Dhaka–Narayanganj–Demra
Project Area, the possibility exists of growing rice at any season of the year on these soils
together with jute in the early kharif season.
Rivers and Khals are the main hydrological components of the study area. These are found
everywhere in the study area. Most of the rivers and khals have lost their flow and got silted
up. They are also polluted by industrial waste. Rivers and khals are encroached by
permanent and temporary structures at different points. Total length of drainage channel is
about 313 km. In Tongi, Gazipur, Kaliganj, Rupganj and Sonargoan have 43 km, 104 km,
53 km, 121 km and 15 km length of different types of channels respectively. Only one
sluice gate is found which regulate the water flow in the study area. Maximum length of
khal (91 km) and river (25 km) is found in Rupganj Thana. There are many natural and
artificial drains in the study area. Out of 53 km pucca drains 17 km drains found in Gazipur
Pourashava area and 31 km in Tongi Pourashava area. Others area are not mentioned
because those are under semi urban and rural area. Total length of drainage channels of the
study area is 313 km. From the survey results, it is clear that in urban area maximum
drainage channel is encroached illegally by local people and use for their different purposes.
About 200 years ago, main channel of the Brahmaputra River was flowing from eastern side
of the Madhupur Jungle tract through Mymensingh and along the northeastern border of
Dhaka district down to the junction with the Meghna River at Bhairab Bazar. A number of
distributaries took off from the right bank of the river and crossed Dhaka district, among
them are the Bangsi, the Turag, the Balu and the Sitalakkha.
Since the main flow of the Brahmaputra changed his present Jamuna channel (between 1780
and 1830), these rivers have become almost inactive. Flood flow from the Brahmaputra still
pours down the old channel and through the Sitalakkha River, and these rivers together with
the Balu take off local drainage during the monsoon season. The course of the Bangsi
through Dhaka district has subsequently been overwhelmed by the Jamuna system,
however, and the Turag has been invaded by this system although it has not yet been
overwhelmed. Other small channels have almost disappeared along parts of their course.
The Sitalakkha is no longer an active stream although it carries a considerable flow of
floodwater during the monsoon season. It carries relatively little sediment, and their course
is now stable. The river is tidal throughout the district. Large river steamers and small
coastal vessels can reach Narayanganj throughout the year, but the mouth of the river where
it joins the Dhaleswari is tending to silt up, and dredging may shortly be required to keep
the lower channel navigable.
The Balu runs mainly through the extensive swamps of Bilbelai and that east of Dhaka,
joining the Sitalakkha near Demra. It has a narrow connection through the Suti Nadi near
Kapasia with the Sitalakkha, and also by way of the Tongi River with the Turag; there is
also a link with the Sitalakkha near Kaliganj. Although it carries floodwater from the
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Sitalakkhya and the Turag at the height of the flood season, the Balu is mainly of
importance for local drainage and access by small boats.
Drain is a structure that carries water from surrounding areas. A major part of the water is
produced by the rainfall runoff and carried by the drain. Drains are classified as Primary,
Secondary and Tertiary drain. Primary drains are large in size and may serve an extensive
drainage area. A primary drain may connect several secondary drains. A municipal drain
may be built of brickwork, RCC and concrete; and may be rectangular, triangular and
trapezoidal in section. Secondary drain is smaller than primary drain and serves smaller area
than main drain. Such drain is made of brick or re-inforced concrete. A secondary drain
connects several tertiary drains. Tertiary drain is smaller than a secondary drain and
normally smallest in a drainage system. Tertiary drains are normally built of brickwork.
b. Topography
The study area was surveyed with GPS as per specification for spot interval. In total
452,655 spot values were collected. A contour map has been prepared from the spot level
values (x, y and z) of the whole study area. In preparing the map, 0.5m vertical intervals of
contours are considered. The highest value is 22.5m (Kamargaon mouza in Pubail Union)
measured by the Public Works Department (PWD) and the lowest is around 0.5m. PWD
(found despersely in the study area). The dense contour areas are generally high lands found
in Gazipur, Baria union, some areas of Gachha union and southern part of Pubail Union.
Medium dense contour areas have been observed available in Pubail, Gachha, Tongi and
Nagari union. Around 70% of the spot heights are between 1m to 7m and average height of
is 5.55m PWD. Details of land levels and spot levels are shown in the Table-1.3.
Table-1.3: Spot value and their unit
Sl. No.
Spot unit
1.
Total spot number
2.
Mean (Meter)
3.
Maximum height (Meter)
4.
Minimum height (Meter)
5.
Range
6.
Variance
7.
Standard deviation
Source: Topographic Survey, 2005-2006.
Value
4,52,655
5.55284
22.5
0.5
0.5-22.5
9.98762
3.16032
The terrace topography of the study area is not flat but consists of ridges separated by a
close pattern of shallow baids. Such areas occur extensively in Joydevpur and Kaliganj
thanas and locally in Rupganj Thana. Three main highland soils occur in such areas. The
major one on slopping areas is a reddish brown to yellow-brown clay much less friable than
the Dhaka red clays. This is usually intermixed with pale brown, very porous, silty clay
loams. On small flat areas at the heads of heads occur pale grey (almost white) very porous,
silty clay loams, which, because of the bunds made by farmers are shallowly flooded with
rainwater during the monsoon season. All these soils overlie grey, very heavy and
impervious, unaltered Pleistocene clay at only 12-30 inches. All are rather acid and the paler
coloured soils at least appear to be low in plant nutrients. The red and brown soil has mainly
been left under gajari sal forest. This is their best’s use since their poor agricultural soils.
Where cultivation has been attempted, poor yields have been obtained and most such areas
are now used as poor grazing land. The grey soils are used for Aus and transplanted Aman.
Yields could be considerably improved by use of fertilizers, and, with irrigation (from
tubewells), good crops could be produced throughout the year.
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Map-1.3 Contour map of the study area
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c. Climate
The climate of the project area is generally moderate. Maximum mean monthly temperature
of 26.30c is found in the month of August while minimum mean temperature of 12.70c is
found in the month of January. Summer begins from late March and continues till August.
The monthly mean temperature and rainfall are presented in the Table-1.4
Table-1.4: Mean Monthly Rainfall and Temperature
Month
Rainfall (mm)
January
07
February
24
March
64
April
146
May
330
June
336
July
367
August
303
September
302
October
176
November
33
December
12
Source: Bangladesh Meteorological Department.
Temperature (0c)
12.7
15.6
20.5
23.6
24.5
26.1
26.2
26.3
25.8
23.0
19.3
14.2
d. Geological Fault
From geological setting and topography, it is clear that Dhaka City and its surrounding area
have experienced major and minor faulting at different times. During field investigations, a
sharp lithological change has been observed in Dhaka City and its surroundings. There are
many evidences of down-thrown blocks of the fault. Except for rapid subsidence there is
also evidence in a sharp lateral contract between layers. Considering various facts, it may be
inferred that there is a displacement due to faulting. The north-south trend is considered to
be the probable alignment of this fault.
Tongi and Gazipur are more or less free from any fault line. The area lies between Banar
fault (in the east) and Turag fault (in the west). However, the study area falls in the
earthquake Zone-2 of the seismic map of Bangladesh. Besides main sediments of the many
parts the study area is poorly compacted, highly plastic, collapsible thick peat and organic
clay layers. With the presence of organic layers and sediments with low compaction, the
area is considered to be a weaker foundation layer.
Any civil construction needs very careful attention and special foundation treatment as well
as design is recommended. Provisions of BC Rules 1996 and BNBC 1993 have to be strictly
followed.
1.9 Review of Previous Plans and Proposals
Previous higher-level plans are Dacca Master Plan 1959 and Dhaka Metropolitan
Development Plan 1995-2015. The Dacca Master Plan prepared in 1959 by the supervision
of Dhaka Improvement Trust (DIT). The area of that Master Plan was 220 sq. mile and its
population was about 10,000,00. The Dhaka Metropolitan Area Integrated Urban
Development Planning Study (DMAIUDP) was undertaken by the Government in 1981,
which provides a useful summary of the nature of strategic planning and structure plans for
Dhaka City. In 1995, RAJUK prepared a DMDP Package and its area was 590 sq. mile. It is
a long-term strategy for 20 years (1995-2015).
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1.9.1 Dacca Master Plan, 1959
The Dacca Master Plan 1959 covered the then Dhaka Improvement Trust (DIT) area
roughly 220 sq miles, with a population slightly exceeding 1 million. Of this population,
approximately 575,000 were in Dhaka City Corporation Area. The Dacca Master Plan
comprised a short report supplemented by a map of the DIT area at 1:3960 scales and a map
of the Dhaka City Corporation Area to a scale of approximately 1:20,000.
a. Relevant Recommendation
A major part of the study area was actually outside the Dacca Master Plan 1959 . The
Master Plan covered an area of 220 sq. mile including Dhaka, Narayanganj and Tongi
Pourashava and their surroundings. The Tongi Municipal and some part of Rupganj Thana
were under the Master Plan 1959 area. A proper review of those areas as prescribed in the
Master plan of 1959 was not followed within the specific time frame. As a result, those
areas, due to the closeness of Dhaka City, developed in an unplanned way. On the other
hand, part of Keraniganj included in the Master Plan of 1959 developed as a mixed
residential area though in the Master Plan it was proposed as a reclamation area. Due to
shortfall of review in particular time, the Master Plan of 1959 could not carryout proper
planning and development control of the rapid development demand of the Dhaka City.
b. Application of the Master Plan for Dhaka, 1959
Lack of importance to Urban Planning at policy level: At policy level, less importance
was laid on urban planning. This attitude was reflected to allocate fund for urban planning
and development and restructuring and strengthening of urban planning institutions. Due to
weak institutional support, implementation of plans and their timely amendment were
hampered. The Town Planning Department of RAJUK lacked manpower for undertaking
plan based projects and other plan amendments activities. Failure to undertake these
initiatives seriously affected plan implementation.
Rigidity of the Master Plan: It was considered during a long time that Master Plan is a
rigid concept. Any modification of the plan proposal requires a lengthy process of project
formulation-approval-fund allocation. Though many initiatives were taken for amendment
of the plan but at many stages continuity were lost, as a result project could not be approved
for amendment and proposal implementation. Failure to amend the plan proposals caused
many of the plan proposals to turn obsolete over the time.
Scarcity of resources: There has been acute shortage of resources for execution of
development activities in various sectors of the economy. Agriculture and industrial
development were priority sectors of development. So, government allocated fewer funds
for urban development projects. This policy of the government appeared to have hampered
implementation of Dhaka Master Plan development proposals.
1.9.2 Dhaka Metropolitan Area Integrated Urban Development Project
a. Relevant Recommendations
The DMAIUDP Study, prepared in 1981, evolved from a series of Report and Missions
concerned with storm water drainage and flood protection. The Study was funded jointly by
ADB and UNDP. The ADB strongly recommended that further flood protection investment
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should await the outcome of a broad multi-sectoral strategic study to evaluate metropolitan
planning options.
b. Application of DMAUIDP
The DMAIUDP Study argues a coherent case for a strategy of long-term northern expansion,
to accommodate an urbanized population of approximately 9 million by the year 2000. The
strategy has partly been undertaken by events, however, a number of DMAIUDP Study
assumptions have proved to be accurate and the Study still provides a comprehensive and
widely used and useful database. It remains still to be a dependable statement of the urban
development issues facing Dhaka.
1.9.3 DMDP Structure Plan and Urban Area Plan
a. Relevant Recommendations
The DMDP Structure Plan provides a long-term strategy for the 20 years (1995 to 2015) for
the development of the greater Dhaka sub-region. For the purposes of these plans and
reports, the term “Metro Dhaka” refers to the 590 square mile.
The DMDP Structure Plan consists of a written report and policy document with various
support maps and a 1:50,000 or as appropriate scale composite map. The report identifies
the order-of-magnitude and direction of anticipated urban growth and defines a broad set of
policies considered necessary to achieve the overall plan objectives.
The DMDP Structure Plan both in its preparatory and implementation stages aims to
provide a coordinated and consistent framework for the development of the plans and
programs of all public and private sector agencies within the metropolitan area and to:
- Bring the main planning issues of the Metropolitan area to the attention of the
Government, other public and private sector agencies, vested interest group and the public
at large. The broad message and strategic intent of the Structure Plan needs wide
dissemination.
- Provide the framework for local plans. The Structure Plan set the context for the preparation
of Detailed Area Plans and Local Plans as appropriate, including the identification of
development themes and specific areas in need of immediate/short term action.
- Provide guidance for development management. The Structure Plan provides the basis for
development management at the broad metropolitan level, via management policies for
items of strategic and structural importance. The DMDP Structure Plan does not include
detailed development management policies of standards.
The DMDP Urban Area Plan (UAP) provides an interim mid-term strategy for the 10 years
(1995 to 2005) and covers for the development of urban areas within Metro Dhaka
management area. The geographic boundaries comprising the Urban Area Plan are the areas
within the proposed Flood Action Plan (FAP) components 8A and 8B as well as the TongiGazipur and Savar-Dhamsona areas. The DMDP Urban Area Plan has several parts
consisting of an Explanatory Report, Resource Maps, Interim Management Report, Interim
Planning Rules, Urban Area Plan Map and a Multi-Sectoral Investment Program.
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b. Application of Structure Plan and Urban Area Plan
A Structure plan differs from the older style master plan by concentrating only on the broad
structure of the city. It is not concerned as Master Plan with either the detail of the physical
layout of the city or detail of individual development areas, which cannot be implemented
until the later stages of the plan period.
Inappropriate and variance with the strategy and structure plan approach, it would not be
possible to determine the detailed landuse and development implied by a master plan over
such a long time scale, bearing in mind the uncertainties associated with economic and
population growth. Its preparation would in addition be very time-consuming and would in
the current situation be an irresponsible use of skilled manpower to little purpose. What is
required the production of more limited area specific plans where action can be contemplated
within a relatively short time when standards and available resources can be more readily
foreseen.
The Structure Plan covers whole of RAJUK’s development control area. The DMDP
Structure Plan functions are as follows:
- Act on national policies;
- Establish aims, policies and general proposals to guide Metropolitan Dhaka’s long term
growth and development;
- Provide a framework and mechanisms necessary to ensure all public and private sector
agencies coordinate and priorities their respective development planning and investment
programs and decisions within the metropolitan area in particular, phasing of development.
c. Flood Protection Embankments and Floodwalls
Urban areas need protection from flood from the neighboring and outside rivers.
Unprecedented flood of 1988 in Dhaka city necessitates the study to protect urban area, and
Flood Action Plan (FAP) study and findings recommended FAP-8A and FAP-8B
embankments and major drainage related infrastructures. FAP-8B as immediate need to
protect major urban areas of Dhaka city was implemented by constructing embankment
from Tongi Bridge to Lalbag Thana with Pump stations, drainage sluices and gates, etc. The
existing Buckland Bundh and the Pragati Sarani from Buriganga 1st Bridge to Tongi creates
natural barrier of flood from Sitalakkha River. However, FAP-8A has proposed
embankment to protect new areas (SPZ 13, 12 and 11 areas).
1.10 Public Consultation
Public consultation is an essential element of modern planning. Public consultation helps to
get the pulse about the aspirations of the stakeholders regarding spatial development. In
order to prepare the plan in line with the desire of the people several formal and informal
meetings were arranged with the stakeholders. In the initial stage stakeholders were
appraised about the techniques of the plan preparation process and in the later stage the
discussions were made with draft plan. A brief description of the selected such meetings are
as follows.
I-16
FINAL REPORT
1.10.1 Consultation with Local Government Authorities
Local Government Authority named Dhaka City Corporation, Gazipur Pourashava, Tongi
Pourashava, Kaliganj thana, Rupganj thana, concerned Union Parishad were involved in the
consultation with the consultants.
1.10.2 Consultation with Different Communities
Besides Public Hearing, consultation with different communities were held with following
organizations:
1. Academics: Department of Urban and Regional Planning of BUET, JU and Department
of Urban and rural Planning of KU
2. Professional body: Bangladesh Institute of Planners, Institute of Architects Bangladesh
3. Study groups: Center for Urban Studies
4. Business group: FBCCI, DCCI, REHAB, BLDA, Dhaka Mohanagar Somitee
5. Media : The Daily Inqilab, The Daily Naya Diganta, The Daily Sambad
Outcome of such consultation was as follows:
1. DCC Mayor wants Plans should be prepared for 50-100 years
2. Academics want protection of Flood Flow Zones at any cost, protection of agriculture
area, separation of Rural Settlement from agriculture
3. DCCI appreciated the treatment of industrial use
4. Pourashavas: Retain their development control right in the form of issuance of Planning
Permit
5. Affected People: Don’t want wider roads and civic facilities which will evict them from
their land without resettlement.
1.10.3 Public Hearing
As per section 73(4) of Town Improvement (TI) Act 1953, RAJUK carried out a two month
long Public Hearing on the Detailed Area Plan from October 5, 2008 to December 4, 2008.
The Public Hearing was carried out through:
•
•
•
•
•
•
•
•
Media Coverage
¾ Print
¾ Electronic
Press Conference
Web based Publication
Display of Maps (Hard Copy)
¾ RAJUK Auditorium
¾ DAP, PD Office, RAJUK
¾ RAJUK Zonal Office at Dhanmandi
¾ RAJUK Zonal Office at Mohakhali
¾ 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.
I-17
FINAL REPORT
A total of 5,326 complaints / comments were made on the plans of Group-A area by
individuals, groups, institutions / organizations, local co-operatives and Private Developers.
Most of the complaints were related to proposed road network. For fear of eviction, the land
owners of the plots over which new roads have been proposed have made complaints in a
very large number. However, quite a good number of people also appreciated the plan and
wanted its early implementation.
Summary of responses received on Public Hearing and actions taken have been given in
Annexure-1
1.10.4 Consultation with Public Representatives
A large number of Public Representatives have provided their suggestions during last six
months. Those representatives are Member of Parliament and Ministers. Most of those
representatives suggested to complete the DAP within stipulated time period and advised
RAJUK to save Dhaka from natural trend of development. Except this, the representatives
make their opinion on environment pollution, indiscriminate land filling, expansion of
central area of Dhaka City towards north and south in a planned manner, improvement of
drainage system of central Dhaka, at the same time fringe areas and industrial development
in specific locations.
1.11 Draft DAP Review by Review Committee
A Review Committee (RC) to review the Draft Final Plan submitted by the consultants was
formed by the Ministry of Housing & Public Works with Prof. Dr. Jamilur Reza
Chowdhury, Vice Chancellor, BRAC University as Convener. In order to assist the Review
Committee in its tasks, a 16-member Technical Working Group (TWG) was formed with
members from Urban and Regional Planning Department of BUET, Urban and Regional
Planning Department of JU, Bangladesh Institute of Planners, Institute of Architects
Bangladesh, Urban Study Group and RAJUK. Following issues proposed by the
Consultants were of concern of the RC and TWG.
•
•
•
•
•
•
•
•
•
Population
Rural Homestead Zone
Flood Flow Zones
Agricultural Zone
Retention Pond & Canal
Road Network
Urban Deferred
Standards
Existing Non Complied Uses
On the recommendation of TWG, the Review Committee (RC) finalized their report on
March 30, 2009. But the consultants were of different opinion about it and it was decided to
resolve the issue through discussion among the RC, RAJUK and the Consultants.
Accordingly a series of tripartite meetings were arranged and finally the matter was
resolved through consensus reached by all the three parties. According to consensus
following decision were made.
I-18
FINAL REPORT
•
Population : Population for 2015 shall be projected on the basis of:
– Population of 2001 and shall be considered as 10.24 Million.
– Population for 2015 and shall be accepted as 18.43 Million.
– Overall Annual Growth Rate shall be considered as 4.29 %.
•
Rural Homestead Zone : A new zone named Rural Homestead Zone shall
be created to accommodate and confine traditional rural settlements*.
(* Later to include Growth Centers it was renamed as Rural Settlement Zone)
•
Flood Flow Zones : Since all the structures have been contained within
newly created Rural Homestead Zone, the remaining parts of Main Flood
Flow and Sub Flood Flow zone become one and therefore merged into one
unified 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 /1,000 people.
- Spaces for the Universities to be earmarked in suitable locations within
DMDP jurisdiction.
I-19
FINAL REPORT
•
Existing Non Complied Uses
•
The use / function that do not comply with the designated landuse
category shall be either of the following types:
– Overlay Zone: Non-complied use/function that DAP allows to
continue in its present use.
– Non-conforming Use/Site: Non-complied use/function that DAP
does not allow to continue in its present use and fixes time frame for
its discontinuation based on the nature and extent of its potential
adverse effect on the underlying land use.
•
Non conforming uses/functions may be described as follows:
– RAJUK’S Own Project
– Facilities Owned by Government/ Semi-government and/or
Autonomous Body.
– Private Projects.
I-20
FINAL REPORT
CHAPTER - II
CRITICAL PLANNING ISSUES
2.1 Existing Development Pattern
Existing urban centers of the study area are Tongi Pourashava, Gazipur Pourashava,
Kaliganj Upazila, Rupganj Upazila and Bhulta Bazar area. According to the 1991 census,
about 10% of the total area was urban and rest in flood plains and non-urban area.
Comprehensive planning approach were adopted for those urban areas where development
has already taken place to a large extent. In comprehensive detailed area planning, as far as
possible, the existing structures (where necessary) were retained. Emphasis was duly given
mainly on development of new infrastructure.
2.1.1 General
Wide variation is found in the existing development pattern of the Group-A area. There is
no planned residential area (except Purbachal). Most of the settlements are mixed use zones.
However, dominant use in the mixed use zones is residential use except some areas of
Pubali, Kaliganj and Rupganj where agriculture use dominates. It is mentioned that the
industrial dominated areas of Tongi Pourashava and part of Baiddar Bazar and Bhulta areas
were designated as industrial in the 1959 Master Plan. Except those industrial areas, another
industrial area is found in the Kaliganj Pourashava. A large section of the Group-A area is
rural in character and subject to annual flooding.
2.1.2 Socio-economic Profile
Socio-economic profile of the project area of Group-A has been revealed from the Socioeconomic survey of households. Five percent households of the Study Area were surveyed
on random sampling and following broad information has been gathered through it.
a. Family Size
It is found that the family size varied widely, from 1 to 12 or more though families of 4-6
members are more common in the study area. Most of the families are unitary type, though
a few joint families are also found.
Table-2.1 Family size of the study area (in percent)
Family size
Sonargaon
Kaliganj
1-3
18.0
10.4
4-6
64.4
66.3
7-9
13.9
17.7
10-12
3.0
5.3
13-15
.3
.3
16-18
0
0
19=>
.3
0
Total
100
100
Source: Socio-economic survey, 2005.
Joydevpur
21.3
63.7
11.9
2.6
.4
.1
0
100
II-1
Tongi Rupganj
21.6
17.6
65.0
64.4
10.9
14.8
2.3
2.8
.3
.4
0
.0
0
100
100
Total
18.9
64.5
13.3
2.9
.4
.0
.0
100
FINAL REPORT
b. Age and Sex Structure
Age and gender distribution is a key variable that indicates the possibilities of natural
growth of population of the study area without migration (in or out). The data collected
from sample survey and the corresponding population pyramid are shown below.
Table-2.2: Age and sex structure of the population (in %)
Age group
Male
(M) %
Female
(F) %
Total
(T) %
0-4
5-9
10-14
15-19
20-24
25-29
30-34
35-39
40-44
45-49
50-54
55-59
60-64
65+
Total
4.69
5.38
5.48
5.61
4.96
5.10
3.88
4.16
3.09
2.81
2.21
1.59
1.41
2.12
52.49
4.43
5.05
5.35
5.64
5.31
4.72
3.34
3.60
2.53
2.45
1.73
1.15
0.97
1.24
47.51
9.12
10.43
10.83
11.25
10.27
9.82
7.22
7.76
5.62
5.27
3.93
2.74
2.38
3.36
100
Rural area of the
project
M
F
T
4.59
4.36
8.95
5.33
4.92 10.25
5.69
5.39 11.08
5.81
5.56 11.37
4.98
5.06 10.04
5.16
4.55
9.72
3.84
3.30
7.13
4.01
3.42
7.43
3.04
2.55
5.59
2.76
2.44
5.20
2.25
1.82
4.06
1.70
1.20
2.90
1.45
1.10
2.54
2.38
1.35
3.74
52.99 47.01 100
Municipal urban area of the
project
M
F
T
4.89
4.58
9.47
5.50
5.30
10.81
5.03
5.27
10.30
5.20
5.79
10.99
4.92
5.83
10.75
4.99
5.06
10.05
3.98
3.43
7.41
4.48
3.99
8.47
3.21
2.50
5.71
2.93
2.48
5.41
2.12
1.53
3.65
1.35
1.06
2.40
1.31
0.71
2.02
1.56
1.00
2.56
51.47
48.53
100
Age and sex distribution in project area
60-64
Percentage
50-54
40-44
M
30-34
F
20-24
10--14
0-4
-10
-5
0
5
Female
10
Male
The age pyramid shows a graphic picture of the age and gender distribution of population of
the project area and indicates the population of this area to be currently in a state of
transition with birth rate falling (indicated by the shortening of the base of the pyramid and
also by the shortening of the adjoining row above).
c. Religious Group
Distribution of population by religion in the project area is shown in the table-2.3. Persons
of all three religions Islam, Hindu and Christian are available in the project area; although
Muslim’s overwhelmingly dominate and account for more than 90%. Hindus are around 7%
II-2
FINAL REPORT
and Christian’s around 2%. Christians are mostly clustered in Kaligonj Thana, where they
account for around 20% of the total Thana population.
Table-2.3: Religious group (in %)
Religion
Sonargaon Kaliganj Joydevpur
Muslim
94.6
64.6
91.0
Hindu
5.2
15.7
8.3
Buddhist
.2
0
.0
Christian
19.8
.6
Total
100
100
100
Tongi
96.7
2.4
.1
.9
100
Rupganj
93.4
6.5
.1
0
100
Total
90.6
7.0
.1
2.3
100
d. Educational Status
The status of literacy and school attendance of the project area are shown in the following
tables.
Table-2.4: Literacy rate in two Pourashavas
Jurisdiction No. of
Mouza
1991
2001
Literacy Rate
Literacy Rate
Male Female Total Male Female Total
2005
Literacy Rate
Male Female
Joydevpur
31
46.46
33.22 39.84 58.30
61.46
59.88
54.88
45.12
Tongi
33
37.31
25.62 31.47 55.717
59.51
57.611
53.09
46.91
Total
64
41.89
29.42 35.66 57.009
60.48
58.746
53.78
46.22
Table-2.5: Literacy rate in rural and urban areas
Jurisdiction
No. of
Mouza
1991
Literacy Rate
Male Female Total
Rural
315
44.88
33.78
39.33
Urban
64
41.89
29.42
35.66
Total
379
43.39
31.6
37.49
2001
Literacy Rate
Male Female Total
56.354
59.5
57.928
57.009
60.48
58.746
56.681
59.99
58.337
2005
Literacy Rate
Male
Female
55.53
44.47
53.78
46.22
54.95
45.05
Literacy seems to have increased uniformly both in urban and rural components of the study
area between the two-population census 1991 and 2001. 2001 population finds significantly
higher female literacy in both rural and urban areas. Due to under coverage socio-economic
survey of 2005 failed to record literacy rate properly and came out with lower estimates of
both male and female literacy, particularly female literacy.
e. Occupation / Employment Pattern
From the occupational pattern, it is found that a minimum percentage of people are engaged
in traditional professional activities related to agriculture. Business is one of the main
occupations of the people of the area and 27.53 percent people are engaged in it. Service in
government / non-government organization is the 2nd highest and about 23 percent people
are involved in this occupation. The percentage of day labor-both agriculture and nonagriculture, is small around 6.3% compared to around 25% for the whole country. Industrial
workers account for around 10% of total employment and seem to be growing. Together
with transport workers they account for around 15% of total employment. The following
table gives a picture of the current (2005) employment status in the project area population:
II-3
FINAL REPORT
Table-2.6: Occupational pattern (in %)
Occupation
Kaliganj Gazipur Tongi Sonargaon Rupganj
Self employed
0.69
0.67
0.66
3.47
0.93
Owner-farmer
19.30
13.47
1.08
5.40
8.84
Tenant-farmer
2.69
2.09
0.46
0.58
1.79
Agricultural day labor
2.13
1.54
0.38
1.06
0.87
Non-agricultural day labor
3.76
2.97
5.71
3.09
4.29
General purpose day labor
2.13
0.69
0.85
0.76
1.52
Industrial worker
1.32
5.17 13.07
14.27
9.26
Skilled technician
1.69
1.91
1.64
1.16
1.71
Rickshaw/van puller
2.26
2.48
3.65
2.12
3.45
Vehicle (Car/bus) driver
1.25
1.91
2.33
1.35
1.65
Shop keepers and traders
21.12
25.86 27.98
30.76
30.11
Office worker-Govt. and autos. corp.
4.70
7.93
5.12
3.76
2.48
Office worker-Private office
17.42
17.56 20.72
14.95
16.56
Office worker-NGO
0.56
0.32
0.59
0.39
0.10
Others (unspecified)
18.98
15.43 15.76
16.88
16.44
Total
100
100
100
100
100
Total
0.95
9.48
1.62
1.11
4.05
1.16
8.35
1.71
2.99
1.80
27.53
4.93
17.68
0.33
16.31
100
Distribution of unemployed persons in the study area is as follows. Unemployment scenario
in the study area appears high (around 11.3%). Lowest level is found in Sonargaon (around
10.3%) and highest is in Kaliganj (about 12%).
Table-2.7: Distribution of unemployed persons (in %)
Kaliganj Gazipur
Tongi
Sonargaon
12.0
10.5
11.3
10.3
Rupganj
11.7
Total study area
11.3
The distribution of non-labour force categorizes as house keeping, student, under aged and
old aged. Among those categories, house keeping and student are highest in the Pourashavas
named Kaliganj, Gazipur, Tongi, Sonargaon and Rupganj. The under aged and old aged
persons are dependent on the employed person in every household. Such dependency is
highest in Tongi, Sonargaon and Rupganj area. The under aged persons in those three areas
are related mostly with agriculture practice (as a supporting hand of parents).
Table-2.8: Distribution of the non-labour force participants (in %)
Category
Kaliganj Gazipur
House keeping
42.88
43.14
Student
41.13
39.61
Under aged
14.36
16.18
Old aged
1.63
1.07
Total
100
100
Tongi
40.55
37.99
20.31
1.15
100
Sonargaon
41.18
36.67
20.52
1.63
100
II-4
Rupganj
42.77
34.34
20.91
1.98
100
Total
42.34
37.50
18.68
1.48
100
FINAL REPORT
f. Income and Expenditure Level
There is good correlation between per capita income and level of education. The lowest per
capita income in the project area is earned by the illiterate and highest by technical, college
and university educated. Average per capita income in the project area is around Tk 1900
per month, while per capita expenditure is around Tk.1300.
Table-2.9: Average per capita income and expenditure with education
Level of
Education
Illiterate
Primary & special
High school
Madrasah
Technical Institute
College
University
Total
Sonargaon
PCI
PCE
1601.0 1121.9
1577.0 1081.7
2126.9 1433.1
2176.2 1395.8
1900.0 1764.0
2948.8 1753.0
3513.5 2247.7
1893.5 1273.2
Kaliganj
PCI
PCE
1539.0 1029.0
1405.9 1008.0
1864.3 1199.8
1633.3 1583.7
2681.8 1990.9
2215.3 1490.7
2156.0 1678.8
1707.1 1151.2
Joydevpur
PCI
PCE
1603.8 1070.3
1725.0 1158.1
2155.2 1434.8
1764.4 1234.5
3463.2 2434.2
2750.2 1818.3
3147.6 2216.3
2073.7 1386.6
Tongi
PCI
PCE
1480.0 1183.9
1780.3 1303.1
2391.3 1715.2
1784.7 1254.9
4817.2 2693.4
3072.1 2119.2
4359.6 3134.2
2202.2 1593.0
Rupganj
PCI
PCE
1330.4 946.9
1521.9 1040.1
1928.6 1209.9
1654.2 1045.4
2319.4 1572.7
2408.0 1445.2
2616.1 1696.4
1669.3 1102.3
Total
PCI
PCE
1455.8 1038.2
1618.5 1122.2
2106.2 1404.0
1765.3 1207.4
3561.0 2342.7
2719.2 1785.2
3370.3 2361.4
1920.0 1305.9
Note PCI=Per Capita Income, PCE=Per Capita Expenditure
Age-income profile of head of households in the study area is shown in the table 2.10. It is
observed that there is a positive correlation between income and age in all thanas of the
study area. For earned income, accumulation of experience is the main reason. After certain
age, around 50-55, property income serves to take over and acts as the main explanatory
variable for rising income and its variations over areas.
Table-2.10: Distribution of per capita income (in Tk.)
Age Group
Sonargaon Kaliganj
20-24
6520.0
8476.2
25-29
6519.7
7451.9
30-34
6610.7
7942.9
35-39
8736.7
7854.9
40-44
9490.4
7759.1
45-49
8865.2
8380.2
50-54
10713.5
9902.9
55-59
12148.1
10420.4
60-64
13341.2
11126.2
65-69
11740.9
9129.4
70-74
14125.0
12233.3
75-79
9550.0
11950.0
80-84
12000.0
12588.9
85-89
0.0
5000.0
90+
0.0
8000.0
Total
9269.9
8920.8
Joydevpur
6834.9
8532.7
7833.3
8325.3
8851.5
10147.2
10398.8
11506.1
11798.5
11367.4
11516.9
14038.9
12573.1
12966.7
9850.0
9549.2
Tongi
6676.1
7175.7
8799.1
9245.9
10460.4
11083.9
11667.0
12762.5
12997.8
17286.3
13382.8
15883.3
8633.3
11800.0
0.
10202.0
Rupganj
6537.1
6084.2
7456.3
7870.1
7585.1
8498.8
8780.1
9239.3
10396.7
10406.7
11361.8
13729.2
10701.3
8250.0
16000.0
8142.0
Total
6790.8
7057.4
7841.9
8382.1
8744.1
9603.7
10104.3
10938.0
11587.0
11635.8
11979.9
13681.0
11748.1
9855.6
11940.0
9144.9
The expenditure pattern of the study area confirms general pattern as obtained through
nation-wide household income and expenditure surveys. The component area expenditures
also follow the general pattern of expenditures- the more rural area the higher is the food
expenditure ratio and the more urban area a relatively lower food allocation. In the study
area the food ratio is around 58% or in other words, the overall food ratio is around 58% of
the total monthly household expenditures. The food ratio is highest in Rupganj (63%) and
II-5
FINAL REPORT
Sonargaon (60%), the two most rural areas. In Tongi on the other hand, which is the most
urban areas, the food ratio is around 52%.Data on monthly expenditure and income enable
us to develop distribution of per capita income and expenditure of the study area and its
components which is shown below.
Table-2.11: Pattern of household monthly expenditure (% of total earning)
Expenditures
Kaliganj Gazipur
Food
57.31
57.83
Water/Elect./Fuel/Tel.
5.12
8.00
Clothing
4.71
3.54
House rent
8.59
4.66
Education
9.05
10.13
Health
3.49
3.65
Conveyance
6.38
6.60
Maintenance
2.53
2.04
Social Activities
1.61
0.63
Others
1.19
1.52
Total
100
100
Tongi Sonargaon Rupganj Total
52.57
60.05
63.09 58.12
9.80
10.77
8.20 8.41
3.06
3.49
4.09 3.69
9.63
1.59
1.29 5.10
10.33
7.68
7.88 9.28
3.55
3.86
2.92 3.42
6.45
6.31
6.36 6.46
1.17
2.36
2.16 1.93
1.72
1.83
1.88 1.86
1.71
2.05
2.14 1.75
100
100
100
100
Comparison of monthly income with expenditure shows (Table 2.12) that on average
monthly saving to be around 46% of monthly income, a fairly high saving propensity. The
challenge would be channelise such high saving in the development of the project area
through appropriate incentives.
Table-2.12: Distribution of per capita income and expenditure
Range of per capita income or Per capita income
expenditure (in Tk.)
distribution (% of total)
0-500
0.7
500-1000
25.2
1000-1500
27.0
1500-2000
19.0
2000-2500
9.2
2500-3000
6.0
3000-3500
3.6
3500-4000
3.5
4000-4500
1.2
4500-5000
1.5
5000-5500
0.3
5500-6000
0.7
6000-6500
0.4
6500-7000
0.4
7000+
1.4
Total
100
Per capita expenditure
distribution (% of total)
1.2
39.0
34.7
14.5
5.6
2.2
1.1
0.5
0.4
0.2
0.2
0.1
0.1
0.1
0.3
100
[
g. Source of Income
Production of agriculture crops and salary are the dominant sources of household monthly
income in the study area accounting for around 40% of the total household monthly income.
Income from trade and commerce accounts for around 22% of household monthly income.
Agriculture as a whole, including crops, livestock and poultry and fish cultivation, accounts
for around 14%, while remittances from working members abroad around 5% of the total
monthly household income.
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FINAL REPORT
Table-2.13: Household monthly income by sources (in %)
Income source
Kaliganj
Salary
18.93
Wages (daily wage)
9.86
House Rental
1.11
Trade & Commerce
17.17
Agriculture Crops
25.85
Poultry/livestock
8.75
Fish cultivation
0.91
Cottage Industries/ Handicrafts
1.50
Remittance
9.33
Income from the Assets
6.59
Total
100
Joydevpur
25.76
9.04
8.34
20.69
16.98
5.15
0.86
0.51
4.89
7.78
100
Tongi
31.47
12.45
16.69
23.34
2.07
0.78
0.13
0.39
3.70
8.98
100
Sonargaon
27.01
10.57
7.44
25.73
12.43
1.08
0.29
1.65
5.19
8.61
100
Rupganj
22.04
14.85
5.31
23.32
16.87
3.69
0.10
1.29
4.21
8.32
100
Total
25.11
11.82
8.27
22.06
14.49
3.87
0.43
0.92
4.89
8.14
100
Table-2.14: Income sources (in Tk. / month)
Sources
Sonargaon Kaliganj Joydevpur
Tongi Rupganj
Total
Self Employed
8575.0 12385.7
14512.5 13593.8 8668.0 11007.1
Owner-farmer
8595.7 7742.0
9502.1 11227.1 8317.0 8767.4
Tenant-farmer
6416.7 5849.8
6987.0 8741.7 5840.4 6443.8
Agricultural day labor
8177.8 5512.5
5005.6 4712.5 4748.4 5247.2
Day Labor (Non-agriculture)
4259.4 5280.6
5307.2 4909.6 4856.2 4984.4
General purpose day labor
5328.6 8925.0
5370.0 5370.0 4617.0 5496.5
Industrial Worker
5866.5 6200.0
6129.2 6860.0 6072.6 6230.3
Skilled technician
5916.7 7811.1
6052.6 6531.0 5161.9 5988.2
Rickshaw/Van Puller
4605.6 4486.4
4822.7 5173.5 4830.9 4889.4
Vehicle (Car/bus) driver
8066.7 6600.0
7487.0 7256.6 6872.7 7219.9
Shop keepers and traders
11223.5 10467.0
10666.9 11980.5 9750.7 10665.9
Office worker-Govt. and autos. corp.
12248.2 10635.7
11475.6 12509.4 10550.0 11543.1
Office worker-Private office
7607.4 9016.2
9041.4 9760.6 7752.2 8722.4
Office worker-NGO
6500.0 8575.0
11280.0 11350.0
0 10008.7
Others (Household, old age, etc.)
33340.1 37468.0
34600.0 39517.5 30174.5 34581.8
Total
9269.9 8920.8
9549.2 10202.0 8142.0 9144.9
h. Migration
In-and out migration and reasons for migration of household members in the project area
are tried to be captured by the following tables. The level of out-migration of household
members is important as the inflow of remittance shows. Remittance by out-migrating
household members is an important source of household income. (See sources of household
income). The survey however did not investigate migration by the entire household.
Table-2.15: Migration status of household members (in %)
Thana
In Migration
Out Migration
Kaliganj
0.53
5.32
Joydevpur
1.71
1.42
Tongi
2.74
1.74
Sonargaon
1.45
1.76
Rupganj
0.54
1.66
Total
6.98
11.89
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FINAL REPORT
2.1.3 Landuse
The study area (Group-A) is the part of northeastern boundary areas of the Dhaka City, which
has not been developed as rapidly as the core of the Dhaka City. Development trend of the
area follows along the national, regional and growth centre connected roads. Development
activities have been concentrated in four areas like Tongi, Gazipur, Tarabo and Kaliganj
where density of population per acre is about 80 persons, other areas are mostly rural and
density of population is about 20 persons per acre.
Densely linear pattern development has been observed on either side of the DhakaMymensingh Road, Tongi-Gazipur Chowrasta Road and along the eastern side of
Sitalakkhya River because of available comparatively highlands. Some development also
found in Pubail and Bhulta of Rupganj. Kaliganj shows some scattered development due to
the existence of low land in north and Sitalakkhya River in the south. Excepting these,
sparsely spotted development is found all over these areas. Those spotted development are
availabile only in highland and hat / bazar areas.
The urban areas of Tongi Pourashava, Gazipur Sadar, Gazipur Pourashava and Kaliganj are
the major built-up areas comprising all kinds of urban landuses. For categorizing landuse
pattern of the study area, all landuses were divided into 19 major classes. Table-2.16 and
Map 2.1 present the landuse information of the study area. It is clearly evident from the
table that agricultural landuse dominates a major portion of the study area. About 60.72%
(66826.32) of the area is presently under agriculture use. Purbachal New Town occupies
substantial amount of land (6,058 acres) and the area is excluded from the study area.
Residential use also occupies a significant quantity of land which is about 25750.88 acres
(23.4%). Landuse under water bodies (rivers and a large number of ponds) and road is about
6% and 1.86% respectively.
Table-2.16: Existing Landuse
Sl. No.
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
Landuse
Agriculture
Residential
Waterbody
Diplomatic (Purbachal)
Circulation Network
Education & Research
Restricted Area
Manufacturing and Processing Activity
Vacant Land
Commercial Activity
Open Space
Governmental Services
Service Activity
Forest Area
Community Service
Mixed Use
Miscellaneous
Recreational Facilities
Total
Source: Landuse Survey, 2006.
II-8
Area in Acre
66826.32
25750.88
6798.90
6058.54
1445.63
904.33
613.72
604.04
367.04
351.00
125.98
77.55
58.19
31.77
15.72
14.89
4.57
3.22
110052.27
%
60.72
23.40
6.18
5.51
1.31
0.82
0.56
0.55
0.33
0.32
0.11
0.07
0.05
0.03
0.01
0.01
0.00
0.00
100.00
FINAL REPORT
Major existing landuse pattern are described below :
a. Agriculture Areas
Except Tongi Pourashava, Gazipur Sadar, Gazipur Pourashava and some part of Kaliganj
and Gacha union, most of the lands of Group–A are agriculture. From the Table-2.16, it is
clearly evident that agricultural landuse dominates a major portion of the study area. About
61% (66826.32) of the area is presently under agriculture use.
The agricultural land is considered as non-urbanized areas. Those areas are north and south
of the Baria Union, north, south, east and west of the Pubail Upazila, all the lands of Nagori
and Daudpur Union, south and west part of Tumulia Union, south of the Purbachal
neighbourhood including Kaetpara Union, Sadipur, Jampur and Murapara Union. The
Structure Plan considers some union level development areas as a growth centers with urban
character. Except those growth centers, rest of the areas are considered as agriculture areas
in the Detailed Area Plan.
In the study area there are lowlands, beels, flood-flow and sub-flood flow zones of the
Sitalakkha, Balu and old Brahmaputra Rivers and their tributaries, where any development
other than agriculture, fisheries, cause-ways, landing stations and brick fields are restricted.
Strategic Plan Policy RS/1- areas of high agricultural value, reasons and mean of
implementation clearly specify and discuss the issues (page 50 of the Structure Plan).
b. Residential Areas
Residential land occupied 25750.88 acres (23.40%). The survey indicates residential
category as the second major dominated landuse. As per area-wise statistics, Tongi
Pourashava, Gazipur Pourashava, Gazipur Sadar, Kaliganj and Rupganj occupied 12%,
14%, 37%, 3% and 31% land respectively for residential purposes. Baidyer Bazar (in
Sonargaon) area covered only 3% of total residential land.
Residential use includes urban housing, rural homestead, flats or apartments, mess /
boarding houses and informal housing (comprising thatched, katcha and semi-pucca
structures) areas. Most residential areas are informal type i.e. not developed in a planned
way.
Residential developments in the Study Area have been developed sparsely following some
degree of uniformity. High concentration has been found in Tongi Pourashava, Gazipur
Pourashava and in Baidyer Bazar (in Sonargoan) Thana along the highways and railway.
Very low concentration was identified in Bakterpur, Nagori, Tumilia, Kayetpara, Jampur
and Sadipur Unions of Rupganj, Sonargoan and Kaliganj Thana
Some narrow canals in the northern part of the Study Area in Gazipur, Tongi-Gazipur
Fringe (Gacha and Pubail) and Tongi makes some low lands to reserve the water on surface.
Residential establishments are seen avoiding such low lands following linear buildings
along high lands in Baria, Nagori, Daudpur and Rupganj.
The Sitalakkha River in the south of the Study Area divides residential establishments in its
western and eastern side. Very low concentration is found in the western side and very high
concentration in eastern side of the River. Moreover the contour of the Study Area from
high level land to low level land influences residential establishments as high concentration
in high level lands and low concentration in low level lands.
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FINAL REPORT
Bangladesh Population Census 2001 indicates 73% of the housing was katcha or semipucca in the study area. Most of those housing has been provided by the private sector.
Government’s role is in the provision of housing for government employees and in case of
service plots for middle to upper income groups through different authorities rarely found.
Only the National Housing Authority provides housing for low-income group.
c. Water body
Such type of landuse is found all over the study area. Water body like river, pond, ditch and
canal encompass almost 6798.90 acres of the study area where 39% and 23% are under
Rupganj and Gazipur Thanas respectively. Beside these, coverage of this type of landuse for
Tongi Pourashava, Kaliganj and Gazipur Pourashava are 13%, 12% and 10% respectively.
d. Industrial Areas
Industrial use is one kind of dominating landuse in Tongi and Gazipur area, but a small quantity
of land (604.04 acres or 0.55%) of the study area is covered by this category. This category
includes different types of industries such as large scale, medium scale and small-scale. Various
categories of industries include Metal Industries, Garments, Jute, Textile, Spinning,
Pharmaceutical, Drugs and Medicine, Food manufacturing industry, Leather industry, etc.
About 92% of the total industrial use of the area is found in the Tongi Pourashava. TongiGazipur corridor is the major industrial hub. Rupganj area covers only 6% industrial land where
medium and small-scale industries exist. From the physical feature survey, it is revealed that the
total number of buildings for industrial use is 1,538. Out of these, heavy, medium and light
industries are 407, 491 and 640 respectively. In Gazipur Sadar, only 2% land is under industrial
use. The industrial landuse is not prominent in other parts of the study area.
e. Commercial Areas
Commercial landuse is not significant in this area. Only 351.0 acres (0.32%) commercial
land is found in the Study Area. Prominent landuse under this category are retail and
wholesale shopping which is found along the major roads. Most of retail shops, shopping
centers, bazars and wholesale markets are found in the two Pourashavas named Tongi and
Gazipur. Extent of commercial landuse depends on the size of consumers. As the largest
industrial area, Tongi conceived more urban population than Gazipur Sadar; therefore, most
of the commercial activities are agglomerated in Tongi Pourashava area where 59% of total
commercial landuse of the project area is found. Gazipur Pourashava covers only 18% land
for commercial purposes.
Different types of commercial structures such as pucca, semi-pucca and katcha have been
identified by the physical feature survey. Commercial structures vary in dimension, size and
shape. Total number of pucca, semi-pucca and katcha commercial structures are 682, 6815
and 48 respectively.
f. Education and Research: Total area under this use is 904.33 acres (0.82%) of the
study area. Education and research institutions are mainly found in Gazipur Pourashava and
Gazipur Sadar Thana areas. Only Gazipur Pourashava accounts for 88% of total land under
this category. Major education facilities in the area include primary school, high school and
college. Besides, government institutions like BARI, BRRI, DUET, T&T Staff College,
CERDI, Agriculture College of Salna and some other training centers exist in the study
area. In other areas named Kaliganj and Sonargaon, the landuse under educational facilities
are not prominent.
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FINAL REPORT
Map 2.1: Existing Land use Pattern of the Study Area
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FINAL REPORT
g. Amenities and Urban facilities
Amenities include post office, T&T, fire service, electric sub-station, bus terminal, truck
terminal, water supply, launch / boat ghat, ferry ghat, container port, waste treatment plant,
dumping site, all kinds of assembly hall, etc. This category constitutes about 73.91 acres of
land in the study area.
Different type of service facilities like bank, water producing tubewell, police station,
powerhouse, godown and fire service are of worth mentioning. About 17 banks and 13 post
offices have been found in the study area. There exist 7 police stations in the study area of
which 3 are in Tongi Pourashava area and 4 are in Gazipur Pourashava area. About 58 acres of
land in this category is found in the study area. Major power supply stations are being spread all
over the study area and total numbers are 32.
The above figure shows that the service facilities in the study area are very poor. In Tongi
and Gazipur there are some urban facilities which are mentionable but not sufficient. In
Kaliganj, Rupganj and Sonargaon urban service facilities are very meager.
Most of the urban services are found in the two Pourashava areas, other areas are not well
supported with those services. Some basic services like water supply, sewerage and
sanitation and gas is absent in the areas (central areas from north to south). Most of those
areas are in rural character and local government authority is performing the development
role. People of those areas are dependent on the Dhaka City for their necessary urban
services. Bank, police station, fire service, community centre, playground, graveyard and
recreational facilities are found in all the areas of Tongi and Gazipur Pourashavas. The
Detailed Area Plan considers those urban services according to the DPZ and likes to see the
DPZs independently up to the year 2015.
h. Mixed-use
Mixed-use areas are those areas where, either commerce is mixed with residence or
residence with commerce or residence with office or admixture of all the three. Sometimes
small processing plants are also found to co-exist with any one or all the above landuses.
However, other admixture of diverse landuses is also found. Mixed landuse is a common
character of all unplanned urban centers in the country. Degree of such admixture depends
on the specific location of the area. If the area is closer to the city centre than more
profitable landuse takes over the less profitable ones and co-existence of diverse landuses
prevail for long till one fully takes over the other. In such areas usually commerce gradually
takes over residential use. In the study area, Mixed use (Residential + commercial + light
industry) areas are 14.89 acres and Mixed use (Residential + commercial) 3.02 acres found
all over the residential zones. About 96% mixed-use areas are found in the Tongi
Pourashava and 3% in Gazipur Pourashava.
i. Historic
There are two eminent historic locations of heritage and archaeological value located in the
study area. Bhawal Rajbari is located in Gazipur Sadar and occupy 3.2 acres. This is
presently being used as D.C. office complex. Another historic place is located at Murapara
known as Murapara Zamindar Bari. This is presently used as Murapara Degree College.
Murapara college is occupied an area of 7.38 acres of land. Both of them are aesthetically
beautiful with good communication network.
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FINAL REPORT
j. Forest areas: This category includes national park, botanical garden, urban forest,
roadside forestry and orchard garden. About 31.77 acres (0.03%) land is covered by this
category. Major part of this landuse is found in Ward no 02 of the Gazipur Pourashava.
Bhawalgarh forest is the largest forest area and included in the forest landuse category. No
other important forest is found in the study area.
k. Public Gathering: Public gathering places are where public congregates occasionally
or for many other purposes like Eid festival, political meeting, annual fair, etc. Tongi Biswa
Estema is a big public gathering place for religious purpose. World’s second largest
assembly of Muslim devotees is held in Tongi area next to Cabla Moydan every year for
sacred religious purpose. Biswa Estema occupies an area of about 60 acres. Another public
gathering place is located in Gazipur Sadar area named Mukta Mancha. Several cultural
meetings are regularly held in this place several times in a year. Public meetings and
political rallies are also held in this place.
L. Vacant Land
Vacant or Un-used land is an important characteristic feature of urban area. This category
includes fallow land, low land areas, char land, etc. The un-used land within the study area
is about 367 acres. Most of the un-used lands are due to conversion of agricultural land sold
by farmers to non-farmers. The new landowners keep their land un-used as long as it does
not fetch expected profit, either by means of their productive use or disposal through resale. Un-used land coverage contains in the Tongi Pourashava (44%), Rupganj (34%),
Kaliganj (19%) and Gazipur Sadar (3%). In Gazipur Pourashava and Sonargaon there is no
substantial vacant land.
2.1.4 Infrastructure
a. Circulation Network
In order to plan the transport network as part of the Detailed Area Plan of Group-A, a brief
assessment of the strategic network of existing road, rail and water transport was conducted.
An extensive review was also undertaken of the higher level-planning framework provided
by the 1959 Master Plan for Dhaka City, Dhaka Metropolitan Development Plan (DMDP)
of 1995-2015 as well as the Strategic Transport Plan (STP) of 2006 for greater Dhaka.
Road network
A number of roads of different categories namely national highway, regional highway,
primary and secondary pass through the area covered by Group – A. A number of
associated facilities such as terminals, railway stations etc. are also located within the study
area.
All categories of roads including tertiary and access roads cover an area of 2045 acres
(1.86%).
Out of 2076 km. of road network in Group – A, 393 km. is pucca (bituminous roads), 442
km. semi-pucca (Herring Bone Bond) and 1241 km. katcha (earthen road). Major part of the
pucca roads (132 km) is in Gazipur Pourashava followed by Rupganj Thana where 120 km.
pucca roads exist. Condition of those roads varies widely in different locations. Gazipur and
Tongi Pourashavas together has 347 km. of semi-pucca roads, remaining katcha roads are
earthen. Gazipur area has highest concentration of katcha roads (524 km). Most of the roads
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FINAL REPORT
in urban areas are pucca and in the rural areas of Sonargaon, Rupganj and Kaliganj are
katcha. Further details of different categories of roads are indicated below.
National Roads: Several national highways such as Dhaka – Chittagong (NH1), Dhaka
– Sylhet (NH2) and Dhaka – Mymensingh (NH3) pass through the study area in different
directions (north, south, east and west). All national highways are in good condition and
maintained by the Roads and Highways Department (RHD).
While NH1 (Dhaka – Chittagong highway) is already under up-gradation to 4-lane highway,
the NH2 (Dhaka – Sylhet highway) was recently reconstructed as 7.3-metre wide paved
road with hard shoulders on both sides. The NH3 (Dhaka – Mymensingh highway) has also
been improved to a 4-lane highway from Dhaka to Gazipur and beyond.
Regional / Zila Road Network: One of the major regional highways (R-301) from
Tongi to Ghorashal via Kaliganj passes through the heart of the study area. The road was
improved to 5.5m wide paved roads except around 8 km. at Tongi end. A 7 km. long new
Kaliganj by-pass road was also constructed as an approach road to the new Shahid Maizuddin
Bridge at Ghorashal as a part of the regional road. This regional road provides a short-cut
alternative to the traditional entry point to Dhaka through Kanchpur, particularly for
destinations in the northern part of Dhaka city (comprising Gulshan, Banani, Baridhara and
Uttara).
Another important regional highway which passes through the study area, is the Dhaka Bypass road which is under construction. This new by-pass road would provide a short-cut link
between Dhaka-Chittagong highway and Jamuna Bridge. The Kanchan Bridge was
constructed on this Dhaka By-pass road. The Dhaka By-pass road passing through the
Purbachal Residential Area crosses Tongi-Kaliganj regional road before meeting DhakaMymensingh Road at Board Bazar. Width of the Dhaka By-pass Road is 7.3 meters and it is
provided with hard shoulders. Around 56 km. of regional roads serve the study area.
Rural Katcha Road: All earthen roads in the category of Upazila and Union roads are
being accounted for as rural roads and the length of those rural roads in the study area is
1241 km.
Railways
Railway-related physical facilities and services in the study area are provided, operated and
maintained by the Bangladesh Railways (BR) under the Ministry of Communication. Within
greater Dhaka, the railway passes in a north-south direction from its southern most terminus
point in Narayanganj, northward to Tongi where the railway branches eastward and another
line continues northward and also branches off westward after Gazipur (Joydevpur). All of the
rail stations, within Dhaka, are generally well served by a variety of transport modes
including buses, taxis, auto-rickshaws and rickshaws. A modern large capacity ICD at
Dhirasram, located between Joydevpur and Tongi, within Gazipur district, has been planned
for construction soon.
Two major railway lines namely Dhaka-Chittagong and Dhaka-Mymensingh pass through
the northern part of the study area, and there are two important railway junctions in the
study area, namely Tongi and Joydevpur. Just north of Tongi station, a fly over is under
construction along regional highway (R-301). Once this fly over is completed, traffic
congestion across railway level crossing there would drastically reduce. Work related to
double tracking of Tongi-Bhairab Bazar section has also been taken in hand under ADB
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FINAL REPORT
financing, with a long term plan in keeping provision for conversion of the new TongiBhairab Bazar section into dual-gage in the near future.
There was a great demand for a flyover on Joydevpur Rail Crossing from the local agencies,
primarily the Pourashava. But based on a traffic study of the intersection, a flyover could
not be justified because most of the users were rickshaws. Recently with the extension of
dual-gage track from Joydevpur to Kamlapur, intensity of rail traffic at Joydevpur has
reduced drastically. As such justification for a flyover has further reduced
Waterways
A number of rivers namely Sitalakkha, Balu, old Brahmaputra and Tongi surround the study
area. A large number of canals also pass through the study area. Due to heavy rate of
siltation, most of the rivers and canals have lost their navigability. They are also polluted by
the discharges of industrial wastes. Rivers and canals are encroached by permanent and
temporary structures at several points. Total length of rivers and canals in this study area is
31 km. and 259 km. respectively. The main river in the study area is Sitalakkha which
provides 22 km water ways.
Rivers are extensively used by various water transports to carry goods and passengers. A
major road ferry maintained by RHD across the Sitalakha River at Murapara in Rupganj
Upazila, exists with pontoons providing the landing facilities on both sides. There is only
one ferry, which is operating between the two sides of the river. It can carry about 5-6
vehicles, and it provides services in both directions. It operates during the entire day (from
morning to evening) and on average carries about 130-150 microbuses, 30-40 cars, 2-3
trucks and occasionally a bus. Passengers also use this ferry for crossing the river. The ferry
makes around 60 trips (both ways) daily and carries around 1500-1700 passengers per day.
b. Drainage
Drainage and Irrigation Projects:
Narayanganj –Narsingdi irrigation project - Demonstration Unit
The Demonstration unit is located in Group-A planning area. Area of demonstration unit is
1300 Hectare or 3250 acres situated mainly in Tarabo union of Rupganj Thana. It is a Flood
Control Drainage and Irrigation project of Bangladesh Water Development Board (BWDB).
Although the area is under DMDP but demarcated as agricultural land, and conversion of
these land other than agriculture is restricted. The project has pump station at Jatramura on
Turkir khal. Also it has drainage khals, irrigation canal, bridges, culverts, sluice gates,
irrigation in-lets, embankments, etc.
Narayanganj –Narsingdi irrigation project - Block-I
Block-I is also located in Murapara and Bhulta unions and north of demonstration unit. Its
area is 3000 hectare or about 7500 acres and is a flood control drainage and irrigation type
project of BWDB. The area is under DMDP but demarcated as agricultural land and
conversion of these lands other than agriculture is restricted. The project has a pump station
at Baniadi and has all kinds of infrastructures related to drainage and irrigation.
North Rupganj flood protection drainage and irrigation project
North Rupganj flood Protection Drainage and Irrigation project of BWDB is located in
Tumulia Union of Kaliganj Thana. It is a flood control drainage and irrigation type project
of BWDB. It is similar in size and type as Narayanganj-Narsingdi Irrigation Project –
Block-I and its pump station is located at Tumulia on the other bank of Sitalakkha River.
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FINAL REPORT
The project has all kinds of drainage and irrigation related infrastructures. Physical features
survey, field survey and database and maps prepared from these surveys present the details
of infrastructures existing in the project. The area is within DMDP but demarcated as
agricultural land and its conversion other than agriculture is restricted. Policy Rs/2-FCDI
project areas shows reason, means of implementation etc.
Flood Protection: Group-A planning area is just adjacent and outside the proposed flood
embankment of FAP-8A. Implementation of FAP-8A embankment will cause adverse
hydraulic effects in Balu and Sitalakkha Rivers. Flood flow, water levels and flood flow
zone will increase and erosion, sedimentation and flood frequency will increase. These
issues are carefully examined and addressed with necessary structural measures. The
unprotected side of the Balu River, Tongi khal and both sides of the Sitalakkha River within
the study area may require embankments to keep the proposed planning area flood free.
Otherwise this area can not be brought under development and are to be left as it is now as
flood flow, sub flood flow zone or as wetland zone.
II-16
FINAL REPORT
Map 2.2: Existing Drainage Network in the Study Area
II-17
FINAL REPORT
C.
Utility Services
Water supply: According to the population of the Gazipur Pourashava core area,
1,87,500 people are enjoying supply water facilities from 7 pump houses (DTW). Daily
water production (considering 10 hr. in average pumping hours) is 1.6 MLD per Deep
Tubewell. Hence, total production for the area is 11.2 MLD. At present, 5 tubewells are in
operation and water production stands 8 MLD. According to the projected population, 28
MLD (considering average consumption 150 L/P) is needed. More 20 MLD water
productions are required per day, which will fulfill through further installing of 13 nos.
DTW.
For the Tongi Pourashava area, 22 nos. of DTWs are in operation and 2 nos. of DTWs are to
be installed immediately. Beside this, industrial, commercial, educational and others private
organization have their own arrangement for water supply through DTWs installed at their
own premises. Other than Gazipur and Tongi Pourashava, the rural areas such as Gazipur
Sadar, Kaliganj, Rupganj and Sonargaon deep-set hand tubewell is the main source of water
for drinking and cooking purposes. People of those areas use natural surface water from
ponds, khals and rivers for bathing, washing and agricultural purposes. No arsenic
contamination water has been detected in those areas.
In Gazipur Sadar, Kaliganj, Rupganj and Sonargaon area deep-set hand tubewell is common
source of water. About 7,418 nos. of hand tubewells are found in the study area provided by
the Department of Public Health Engineering (DPHE), NGO’s and private initiative. In
rural areas of the Group-A, most of the people are using the natural water from well (Cua),
ponds, khals and rivers other than drinking water. They collect drinking water and water
required for cooking from the community deep-set hand tubewells provided by the different
organizations and NGOs. Almost 36% people using self-owned tubewell and rest 64%
community shared tubewells.
Water supply (Gazipur Pourashava)
Problems of water supply in the Gazipur Pourashava are:
- Shortage of Deep Tubewells in operation with respect to the requirement of water supply
for the households of the area.
- Water distribution pipelines do not cover the holding areas.
- Many Deep-set hand tubewells, private owned or community basis are out of order due to
downage of underground water layer.
- Some Deep tubewells of pump houses are not in operation due to downage of under
ground water layer.
- Pump houses and deep tubewells and water distribution pipelines are not maintaining properly.
Water supply (Tongi Pourashava)
Problems of water supply in the Tongi Pourashava are:
- Shortage of DTW in operation with respect to the requirement of water supply for the
households of the area.
- Many deep-set hand tubewells are private owned or on community basis, most of them are
out of order due to downage of water layer.
- Some Deep tubewells of pump houses are not in operation or in partial operation due to
downage of under ground water layer.
- Pump houses and deep tubewells and distribution pipeline are not maintained properly.
II-18
FINAL REPORT
Water supply (Rupganj, Kaliganj and Baidyer Bazar)
Problems of water supply in the Rupganj, Kaliganj and Baidyer Bazar Upazila are:
- Absence of water supply by DTWs and water supply distribution network in these areas.
- Deep-set hand tubewells are private owned or on community basis, most of them are out
of order due to downage of under ground water layer.
- Natural water of ponds / canals / khals and rivers are not drinkable due to pollution.
Electricity: All urban areas are enjoying electricity facility. For lighting more than 90% of
the households use electricity, while less than 10% are using kerosene burners as source of
light. Electricity mainly supplied in the study area by DESA/ DESCO/ PGCB/ REB / PBS
through 132/33 kv grid sub-station and 33/11 kv sub-station, grid-towers and distribution
poles are located at different places in the study area. Consumption of electricity in the
study area has increased rapidly due to rapid increase of residential buildings and rapid
increase of commercial and industrial plants in Tongi and Joydevpur area. The electricity
supplies in this area are less in respect to the load demand.
Taking survey from Gazipur Pourashava PBS, the total electrical load required for Gazipur
Pourashava area is about 120 MW, whereas, at present, electricity supplies 40/45 MW. So,
about 66% to 75% load is to cover by load shedding in different areas. For Tongi
Pourashava area, required electrical load 106 MW but present electricity supplies 30/ 35
MW. So, about 66% load is to cover by load shedding in the areas. Due to presence of
frequent load shedding in this area, the household dweller and commercial and industrial
sector suffers badly and it causes great economic fall to the industrial sector and in the
urban area, deep tubewells in the pump houses can not supply water up to the mark, which
causes shortage of water supply and bring sufferings to the people.
Telecommunication: Telecommunication system of the study area is provided and
maintained by BTTB, through telephone exchanges located at different places. There are 7
(seven) telephone exchanges with large capacities. Instead of telephone, now a day, mobile
phone network has developed in the area by some private mobile organization like Grameen
Phone, City cell, Aktel, Banglalink and Teletalk of BTTB. With the rapid increase of
population in the study area, demand of telephone services increases rapidly. Now-a-days
demand of telephone connection from BTTB decreases due to the uses of mobile phone
among the people.
Titas Gas: Gas supply is available in almost entire urban locations within the study area.
In Tongi and Gazipur Pourashava area, gas supply is provided by TITAS Gas Transmission
and Distribution Co Ltd. (shown in the map enclosed). In Tongi and Gazipur Pourashava
area, gas source is from Joydevpur CGS (City Gate Station). There are two DRS (District
Regulation Station) are in Joydevpur and Tongi. The gas transmission and distribution
through feeder line to consumers use different sizes of pipeline and different pressure.
Beside Tongi and Gazipur Pourashava area including commercial area, urban area of
Gazipur Sadar, Kaliganj, Rupganj and Sonargaon area is partly provided with gas
connection by TITAS Gas Transmission and distribution Co. Ltd. A large number of
structures have been found in the urban part of the survey area including buildings,
institution and industries. There are 1,41,323 structures in the study area connected with gas
connection, composed with pucca, semi-pucca and katcha structures and they are 8608,
1,24,358 and 8357 in numbers respectively. Most of the buildings in the industrial,
educational institution, CNG refueling station are provided with gas connection.
II-19
FINAL REPORT
Map2.3: Existing Water Supply Network
II-20
FINAL REPORT
Map 2.4: Existing Electricity Supply and Telephone Exchange in the study area
II-21
FINAL REPORT
Map 2.5: Existing Gas Supply Network in the study area
II-22
FINAL REPORT
2.1.5 Land ownership and Value
A mouza based table of Land Value of the Study Area is presented in the Table-2.18
collected from sub-registry office of Tongi and Gazipur. Land value varies from area to area
on the basis of land’s location, population density, land level, neighboring establishments,
and such other factors. Such factors are categorized into viti, chala, shail, baid, aman, nal,
bor, khama, pukur, doba, tek, aush, bagan, etc. land types. Land value of viti type land is
identified as the costliest land in most cases in the Study Area. Chala and Shail type land
are also of significant cost in compare to viti type land. Doba, khama, bor and tek type land
are in the line of lowest value land in the Study Area.
120000
100000
80000
Average land value
60000
40000
20000
0
Viti
Chala
Shail
Baid
Aman
Nal
Bor
Khama
Pukur
Doba
Tek
Halipat
Aush
Bagan
Average land value for different types of Land in the Study Area (Group A)
In Tongi, land value of viti type land is identified as the highest. Land value of Tongi mouza
is the highest among all mouzas in Tongi. The value of viti type land is about four lacs per
decimal in Tongi mouza and even land value of aman type land is also about three lacs
which is higher than most viti lands in the Study Area. Average land value in Andarul
mouza in Tongi is the lowest among the mouzas enlisted in the Table-2.18.
In Tongi-Gazipur Fringe, land value of viti type land is identified as the highest. Land value
of Pubail, Kunia and Gachha mouza is the highest among all mouzas in Tongi-Gazipur
Fringe. The value of viti type land is about one lac per decimal in pubail mouza. Chala and
shail type land is of higher value than viti type land in Kunia and Gachha. Chala and shail
type land in Kunia mouza is about BDT. 80,000 per decimal, which is significantly higher
than viti (BDT. 61,538) type in the same mouza. Land value for doba, bor and pukur type
lands are of lowest value in Tongi-Gazipur Fringe.
In Gazipur, land value of Joydevpur mouza is identified as the highest among all mouzas in
Gazipur. The value of viti type land more than one lac twenty thousand per decimal in
Joydevpur mouza. Chala and pukurl type land is also more than one lac per decimal in
Joydevpur. Land value of Vurulia and Chapulia mouza are almost similar for all types of
land. Land value for doba, bor and khama type lands are of lowest value in Gazipur.
II-23
FINAL REPORT
400000
350000
Land Value per decimal
300000
250000
Auchpara
Andarul
200000
Dattopara
Pagar
150000
Tongi
100000
50000
0
Viti
Chala
Shail
Baid
Aman
Nal
Bor
Khama
Pukur
Doba
Halipat
Land Type
Average Land Value in Tongi, 2007
100000
90000
80000
LandValueper decimal
70000
Pubail
Gachha
60000
Kunia
50000
Baria
40000
30000
20000
10000
0
Viti
Chala
Shail
Baid
Aman
Nal
Bor
Khama
Pukur
Doba
Halipat
Land Type
Average Land Value in Tongi-Gazipur Fringe, 2007
140000
120000
Joydebpur
Vurulia
Vora
Adabu
Chapulia
Bashon
Landvalueperdecim
al
100000
80000
60000
40000
20000
0
Viti
Chala
Shail
Baid
Aman
Nal
Bor
Khama
Pukur
Land Type
Average Land Value in Gazipur, 2007
II-24
Doba
Tek
Aush
Bagan
FINAL REPORT
In RAJUK east, land value of viti type land in Kanchpur mouza is identified as the highest.
Land value of Daudpara, Murapara, Tumulia and Nagori is almost similar for viti type land.
The value of Viti, chala and shail type land in Kanchpur mouza is more than one lac where
no other mouza identified in the RAJUK east which is of BDT one lac value for any type of
land. Like other mouzas in the Study Area land value for doba, bor, khama and pukur type
lands are of lowest value in RAJUK east .
180000
160000
140000
Nagori
Murapara
Tumulia
Daudpur
Kanchpur
Land value per decimal
120000
100000
80000
60000
40000
20000
0
Viti
Chala
Shail
Baid
Aman
Nal
Bor
Khama
Pukur
Doba
Tek
Aush
Bagan
Land type
Average Land Value in RAJUK east, 2007
400000
350000
Land Value per decimal
300000
250000
Tongi
Pubail
Gachha
Joydebpur
Tumulia
200000
150000
100000
50000
0
Viti
Chala
Shail
Baid
Aman
Nal
Bor
Khama
Pukur
Doba
Tek
Aush
Land Type
Average Land Value in the Study Area (Group-A), 2007.
II-25
Bagan
FINAL REPORT
Table-2.18: Average land value of the Study Area, 2007
SPZ
Area
Mouza
Auchpara
Type wise Land Value (Taka/Decimal)
Viti
Chala
310131
209775
Andarul
14
14.5
15
19
Tongi
TongiGazipur
Fringe
Gazipur
RAJUK
East
(Kaliganj,
Rupganj,
Sonargoa
n/Baidyer
Bazar)
Shail
Baid
Aman
Nal
134416
107059
97324
49417
Bor
Khama
Pukur
Doba
60424
42424
37309
62765
31687
16245
29412
9160
5556
3913
3030
21667
Dattopara
222889
143783
75094
93180
45130
58968
22428
54056
Pagar
134659
76625
70642
48177
31727
24440
15685
32209
21286
Tek
Halipat
Aush
Bagan
30731
13904
18258
19375
12121
4285
9156
4583
12182
Tongi
377030
239320
62556
150376
294118
51625
Pubail
92482
53763
53999
27185
34285
27083
8145
Gachha
30137
48191
71264
33519
21324
26298
12336
9926
10275
8347
13322
Kunia
61538
77541
78498
36496
47414
16633
5479
6571
22413
14775
7714
Baria
9156
14145
3061
18105
3958
12500
2344
6441
2459
2363
13157
Joydebpur
122555
106114
81306
27438
50757
77625
45045
27586
103472
12844
74414
46398
29637
Vurulia
51614
57559
48080
39429
31500
33755
8584
28724
5524
8352
22500
16614
61650
Vora
38223
60887
28306
20929
8158
52861
6886
9709
18494
7575
25105
13912
14934
Adabu
20366
23161
29098
8796
6061
60303
4812
7031
5644
4114
33333
10714
8357
Chapulia
25263
35597
22537
38310
5119
7432
7575
23040
8418
1817
24419
21429
18763
18049
6139
4765
Bashon
6766
30463
38367
21069
9941
29627
7306
4072
24493
13864
17553
Nagori
62989
34589
58125
24189
32568
19589
5897
45698
3598
3698
23569
9569
12598
Murapara
92482
53763
53999
27185
34285
27083
8145
21286
6139
4765
30731
13904
18258
Jampur
82982
43963
61099
30185
36275
28013
7945
18986
5998
4625
28798
12987
17895
Tumulia
90182
41969
59899
28957
38459
26189
6897
20098
4879
5200
29012
14120
19121
Daudpur
59987
35596
61128
22897
33012
18987
5689
46589
3499
3709
2410
10126
11989
Bhulta
180987
96987
125987
60259
79059
60459
19852
46259
15698
11098
65897
24589
36987
Kanchpur
170979
100527
124569
58972
76897
58987
21589
44589
14988
10987
63598
22598
40259
Tarabo
198659
121544
99566
52698
74589
62598
22589
47598
14277
10255
66822
22146
39892
Source: Tongi and Gazipur Sub-Registry Office 2007.
2.2 Expected Development
In order to prepare Detailed Area Plan, different stakeholders, public agencies, local
communities, private developers, NGOs, elite groups and pressure groups were surveyed.
For the preparation and implementation of the plan, their role is considered as vital. It was
also necessary to collect basic information on existing situation of the study area. At the
same time, positive suggestion was collected from them. Future and on-going projects of
public agencies were reviewed and incorporated in the plan. The whole process and each
consultation were participatory, transparent and involved all the stakeholders. In each
consultation, local people highlighted their problems and made some suggestions. There
were some gaps found between political leaders and Government officials’ about projects
and their appraisals. Several consultations stressed on the importance of dissemination of
information as a condition for participation. Public need effective access to information
from the Government before any participation is sought from them.
Expected development is highlighted based on the projected population. The projected
population up to the year 2015 has been considered for those purposes. The growth scenario
further describes according to the growth of physical components. Existing government
establishment considers as a permanent establishment and proposed for further expansion
where necessary.
II-26
FINAL REPORT
2.2.1 Population
Urban Area Plan demographic projections indicated that the areas which constitute the
Group-A area will have an increase of 1279211 people in the year 2010. Table-2.19 shows
the population projections of Urban Area Plan period. The projection has been made on the
basis of Strategic Planning Zone division of the RAJUK area.
Table-2.19: Total population (at a glance) in the project area
SPZ
No.
14
14.5
15
19
Pourashava / Thana
Tongi Pourashava
Tongi-Gazipur Fringe (Pubail,Gacha)
Gazipur Pourashava
RAJUK East (Kaliganj, Rupganj, Baidyer Bazar)
Total
Source: Population Census, 1991, 2001
2001
273281
119452
118997
491963
1003693
Population
2010
378525
122236
188566
589884
1279211
2015
456921
122907
223934
593374
1397136
Table-2.20: Total population in Tongi Pourashava (Urban Area)
Area in
Population
Acre
2001
2010
Ward-01
2214.459
8160
17535
Ward-02
1294.9
13089
18722
Ward-03
493.658
30053
30766
Ward-04
474.861
16140
35361
Ward-05
299.182
23235
33238
Ward-06
138.629
29083
38225
Ward-07
153.716
29766
39122
Ward-08
722.825
31432
39035
Ward-09
683.745
22131
25692
Ward-10
175.22
10758
16870
Ward-11
1169.743
33646
47833
Ward-12
96.282
25788
36126
Total
7917.22 273281 378525
Ward No
2015
21143
22601
37140
42687
40124
46144
47227
47121
31014
20365
57744
43611
456921
Population Density Per Acre
2001 2010
2015
4
8
10
10
14
17
61
62
75
17
20
13
34
74
90
78
111
134
210
276
333
117
141
75
194
255
307
43
54
65
32
38
45
67
80
53
61
96
116
Table-2.21: Total population in Gazipur Pourashava (Urban Area)
Area in
Population
Acre
2001
2010
2015
Ward-01
819.4
7189
12969
15658
Ward-02
1710.9
22002
33437
40363
Ward-03
726.5
20509
46091
55639
Ward-04
615.1
21311
26233
29106
Ward-05
510.0
9436
11616
12888
Ward-06
1865.0
6650
10028
12105
Ward-07
1010.0
15393
21789
26303
Ward-08
1309.5
12257
18233
22011
Ward-09
1645.6
4250
8169
9861
Total
10212.0 118997 188566 223934
Ward No
Population Density / Acre
2001
2010
2015
9
16
19
13
36
43
14
32
38
35
43
47
19
23
25
4
5
7
10
14
17
7
11
13
4
7
8
13
19
23
In order to calculate the population of 2015, projection has been made on the basis of 2001
census data. The growth rate has been taken from 2001census report and with little
II-27
FINAL REPORT
adjustment of growth rate projection for 2001, 2010 and 2015 has been made. It is found
that for the project area Group-A, records increase of 1397136 persons in the year 2015.
Table-2.22: Total population in Rural Area
Thana Name
Joydevepur
Kaliganj
Rupganj
Sonargaon/
Baidyer Bazar
Union Name
Gachha (p)
Pubail
Baria
Total :
Bakterpur (p)
Nagori (p)
Tumulia (p)
Kaliganj (p)
Total :
Daudpur (p)
Rupgonj (p)
Kayetpara
Murapara
Golakandail
Kanchan (p).
Tarabo (p)
Bholta
Total :
Sadipur,Jampur (p)
Kanchpur (p)
Total :
Gross Total
Area in
Acre
6701.0
12061.7
9938.3
28700.9
1361.6
8859.1
5963.4
1251.3
17435.3
6986.2
7595.3
6934.5
2171.8
4503.5
156.0
4958.6
2149.0
35454.9
4862.4
2975.7
7838.1
89429.2
2001
65001
54451
34706
154158
404
30576
26901
15809
73690
39683
43213
64650
27009
24135
696
85890
28647
313923
35652
33992
69644
611415
Population
2010
59551
62685
42040
164277
938
40611
38623
23787
103959
46694
45047
72453
30030
27671
816
105361
30717
358788
39872
45223
85095
712120
2015
59824
63083
42238
165145
943
40805
38806
23897
104450
46912
45252
72777
30168
27795
820
106632
30854
361210
40050
45425
85475
716281
Population Density
Per Acre
2001 2010 2015
10
9
9
5
5
5
3
4
4
5
6
6
0
1
1
4
5
5
5
7
7
13
20
20
4
6
6
6
7
7
6
6
6
10
11
11
12
14
14
5
6
6
4
5
5
17
21
21
13
14
14
9
10
10
7
8
8
11
15
15
9
11
11
7
8
8
2.2.2 Economic activities
Four growth centers (except Purbachal) partly occupied by industrial development. This
development encompasses from the year 1954. Including industrial activities, almost all
type of economic activities are found in Group-A. Agriculture production including
irrigation project, fruits and vegetables production on highlands, pisciculture in three rivers,
handloom and handicrafts, service, business and informal economic activities are found in
the study area. Following discussion shows detail scenario.
Industrialization: Tongi is primarily known and developed as industrial zone according
to the Master Plan of 1959. Bhulta in Rupganj and Kaliganj are also two-focal point of
industrialization. According to the Structure Plan, Tongi and Narayanganj are proposed to
be developed as manufacturing and Jute and cotton industries respectively. The study area
adjacent with the Narayanganj is already developed as re-rolling mills and saw mills.
Further expansion is not possible here. New industrial estate including expansion of present
development in Tongi, Kaliganj and Bhulta in Rupganj is encouraged with road, drainage,
water, electricity and telephone facilities. Such initiative will attract the investor to invest
here and help in industrialization in the study area. Garments industry and IT sector may
also grow in those areas for low labour cost.
Business: Wages and salary are the dominant sources of household monthly income in
the study area accounting for around 37% of the total household monthly income. Income
II-28
FINAL REPORT
from trade and commerce accounts for around 22% of household monthly income.
Agriculture including crops, livestock and poultry and fish cultivation, accounts for 19%,
while remittances from working members abroad around 5% of the total monthly household
income. With expansion of urbanization facility in the rural area, the business sector will
develop new business centers, markets, bazars and expansion of existing growth centers of
Tongi, Gazipur, Rupganj and Kaliganj and the people will be involved as traders, shopkeepers and whole-sellers. Improved road communication in the study area will attract more
outside traders to import vegetables, handicrafts and agricultural products to central Dhaka,
Sylhet, Chittagong, Bogra, Mymensingh and other parts of the country. Business in the
urban area will also get more momentum for setting up new markets, shopping malls,
restaurants, etc.
Tourism: Tourism has not only emerged as a leading economic sector worldwide but also
has boosted trade of countries that lagged behind in economic development. For many
countries, it is a significant vehicle for economic progress that generates employment,
foreign exchange, revenue, and contributes to poverty alleviation. Comprehensive approach
of tourism planning should be imperative, making plans with other development planning
activities. Like any planning, tourism planning for the development of the city needs to be
goal-oriented, trying to achieve the set objectives. The process of tourism planning may be
viewed as interactive and on going with modifications and refinement at any stage of the
planning process. As one of many activities in the area that need to be considered as part of
physical, environmental, social and economic components of the planning. Tourism should
be addressed, at least partially, in land cover / use, transportation, recreation, economic
development, or comprehensive plan. The degree to which tourism is to be addressed would
depend upon the relative importance of tourism in the development of an area. The study
area has great potential to develop as tourists spot. There are several historical places in the
study area, which could be preserved and developed for tourism. Murapara Jagadish Babu
Zamindar Bari (currently uses as Murapara Degree College) of Rupganj Thana, Joydevpur
Old Rajbari (currently uses as DC Office Complex) and Puja Mandap, Shiv Temple,
Gobinda Mondir, Kaliganj Kalibari, Kaliganj Christian Mission, etc. may be mentioned as
such type of historical monuments and should be preserved and developed as tourists spot.
With implementation of the DAP, the tourism sector may further expand through
improvement of communication, accommodation and security.
Employment: Employment opportunity is very limited in the study area for insufficient
number of industries. In 2005 around 13% of the total employed persons were engaged in
agricultural activities compared to around 50% for the whole country. This included ownerfarmer, tenant farmer (share-cropper), and agricultural day laborers. Average 23.15%
people have employment in government and autonomous organizations and 8.35% in
industrial sector in the study area.
With implementation of this plan, the employment in industrial sector will increase for
setting up new industrial zone with water, electricity, telephone, drainage and good road
communication. However, the employment in government sector may remain same or
slightly increase. Non-government employment in health, education and utility services will
expand further the setting up of new clinics, hospitals, schools, colleges, etc.
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2.3 Development Problems
The Group-A area is unplanned except Tongi Industrial Area, National University, Open
University, Machine Tools Factory, Bangladesh Rice Research Institute, Bangladesh
Agricultural Research Institute, Rapid Action Battalion Training Centre, etc.
Several National Highways named Dhaka-Mymensingh, Dhaka-Sylhet, Dhaka-Chittagong
passes through the study area in different directions. Other regional highway named TongiGhorashal (via Kaliganj) and Kaliganj by-pass road passes through the heart of the study area.
The above national and regional highways were fully or partially implemented as per
Structure Plan guideline. But other branches of roads do not follow the Structure Plan
guidelines.
Housing sector has not flourished as specified guideline indicated in the Structure Plan
except Purbachal New Town, Dattapara slum (Ershad Nagar) and Chanpara slum at
Rupganj. Most of the housings are scattered and spontaneously developed by private
developers.
Rivers and khals are the main hydrological aspects in the project area but industrial wastes
pollute most of those rivers. Turag, Balu and Sitalakkha Rivers are stagnant due to
hindrances at different points and water is not flowing smoothly. No sewerage system exists
in the study area. Maximum urban and slum dwellers use septic tank for their disposal of
night soil. In rural areas, sanitary latrines are being used mostly provided by the NGOs and
own initiatives.
To expedite the rate of urbanization, it is necessary to provide urban services on priority
basis. Rural areas will also follow the Detailed Area Planning guidelines as prescribed
according to the planning standard.
2.3.1 Hydrology (Drainage and Flooding)
Most of the land in the study area is flood flow. In the rainy season, most of the land of
those flood-flow areas goes under water. Locations of those lands are in Baria, Bakterpur,
Nagori, Gazipur Sadar, Daudpur, Kayetpara, Jampur and Sadipur Union. The rivers named
Balu, Sitalakkha and old Brahmaputra are responsible for such flooding.
Two irrigation canals are found in the study area named North Rupganj Irrigation Project,
Narsingdi and Narayanganj Irrigation Project. Those canals including other natural canals,
khals and rivers are used as outlet of drain water from high land. Any physical development
activities without considering the drainage plan may create drainage problems.
Group-A consists of Narayanganj, Rupganj, Kaliganj, Gazipur and Tongi Thana areas. Average
annual rainfalls in those areas are about 2200 mm; of them, about 70% of total annual rainfall
occurs in wet months i.e. in April to September in a year. Because of very high rainfall, runoff
rate from the developed area is very high. As a result, most of the areas are flooded due to the
stagnation of storm water; more over, the river flows through the area and overflows their banks
and inundates the area. The major rivers/khals cause flooding in the area are Bangsi, Tongi khal,
Turag, Balu, Sitalakkha and old Brahmaputra. However, main rivers responsible for drainage
are Turag, Balu and Sitalakkha.
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Flooding: Tongi Area
Flooding of Tongi area occurs due to over flowing of Bangsi River in the upper part of
Turag River and Tongi Khal from Tekdhitpur to Chak Bhadam in the west and from Tongi
Highway Bridge to Chak Bhadam by Tongi Khal. However, there is hardly any flood
coming from east and north sides due to presence of Dhaka - Mymensingh and Gazipur
Chowrasta - Tangail highways. Long duration and high rainfall causes inundation,
accumulation and water-logging and also flooding of southwest part of Tongi area named
Bhadam, Bhakral, Kakail Satais, Satais Pala Sama, etc. Flood -prone area in the concerned
portion is about 14000 acres.
Flood recedes from upstream to down stream from Gazipur, Joydevpur, Baria, Pubail, Nagori,
Tumulia, Daudpur Rupganj and Kayetpara, Upazila and Union Parishad, respectively. In case of
flood from high rainfall in the catchment area and storm water overflow, the order of flooding is
just reverse as against backwater flow, is from Gazipur Pourashava area to Kayetpara Union.
The intensity, duration and depth of flooding in Gazipur, Joydevpur, Nagori unions are of less
magnitude than other Union Parishads as mentioned above. The flood catchment area of those
rivers and khals are approximately 64% of total study area or about 27230.00 acres. Flooding is
a serious problem for development. The land needs protection from flooding and flood-free land
is the first order requirement for the pursuit of development. Structural measures can be taken to
develop flood-free land.
Drainage: Tongi Area
Tongi Pourashava area is already semi-urbanized. Drainage of storm water takes place from
Plot and Mahalla drains to local Khals. Two Khals are primarily responsible for drainage of
Tongi area named Guchulia Khal in the western side and Khailkur and Haidrabad Khal in
the eastern side. Guchulia Khal serves Kamarjuri, Kathora, Gachha, Kunia, Chandara,
Satais, Bhadam Masimpur and Tongi areas. On the other hand, Khailkur and Haidrabad
khal performs drainage for Khailkur, Kuria, Haidrabad Gazipura, Dattapara, Silmon,
Markua, Pager, etc. areas of Tongi Pourashava. Drainage problems are acute in western
side. Many places remain inundated and waterlogged in wet months from April to
September in a year, in this part of Tongi Pourashava. There are many ponds, tanks, Beels
and low lands. There exists a tendency of filling these areas for making the area flood free.
In the course of Haidarabad khal, there also exist low lands, where developments are slow
or there is no development. These places are khailkur, Haidrabad, Dattapara, Silmon,
Markur and Pager.
As a result of drainage congestion, Tongi Pourashava is not developed to that extent, as it
should be during recent years. Drains in built up areas need better and regular maintenance,
and the above-mentioned khals require de-silting and re-excavation for improvement of
drainage in the localities.
Flooding: Gazipur to Demra area between Balu and Sitalakkha
Gazipur and Joydevpur areas experience flood from high rainfall and overflow of the banks of
the major Khals and rivers flowing through the areas. Two Khals are responsible for flooding
named Sitalakkha River and Chilai Khal. Sitalakkha River starts from Palli Bidduth Office of
Gazipur and Chilai Khal from Fakail, and meet together at Bohora, The Khals then take the
single name Chilai Khal and flows down stream and joins Nalijuri Khal at village Khoer
coming from Kapasia. The joint flow meets with Sutir Khal about 0.5 km downstream and
then passes under Pubail railway and Highway Bridge. The Nagda River falls to the above
Khals at Pubail and flows to Ulokhola River. These khals and rivers experience tidal flow.
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The Ulokhola River falls to Tongi Khal at Rayerdia still retains the name of Tongi Khal. After
crossing the Purbachal area, the name of river becomes the Balu River until the stream
reaches Demra and joins with the Sitalakkha River. From Isapura Bridge to Demra, the Balu
River meets with Naora Khal, Harina River (joining the Balu River and the Sitalakkha River)
and Kayetpara Khal. Naora Khal starts from Binaraba paddy field and flows to west and falls
in a loop of Balu River near Naora Mouza. Harina River is south of Naora Khal joins Balu
and Sitalakkha at Kamsar and Harinagram Mouzas, respectively. Kayetpara Khal starts in the
paddy field of Pubgaon and falls to the Balu River. Floods in this vast catchment generally
occur due to backwater flow of the Balu, Tongi Khal, Ulokhola, Nagda, Suti, Gajaria, Chilai
khals, etc. from down streams to up streams in this order.
Drainage: Gazipur to Demra between Balu and Sitalakkha
Drainage of storm water primarily generated from rainfall in Gazipur Pourashava and
drained through tertiary, secondary and primary drains existed in urban and semi-urban
area. Existing system provides drainage by urban area drains to natural khals like Chilai
Khal and Sitalakkha River. These two khals meet together and takes the name Chilai Khal
still at down stream and covers more semi-urban and villages of Gazipur and Joydevpur. In
its course, it passes through low lands, Beels and wetland areas of Pubail and Kaliganj. Two
Khals Suti Khal and Nalijuri Khal merge with Chilai Khal just upstream of Pubail Bailey
Bridge. Gazaria is quite long, brings drainage water from upper catchment areas of Kapasia
district. Suti Khal carries drainage water from its catchment and upper reach Khals to Nagda
River. Drainage water from Nagda River flows into Ulokhola River. From the junction of
Nagda and Ulokhola River flows down stream in a direction of south-west and meets with
Tongi Khal at Mouza Boran. On the other hand, Tongi Khal starts from Tongi Railway
Bridge flows northeast and meets Ulokhola River at Boran. Another part of Tongi Khal
exists in Tongi Railway Bridge to first bridge of Turag River at Dhaur Mouza. Water of
Tongi Khal flows sometimes towards the Balu and sometimes towards Turag River
depending on high and low water levels of the latter rivers.
Combined flow of Tongi khal and Ulokhola River continues to flow down ward from Boran
to Raidia, Barkow and Purbachal; from Isabura Bazar of Purbachal to the confluence of
Sitalakkha at Demra its name is Balu River. However, in some reference maps, starts of
Balu River is shown at the confluence of Sitalakkha River and Chilai Khal in Bordia Mouza
and Harinal Mouza at eastern part of Joydevpur until passes through Pubail Bridge and joins
with Nagda Khal and Ulokhola River. Then it takes the name Ulokhola River till to Isapura
Bazar, and again from Isapura Bazar to Demra it regains the name of Balu.
Drainage of Tongi, Gazipur, Joydevpur, Pubail, Tumulia, Nagori, Daudpur, Rupganj,
Kayetpara, etc. areas takes place by the Tongi, Balu River system as described above.
Kaliganj town area however drains to Sitalakkha River by local drains and Khals.
Drainage is a vital issue for development. Improper drainage causes stagnation of water, waterlogging and even over flooding of roads, houses, commercial and industrial areas, government
and private establishments, and sometimes agricultural land. In planning, drainage is given high
priority so that any kind of obstruction to drainage due to proposed roads, railways, embankment,
filling of ponds, lowlands for housing, reservoirs and wetland etc. do not occur. Maintenance of
drains (Tertiary, Secondary and Primary) should be regularly done and public awareness should
be created about household wastes, polythene bags etc. not to be thrown into drains. The khals and
rivers lose the drainage capacity due to sedimentation, growth of aquatic plant, etc. and should be
re-excavated and cleaned at regular intervals.
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Flooding: RAJUK East Rupganj Area
The area considered here is the south-east corner of SPZ-19 and is situated along eastern bank
of the Sitalakkha River from Kanchan Bazar to Kanchpur in the west and from Kanchpur to
Baghuri in the south and from Baghuri to Kesaraba in the east and Kesaraba to Kanchan
Bazar in the north. The Union Parishads either partially or fully falls are Murapara, Bhulta,
Golakandail, Tarabo, Kanchpur, Sadipur and Jampur Union. The area of SPZ-19 under
RAJUK East Rupganj as stated above is about 23,200 acres. This area is subject to flooding
due to overflow of the Sitalakkha River from the west and north sides and from the backwater
flow due to flood in the Meghna and Old Brahmaputra River.
General topography of the area is saucer shaped and the land is high along the bank of the
river and away from the river, the land is low. General land level along the Sitalakkha bank
is about 5m PWD and away from the bank the land is between 4.5m to 2.00 PWD. The
major khals that spill floodwater in the area are Kendua Khal, Baniadi Khal and Tatkir
Khal. Most of the area would remain under floodwater from April to October in a year if
there would have been no structural interventions. A number of national highways pass
through this area and provide partial flood protection. These are Dhaka Sylhet highway,
Dhaka-Chittagong highway and Madanpur - Narayanganj Road. Floods in the past were
severe and there were loss of lives and properties around the area in 1988 and so on.
Drainage: RAJUK East Rupganj Area
The area under discussion is drained to the surrounding rivers named Sitalakkha, Meghna
and old Brahmaputra at lower reach. The vast majority of the lands are agricultural and rice,
vegetable and fruits are main crops. Dhaka is the main market of those agricultural
products. The drainage takes place from the area and its khals as soon as the river water
level starts falling in the major surrounding rivers. September and October are months when
it stage starts falling. The flood free areas are the strips along the banks of river and along
the sides of highways and roads. Settlements and some growth centers are available in areas
like Kanchpur, Tarabo, Golakandail, Bhulta, Murapara, etc.
Drainage in the growth centers occurs through the drains built in the growth centers. There
are secondary and tertiary drains found in growth centers. Drains carry household
wastewater and storm water to khals and finally to low-lying areas of the surrounding
growth centers.
No sewerage system exists in the study area. Most of the households have constructed
individual septic tanks for disposal of night soil. In rural area, sanitary latrines are mostly
provided by the NGOs and others are built on own initiatives. For disposal of toilet
affluence nearly 17% of the households use katcha latrines, 33% semi-pucca and 28% pucca
latrines. About 18% are pit latrines; while less than 3% of the households do not have any
latrines.
In the rural area, over spilling of pucca, semi-pucca and pit latrines and night soil of
hanging toilets, open space and bushes are polluting the surface water of ponds, khals, beels
and rivers. As a result, diarrhea prevalence is higher than other diseases in the study area.
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2.3.2 Geological fault
Two fault lines cross the study area, one from Tongi to Mymensingh named Tongi Fault
and another from Kanchpur Bridge to Moyezuddin Bridge through Sitalakkhya River
named Sitalakkhya Fault. Tongi Fault may be hazardous for development activities rather
than Sitalakkhya Fault. Existing scenario shows tremendous growth with heavy structure
beside Tongi Fault. Construction of light structure may be permitted on those Faults.
Load bearing capacity of the soil is higher in the Tongi and Gazipur areas rather than other
locations of the study area. Low load bearing capacity of the land is found in the floodplain
areas. Earth filling with sandy soil may increase load-bearing capacity of those floodplain
lands. Non-availability of clay soil on the floodplain lands is prominent character in the study
area. It proves that formation of the land in the study area is continuation of the Madhupur
tract.
2.3.3 Spontaneous Development
The study area is predominately a rural based area but moderately fast trend of urbanization
is happening.. With the implementation of DAP, a wide range of rural area would be
accompanied with increasing pace of urbanization. This urbanization will improve the
socio-economic and living condition of the rural people in communication, sanitation,
electricity, health, education, industrialization, business and social services.
Conflicts of drainage and waterways arise whenever and wherever the road networks cross
the drainage networks. The conflict may be minimized if the systems are made parallel as
far as possible so that they do not cross each other. Practically this is not possible in all
cases. In this project, roads are developed straight and in a gridiron frame to minimize the
cost. In this process, it crosses the rivers and waterways; and its drainage function is thus
hampered, on the other hand, roads should not be let to remain open at the drainage
crossings for continuous flow of the traffic.
To reduce the vulnerability of the waterway-road conflicts, the DMDP proposed certain
principles. Its recommendation was, “Roads have to be aligned in such a way (when
necessary) and khals and ponds have to be somewhat remodeled that as much as possible of
the land along the roads can be put to high value uses, with khals and ponds in peripheral
position, roughly halfway between a pair parallel roads”.
2.3.4 Transportation
Before formulating the Detailed Area Plan (DAP), it was crucial to identify the critical
planning issues which are required to be addressed properly. To this end, a review and
analysis of the Structure Plan, the Urban Area Plan, and the Strategic Transport Plan (STP)
for Dhaka was undertaken. A thorough assessment of the current transport situation of
Dhaka was also made and the following critical planning issues were identified:
a. Roads
Traffic Management: Traffic management in Dhaka city is very week and as a result,
large sections of road network have been taken over by traders and others for purposes other
than traffic use. Prominent among these inappropriate uses are: stalls set up on the
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pedestrian ways and also on the roads themselves; setting up bus ticket sales booths; storing
solid waste baskets and building materials on roads; as well as uncontrolled parking of
rickshaws and other vehicle on traffic lanes. Drivers’ behaviors also adversely impact the
traffic management. Another most important aspect of traffic management is the lack of
effective enforcement of traffic rules and regulations.
Road Hierarchy and Earmarking the Right of Way (ROW): In the absence of a
proper road classification, the city road network is developing in a haphazard manner.
Although Urban Area Plan (1995-2005) proposed geometric design standards for different
classes of roads in the city, these were not adopted officially. Over and above, in the past,
the rights of way (ROW) of many important roads were not strictly earmarked. As a result a
lot of compensations are being paid for major road widened in the city. It is critical
therefore, that road classification is completed soon, and a new set of road design standards
be developed and adopted.
Incomplete Road Network: Dhaka City has a very inefficient road network. The
primary orientation of the major roads is in the north-south direction. Lack of sufficient
east-west connections require the motorists to travel longer distances, as a result, the
existing roads get congested easily. The Strategic Transport Plan (STP) completed in 2006
has identified a large number of east- west links, which need to be implemented soon to
address this critical issue. The study area road network consists of National, Regional and
Local roads. The National and Regional Roads provide access to the area. But local roads
are narrow and there is lack of sufficient interconnections. The urbanization on the west side
of Tongi and Gazipur Pourashavas are increasing without the development of a proper
circulation system. The under construction Eastern Bypass road connects the Tongi and
Gazipur areas with the Narayanganj and Kaliganj. With the development of Purbachal new
town, this road will be the only link road between east and west and in a short time this road
will reach its saturation level. All the Pourashava areas also lack in access roads of proper
width as well Primary and Secondary roads.
Pedestrians Facilities: In the absence of a clearly developed pedestrian system,
pedestrians are forced to walk on the road, and therefore subjected to unnecessarily high
risks of injuries. There are many factors contributing to this situation including absence of
continuous footpaths; encroachment on the footpath and absence of facilities suitable for
movement of disabled persons, etc. This issue needs to be addressed immediately.
Parking: With increasing number of vehicles plying on city roads, more and more road
space is being occupied by parked vehicles. Again haphazard parking of vehicles (both
motorized and non-motorized) causes substantial misuse of road space. Lack of off-street
parking and lack of restriction for on- street parking have been the root cause of parking
every where on the street. As a result congestions develop here and there which has become
a major cause of concern to the road users, city authorities and traffic managers. This issue
needs urgent attention of planners and the Government.
Non-Motorized Transport (NMT): Non-motorized transport plays an important role in
the transportation system of Dhaka city. In 2004, around 34% trips were made by nonmotorized transport (NMT). In addition to rickshaws, there are at least five other types of
NMTs which are operating in Dhaka, and these include bicycles; rickshaw van; thela garis;
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hand trolleys; and horse-drawn carriages. In the context of future urban transport, it is
highly important that the role of NMTs, particularly the rickshaws be clearly defined.
Public Transport: Public transport is a major means of travel for the city dwellers. But it
is in a very poor state at present. Bus stops are not provided with any bus bays and waiting
areas for rickshaws and baby taxis are not properly earmarked, as a result these vehicles are
often parked on traffic lanes. The interfaces between different modes are not properly
planned and designed among buses, rickshaws and baby taxis which are required to stop in
the same areas causing congestion and disorder. There is virtually no priority for public
transport services. Another big problem is that at present there are 2000 large buses owned
by big companies, which are operating in Dhaka city. In addition, there are nearly 4000
mini buses playing in Dhaka City, and these are owned by more than 1000 owners.
Existences of so many owners having little cooperation and coordination among them make
the bus transport operation very chaotic and inefficient.
All the above mentioned adverse conditions are required to be addressed properly to make
the public transport efficient, comfortable and reliable.
b. Railway
The existing Dhaka-Mymenshing rail link is not in a very good condition. Trains from
Dhaka to Sylhet, Chittagong, Khulna and North Bengal run through the study area. The
existing facilities are extensively utilized. However, scheme to improve the rail link
between Dhaka- Mymenshing, Chittagong and Khulna has been included in the Railway
Master plan (for 20 years) being finalized by the government soon.
Construction of a new ICD near Dhirasram Railway Station
Bangladesh Government has decided to construct a new ICD with a capacity of handling
about 3, 50,000 TEUs per year near Dhirasram Railway Station north of Tongi, which will
be well connected by road and rail. Negotiations are underway with the World Bank to seek
financial support for the construction of this ICD, as the kamlapur ICD will get saturated
soon.
c. Waterway
The rivers named Sitalakkha and Balu are the important water ways in the study area.
Circular water ways proposed in the DMDP Structure Plan which was supported by STP in
2006 has been included in the DAP proposal. To reduce the over crowding in urban
transportation system of Dhaka, the circular water ways could contribute a great deal if
developed efficiently. This circular water ways could help the study area in maintaining
easy communications with the central urban areas of Dhaka.
d. Modal Conflict
In the study area, modal conflict will be raised in future due to the increase of transport
vehicles and frequency of railway movement. Tongi, Gazipur and Kaliganj will be more
vulnerable for such movement. With the new town development in Purbachal, the
Commuter Rail Line will increase the mass movement but at the same time it will generate
extra conflict with the road transportation through the increase of population density and
road vehicles. To overcome those conflicts, road proposal designed in the Detailed Area
Plan should be constructed primarily before the increase of population density.
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e. Transportation Problem versus Urban Landuse
Considerable traffic is expected to be generated in the four urban focal points in the study
area, namely Tongi, Gazipur, Purbachal and Kaliganj. Due to the change of urban landuse
in those centers, transportation problems will increase manifold. Those problems will
include narrow road due to the commercial use of the roadside land, water logging due to
the construction of poorly designed box culverts, undulating road surface due to lack of
adequate compaction of base and sub-safe road accidents due to lack of properly designed
and irresponsible behavior of drivers intersections.
2.3.5 Utility Services
a. Electricity
PDB and REB are responsible for distribution while PDB is responsible for production and
transmission. Though the area is not substantially covered, electricity supply is subject to
protracted load shedding. The situation is unlikely to improve in the near future unless
substantial increase of generation is possible.
b. Water Supply
Tongi and Gazipur Pourashava and a small part of Kaliganj and Rupganj area are covered
by water supply network operated by respective Pourashavas. Rest of the area is covered by
DPHE or individual private tubewell. Some people in the rural area especially people of
Pubail, Kaliganj, Rupganj and Baidder Bazar union depend on river and pond water for
washing and bathing purposes.
c. Gas Supply
Only Tongi and Gazipur Pourashava areas are linked with the Titas Gas supply line. Other
areas of the Study Area are maintaining their daily needs through the use of other fuel
sources.
d. Sewerage Disposal
The Group-A area is not covered by any central sewerage network. In the absence of
sewerage system, there is no equipment or machinery with the local authorities to clean
septic tanks of individual houses. As a result, most of the households link up their septic
tanks with the road side drains. This results in unhygienic condition and pollution of water
bodies, mostly canals and rivers which act as outfall.
Recently in rural areas though improved sanitary pit latrines are being extensively used, but
a substantial number of houses are still using unhygienic hanging latrines. This results in
environmental degradation and unhealthy living environment.
e. Drainage
In Tongi and Gazipur Pourashavas, water logging causes serious problem in the case of
moderate to heavy rain. The problem has emerged due to lack of sufficient road side drain
and their connection with outfall through secondary drains. Encroachment on khals and
canals and indiscriminate filling of low lying areas without securing drainage channels has
also contributed to the problem.
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f. Solid Waste Disposal
In the Gazipur area, there is a sanitary land fill area at Bhrulia. Solid waste collection and
transportation is available only in Gazipur and Tongi Pourashavas. Other urban areas and
rural areas are dumping their solid wastes in the adjacent low lying lands and rivers and
canals. Such practices are causing serious environmental problems of river waters.
2.3.6 Amenities and Urban Facilities
a. Active and Passive Recreation
Cinema hall is the only recreational item of the people of the study area. Absence of city
level open space is a common scenario. Two central auditoriums with modern facilities are
found in the Tongi and Gazipur Pourashavas. There are some play fields which are adjacent
to the existing high school and college compound.
b. Educational Facilities
The BIT of Dhaka at Gazipur has upgraded as Engineering University. Campus of the
National University is also located in Gazipur. Other areas are not sufficiently developed
with the educational institutions. No medical college and national level school / college are
found in the other parts of the study area except Tongi and Gazipur.
c. Market Facilities
Most of the lands covered by the market facilities in the study area are govt. Khas land.
Local government authority like Pourashava and Union Parishad are responsible to collect
toll from those markets. Improvement of those markets with the provision of environment
and further expansion will be needed. Detailed Area Plan has considered those development
options in consideration with the outlined problems.
d. Community Facilities
At present, four development hub is concentrating in Tongi, Gazipur, Kaliganj and Rupganj.
Another concentration will be found in near future when Purbachal New Town will be
formed. Community facilities are mostly available in three agglomeration named Tongi,
Gazipur and Narayanganj but not in other parts of the study area. The Detailed Area Plan
proposes community facilities with the consideration of the existing situation prescribed
according to the DPZ.
e. Urban Facilities
People of the study area are generally dependent on Dhaka City for urban facilities due to
the non-availability of the urban services in the locality. Such absence increases density of
population around the urban services. The Detailed Area Plan proposes urban services with
the consideration of those views and prescribed according to the DPZ.
2.3.7 Environmental Concern
Objective of the environmental impact assessment is to identify the environmental issues and
parameters that may be affected by the implementation of the proposed project components,
as well as an assessment of the current status of these issues and parameters. The detailed
positive and negative impacts on physical, biological, social and economic environments
and their potential mitigation measures are described below.
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Physical Environment
Flood Protection
Group-A planning area is just adjacent and outside the proposed flood embankment of FAP8A. Implementation of FAP-8A embankment will promote adverse hydraulic effects in Balu
and Sitalakkha Rivers. Flood flow, water levels and flood flow zone will increase and
erosion, sedimentation and flood frequency will increase. These issues are carefully
examined and addressed with necessary structural measures. The unprotected side of the
Balu River, Tongi khal and both sides of the Sitalakkha River within the study area may
require embankments to keep the proposed planning area flood free. Otherwise this area can
not be brought under development and to be left as it is now as flood flow, sub flood flow
zone or as wetland zone.
Biological Environment
Social Forestry
Social forestry is common in the side of embankment, road, railway, homestead and
highland. Main social forest plants are shishu, rain tree and mahogany. With
implementation of this project the plantation of social forest plant will increase near the
rural roads, pucca roads, embankment, open space and in the premises of government,
autonomous and educational organizations.
Social Environment
Literacy
Literacy rate in the urban area is very high (82.5%) and in rural area it is 45.5%, which is
more than national average (62%) (The Daily Ittefaq, October 10, 2002). With
implementation of the Detailed Area Plan, the literacy rate in the rural area is expected to
increase further for establishment of new educational institutions. Female education rate
will also increase in the rural area for promotion of female education and modernization of
society. However, the literacy rate in urban area may increase slightly.
Status of women
Enlightened women in the urban area are aware about their rights and roles in the society.
They are mainly housewives although some women are working in educational institutions,
govt. and non-government offices.
However, the women in rural area are mainly housewives and engaged in household work
and agricultural crop processing. With implementation of the Detailed Area Plan, the
women status of the rural area will improve due to their participation in education,
employment, small business, handicrafts and social awareness.
Health Services
Health services both in the urban and rural areas are not well facilitative due to absences of
modern health facilities like Medical College, private hospitals, clinics and diagnostic
centers. Most of the people in the rural areas rely on government hospitals. Union Parishad
clinic and doctors are not available for complicated diseases. People of some Union
Parishads like Gacha, Pubail, Baria, Baketpur, Nagori, Tumulia and Kayetpur demanded
modern health facilities. It is expected that after implementation of the Detailed Area plan,
the health facility in the Union Parishad areas will improve for setting up new clinics,
hospitals, diagnostic centers in government and private sectors. For improvement of rural
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transportation, the government doctors of rural clinic will visit the clinics regularly, who are
visiting now 2-3 times per week.
Human Diseases
Diseases like diarrhea, worm infection, dysentery, peptic ulcer, acute respiratory infection,
common or mild fever, skin diseases, female diseases like reproductive health and anemia
incidences are very high in the study area. With the scenario, diarrhea, worm infection, skin
diseases and anemia condition will be improved for pure drinking water supply, good
sanitation, hygienic housing condition and improved dietary food intake for increasing
income level. On the other hand, respiratory diseases, cardiac arrest and blood pressure may
increase for smoke from motorized vehicles, industries and brickfields.
Sanitation
No sewerage system exists in the study area. Maximum households constructed individual
septic tanks for disposal of night soil. In rural area, sanitary latrine uses mostly provided by
the NGOs and others are built on own initiatives. For disposal of toilet affluence nearly 17%
of the households use katcha latrines, 33% semi pucca and 28 % pucca latrines. About 18%
are pit latrines; while less than 3% of the households do not have any latrines.
In the rural area, over spilling of pucca, semi-pucca and pit latrines and night soil of
hanging toilets, open space and bushes are polluting the surface water of ponds, khals, beels
and rivers. As a result, diarrhea prevalence is higher than other diseases in the study area.
Parks and Recreational Places
Private open space and Children’s park and some playground are the main recreational
places in the study area. However, with implementation of the Detailed Area Plan, new
open space, playground, parks / botanical gardens, Shishu Park, lake, etc. will provide more
leisure places for the people of the study area.
Women Empowerment
Women empowerment is a key issue nowadays discussed everywhere. Importance of
women empowerment in the overall development of the society can hardly be over
emphasized. After the implementation of the DMDP, most of the rural areas will be
converted to urban areas. Women in the rural areas are mainly housewives and engaged in
household activities and processing of agricultural crops, which do not ensure any
additional cash income for the women. As a result of urbanization, more women will be
engaged in formal employment in different sectors like education, garments and other
industries, transport, sales, handicrafts, etc. Women will be able to earn money for
themselves and this will be a positive step towards women empowerment.
Negative Impacts
Climate
Present climatic condition of the study area is sub-tropical monsoon. With implementation
of DAP this climatic condition is expected to continue if further global climatic change does
not occur. However, rainfall may slightly decrease in the study area for cutting of trees and
diminishing of green vegetation for urban development. Trees and green vegetation keep
environment cool and enhance precipitation and rainfall. Temperature may remain same as
present. Urban development keeping vegetation, plants, water bodies and new social
forestation in homesteads, educational organizations, roads, embankment, open space and
parks will help maintain the climatic condition same as present.
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Change in Topography
The main ground slope of the study area is southwest to northeast direction. Natural
topography of the RAJUK area has already been changed for urbanization. Implementation
of DAP activities like roads, drainage, bridge/ culvert, housing and industrial estates, bazars
and growth centers will radically change the natural topography and landuse pattern of the
study area. Agricultural area will be converted into urban and semi-urban area. Present
green scenic beauty will disappear, water bodies will be lost and general slope will be
diminished for earth filling due to urbanization.
Landuse Change
Major portion of the study area is rural set up, with predominance of agricultural landuse.
However, urban and semi-urban landuses are observed in the DMDP and its surrounding
areas. With implementation of the DAP, rural setup and agricultural landuse pattern will be
changed radically into urban landuse type.
Drainage Congestion
Drainage congestion may increase further with urban sprawl development. Faulty design,
solid waste and rubbish dumping, encroachment and un-authorized structures, siltation, lack
of renovation and re-excavation are the main causes of drainage congestion. Drainage
system that exists in the study area is not well enough to carry the surface run-off properly.
The outlets of these drainage networks are mostly connected with the natural channels or
khals. But the conditions of these natural khals like Chelai Khal, Tongi Khal, Hydrabad
Khal and Vadam Khal are dilapidated due to unauthorized encroachment. These khals will
be silted due to siltation; as a result, drainage congestion generates. And thus many areas are
subjected to water logging during the heavy rainfall causing inconvenience to the people of
the area.
Surface Water Pollution
Surface water quality of Sitalakkha, Balu, Turag, Tongi Khal, Chilai River, ponds and beels
are very poor in respect of pH, turbidity and coli form bacteria with national standard. Main
causes of surface water pollutions are city wastewater, sanitary sewage, solid waste
dumping and discharge of untreated industrial wastes. With implementation of the DAP,
surface water pollution level may further increase for high volume of discharge of
wastewater, sanitary sewerage, over spilling of pit and septic tank, industrial effluents,
surface run-off of katcha bazars, indiscriminate solid and medical waste dumping.
Groundwater Table Declination
Fall of groundwater table is a common phenomenon in the study area during dry period
(February-May). With expansion of urbanization and industrialization through the Detailed
Area plan, the groundwater table may further fall if present tradition of using groundwater is
continued.
Groundwater Pollution
Groundwater pollution due to manganese, iron and hardness is a major problem of the study
area. With expansion of urban area, more dependency on groundwater sources may increase
the pollution level of sub-surface water.
Loss of Wetlands
Wetlands are mainly affected by the urbanization process. Earth filling fills up the beels,
ponds and khals. Wastewater affects the aquatic ecosystem and makes the beels, ponds and
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khals unproductive and as a result the aquatic plants, fishes and animals die or migrate to
other places. For high value of highlands, the developers enlarge their hands to the low cost
wetlands. There is no strict regulation on earth filling of ponds for RAJUK area. The
RAJUK or Municipality can penalty with fine, if some one fills the ponds. However,
Wetlands Conversation Act exists in Bangladesh, which is applicable only for natural beels
and khals. Number of ponds in the study area is reduced every year to accommodate
housing and commercial structures. Wetlands play an important role as a reservoir of rain
and floodwater. They are also important to maintain the balance of ecosystems and for
replenishing the ground water level through seepage.
Noise Pollution
Although there is no data available on noise pollution of the study area, however, it seems
that present noise level does not exceed the Bangladesh Standard. More noisy area may be
the Bus Terminal area and the second area the Industrial and Market area. Hydraulic horn of
buses and rickshaw bells are the main noise sources in the study area. However, some
noises also generate during piling and construction works. Besides, welding workshops, saw
mills, musical instruments and blacksmiths are also common sources of noise pollution in
urban areas. With expansion of urban area, the noise pollution will be increased for
increasing number of motor vehicles, market places, industries, etc.
Air Pollution
Air-pollution is not a serious problem in the study area. Vehicular emission is also
insignificant in the area. Industries and brickfields are the main sources of air pollution.
However, the air pollution will be increased in near future with increase of motor vehicles,
brickfields and industries. Tongi is primarily known for its planned industrial estate. A huge
number of industries already erected in Rupganj beside Sitalakkha River. With the
implementation of DAP more industrial zones will be developed which will also induce air
pollution in the study area.
Loss of Biodiversity
Urbanization like roads, infrastructure development, housing, commercial places,
industrialization, etc. will replace the existing natural green environment to man made
environment. Trees will be cut down, water bodies will be filled up and polluted; sugarcane,
paddy, banana, papaya and vegetable production will be reduced and mango garden and
bush will disappear for urban expansion in new area. Wild animals, birds and fishes will
lose their habitats and as a result a big loss of biodiversity will happen for urban expansion.
Loss of Capture Fisheries
The study area is mainly medium high and low land. There are many Beels and low lands in
the study area. Therefore, open water fish resources are high mainly in Rupganj, Kaliganj,
and Pubail area. Sitalakkha River, Turag River, Balu River, Chetai River, and several Beels
of Rupganj, Pubail and Kaliganj and other natural channels support the capture fisheries in
the study area.
With implementation of the DAP, the captured fishes will be remarkably reduced for loss of
habitat due to water pollution of sewerage and drainage discharge, industrial effluent, solid
waste dumping, earth filling and less flushing. New flood control embankment in Tongi and
Gazipur, sluices and structures will further restrict the in and out fish migration. Area of
khals, Beels and other water bodies will be reduced for land development and urbanization.
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Loss of Ponds and Fisheries Culture
The Study area is very rich in culture fisheries. There are about 4413 ponds (101.5467 ha)
in the study area, out of them 569 numbers of ponds are equal or more than one acres. With
urbanization and industrialization, many ponds will not found due to land filling by the
owners for increasing land value. There is no strict regulation for earth filling of ponds in
RAJUK area.
Loss of Productive Agriculture Land
Except Tongi municipal and industrial area, Gazipur municipal area, Kaliganj, Rupganj,
Rupganj industrial area the remaining areas are rural and flood plain of Sitalakkha, Balu and
Brahmaputra Rivers. About 10% of the area would be urban and semi-urban and remaining
90% area left rural. Agriculture (low land rice and upland vegetable, high value cash crops,
fisheries, dairy, etc.) is practiced in the area. In this planning area there are lowland, Beels,
flood flow and sub-flood flow zones of the Sitalakkha, Balu and lower Brahmaputra rivers
and their tributaries, where any development other than agriculture, fisheries, cause-ways,
landing stations and brick fields are restricted. Besides these, after implementation of DAP
project, agricultural environment will be converted into un-productive urban and semi-urban
area.
Solid Waste Production
Waste disposal facilities run by the Pourashava under solid waste management programs
exist in two Pourashava areas, which cover the central and core areas only. There are wellestablished solid wastes dumping sites in each of these Pourashava. The main dumping site
(area 10.0 acres) of Gazipur Pourashava is located beside the highway in Bhurulia, which is
in the north of the Pourashava area. The present dumping site is not sufficient as per
information received from the conservancy department. So the department is trying to find
additional space to use it as dumping place. The department will buy land for this purpose
as soon as it is available. As per information received, about 24 metric tons of solid waste is
generated and collected daily but the quantity transported to the dumping place is only
about 18 metric tons per day. This difference is resulted from various reasons. Some of the
useful portion of the solid waste is separated by the young street children, who collect it for
selling to potential buyers for recycling purpose. The other reason is that the weight of the
material also decreases as it dries up with passage of time.
In Tongi, there are two solid waste dumping sites. The Meghna dumping site is located
about one kilometer away from the municipal area and has an area of 1.5 acre only. In this
dumping site, the solid waste is recycled for producing compost. In the compost plant, there
are 100 sheets having capacity of producing 3 tons in each. It can produce about 60 tons of
fertilizer every month.
The other dumping site at Shilmon (area 1.0 acre) is located about 6 kilometer away from
the center of the town and is a temporary arrangement only, which does not have any
provision for producing compost
The waste dumping place is a good ground for mosquitoes, flies and insects breeding, which
can spread the parasitic diseases like dengue, malaria, filaria, etc. The leaching from this
landfill can pollute both the ground and surface water and ultimately may create health risk
among the local inhabitants. Many people collect compost from this landfill. The use of this
mixed compost in agricultural field is very dangerous for human health and environment.
Because this type of compost contains a high amount of toxic metal like lead, cadmium,
mercury, nickel, chromium, etc., which are harmful to human health. These metals may
enter into the food chain through vegetables and food grain.
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With implementation of DAP, the environmental problems from solid waste will increase
further for increased generation of waste in new urban and semi-urban area.
Water Supply
According to population of the Gazipur Pourashava core area, 1,87,500 nos. of people are
enjoying the supply water from 7 nos. of DTWs of pump houses. Daily water production
(considering 10 hour pumping on average) is 1.6 MLD per tube well. Hence total
production for the area is 11.2 MLD. At present 5 tube wells are in operation in the area and
the water production is 8 MLD. But according to the population 28 MLD is required
(considering average consumption 150 LP/day.). So 20 MLD (28-8) more water productions
will be required per day, which may be fulfilled by further, installing 13 nos. DTWs for the
area. Beside this industrial/ commercial/ educational and others private organization have
their own arrangement for water supply through DTWs installed at their own premises.
Deep-set hand tube well is the main source of water for drinking and cooking purpose in
rural areas like Gazipur Sadar, Kaliganj, Rupganj and Sonargaon. There is no deep tube
well pump house for water supply. People of this area are using natural surface water from
ponds khals and rivers for bathing, washing and agricultural irrigation use. In this area no
arsenic polluted water is detected. Natural water collected from ponds, khals, and rivers are
polluted water, which are not drinkable.
Economic Environment
Traffic Congestion
The Rajbari road on which the railway level crossing is located, is the main thoroughfare of
Gazipur town, and provides connection to National Highway N3 between Dhaka and
Mymensingh as well as to N4 between Dhaka and Tangail. At times, the congestion at the
railway level crossing extends up to 10 – 12 minutes, when large number of vehicles gets
stuck at the rail gate. In view of the problem indicated above, this crossing has become a
major source of inconvenience to the residence of Gazipur and in future, when this town
will grow further, it may cause severe problems to the residents of the town. In the whole
area of Group – A, this was considered to be the most critical problem of traffic congestion.
Traffic congestion in front of the bus terminal occurs due to poor traffic management and
enforcement of law. Tongi rail crossing and Shibbari mor of Gazipur Pourashava are also
traffic congested area. Due to rapid urbanization and growth of population, movement of
vehicles in and around study area will increase. Number of rickshaws will also increase to
meet the people’s demand. Rickshaws will be the main cause of traffic congestion in the
study area in future.
Fire Hazard
With expansion of city boundary and population, the probability of fire may increase for
more offices, institutions, markets, growth centers and industries. Electric short-circuit is
mainly responsible for fire hazards in urban area. However, human error may also cause for
fire sometimes. Slums and some industries like garments and plastic products are more
susceptible to fire hazards. The present three fire stations at Tongi and Gazipur Pourashava
are not enough to cope with future fire hazards.
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2.3.8 Shelter and Settlement
Problems regarding shelter and settlement of the study area are similar with other areas of
the country. Such problems are discussed here according to the two dimension i.e. urban
settlement and rural settlement and discussed accordingly in the following sentences:
- In urban areas, most of the settlements are in natural developed areas (except 11 housing
areas in the Gazipur Pourashava) constructed without maintaining setback provision. As a
result, those areas are congested with bulk density. To provide service facilities in those
areas, social hazards will have to be faced.
- Amalgamation of pucca, semi-pucca and katcha settlements creates environmental
pollution and social conflict.
- Most of the settlements in the urban areas have been constructed without provision of any
open spaces. Building materials and construction activities are performed on the nearby
roads for further expansion of those buildings. As a result, traffic congestion prevails on
those roads.
- Settlements along the roads gradually change their use from residential to mixed-use. Such
type of change creates accessibility problems including environmental hazards.
- Semi-pucca and katcha settlement in rural areas considered as temporary settlement are
mostly constructed due to the availability of traditional building materials. To provide
service facilities in those areas low return of the revenue / tax could be found in
consideration of the cost involvement.
Purbachal New Town is the planned neighbourhood of the study area. This neighbourhood will
ensure the hygienic condition of housing with drainage facilities, electricity and telephone,
playground, open space and recreational places. Chayabithi housing in Gazipur Pourashava is
also another planned residential area established without drainage facilities. With
implementation of the DAP, new housing estates and residential areas will be developed and
private housing construction will also be under the jurisdiction of RAJUK. This will regulate
unauthorized housing construction to improve the scenic beauty and environmental condition of
the city. Some new areas adjacent to the north of Purbachal are under the private housing
companies. Unplanned and unauthorised earth filling of those areas may hamper the natural
drainage system in the area and cause ecological imbalance.
2.3.9 Lack of Co-ordination among Agencies
A number of Departments / Agencies are operating in Dhaka. One estimate says that 46
government agencies are involved in the metro Dhaka’s development works. But
unfortunately it found that these organizations are working accordingly to their own agenda
completely disregarding the projects of other agencies.
a. Duplication of Efforts
It is found that more than one organizations are engaged in the same work at different time
ignoring the fact other agencies are doing the same work resulting in duplication, chaos and
wastage of valuable resources.
b. Disregard of Abiding Plans by Line Agencies/Authorities
Line agencies often disregard the binding plan in implementation of their projects. They do
not care whether Landuse plan allows them to undertake those projects in the areas they are
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implementing them. There are thousands of examples of this violation, even, RAJUK itself
violates its own plan.
c. Weak Plan Implementation Mechanism
There are various laws and regulation for development control. But there is no effort to
enforce them. As a consequence violation of plan is common scenario.
2.4 Current investment program
Any public sector investment program is not found in the Annual Development Program
2007. Projects on Knitting Industries and Garments Industries are going to be established in
Tongi and Bhulta areas as registered according to the Board of Investment Manual 2006.
Private sector involvement according to the Board of Investment Manual 2006, is found in
Kanchpur and Bhulta area and those are Plastic Industry, Knitting Industry, Dying Industry
and Cottage Industry. Private sector industries are small-scale industries with the
involvement of 80 to 100 labour force and Tk. 100 to Tk. 150 million.
Bangladesh Rural Development Board
Greater Dhaka District (Dhaka, Gazipur, Narsingdi, Narayanganj, Munshiganj and
Manikganj) Infrastructure Development project.
Department of Public Health Engineering
Arsenic Mitigation Project at Tongi, Kaliganj and Gazipur.
Bangladesh Railway
Feasibility Study for conversion/construction of Dhaka-Chittagong Railway Line into
Double Track with Electric Traction.
BIWTA
Introduction of Circular Waterways around Dhaka city (connects Turag, Balu, Sitalakkha
and Buriganga Rivers.
Local Government Engineering Department (LGED)
• Rural Infrastructure Development Project (Important Roads & Hat Bazar
Development) : Part-III (Revised)
• Upazila Complex Bhaban construction (Revised-II)
• Construction and Reconstruction of Roads, Bridges and Culverts in Rural areas on
Priority basis.
• Construction of Large Bridges/Culverts on Important Feeder and Rural Roads.
• Construction of of Union Parishad Complex Bhaban and development of connecting
roads.
• Construction of Low Cost Bridges/Culverts on Rural Roads-Phase-II
• Greater Dhaka District (Dhaka, Gazipur, Narsingdi, Narayanganj, Munshiganj and
Manikganj) Infrastructure Development project.
• Urban Governance and Infrastructure Development Project
• Municipal Services Project
• Rehabilitation of Flood Damaged urban physical infrastructures in 2004
• Construction of Bridge over old Brahmaputra River. (It is the bridge on old
Brahmaputra river at Kaikertek)
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2.5 Stake Holders’ Wish-List of Projects
Stakeholders wish list include following projects:
• Container port at Bhrulia.
• Sitalakkha Bridge No. 3 at Nabiganj.
• Develop the banks of Sitalakkha as recreation spot by removing all illegal
occupants.
• Refurbishment of Bhawal Rajbari as tourist attraction.
• Replacement of katcha toilets by sanitary latrines in the whole study area.
• Improvement of Solid Waste management system to prevent environmental
degradation, especially in and around the industrial areas of Tongi and Kaliganj.
• Construction of a new road to connect Pubail through Uttara of Dhaka.
• Improvement of important roads to facilitate movement of industrial goods and
providing hazard-free walkways for the people.
• Introduction of commuter train between Tongi–Kaliganj and Savar-GazipurKaliganj.
• Conversion of Old Muslim Cotton Mill in Kaliganj in to a Manufacturing Industrial
Complex.
• Establishment of University Complex in Rupganj for private Universities.
• Extension of piped water in new settlement areas especially in the Pubail,
Sonargaon, Kaliganj and Rupganj areas.
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CHAPTER - III
DEVELOPMENT PLAN PROPOSALS
3.1 Abiding Policy Frameworks of Higher Level Plans
The study area (Group-A) comprises four SPZs (SPZ 14, SPZ 14.5, SPZ 15 and SPZ19) of
Structure Plan. Different higher-level plans like structure plan, urban area plan etc provided
several numbers of proposals (both short term and long term) for present and future
development of the area. Considering new developments during the period, some recasting
of DMDP proposals have to be made while setting the new policy framework for future
development. Many new developments are substantially changed the existing landform and
landuse character in many parts of the study area that was originally perceived by the
DMDP. The policies of DMDP relevant to this study area are given below .
SPZ 14 Tongi
DMDP Recommendation
• A Detailed Plan to manage and direct development to the right place in the area
is required.
• Timely action is needed to realize retention areas as envisaged by FAP
proposals and indicated on the UAP maps. Management Boards should be
installed to guard the retention ponds for encroaching development
• All the on going projects to develop various utility services should be able to
fulfill the need of the existing and future population.
SPZ 14.5 Tongi /Gazipur Fringe
DMDP Recommendation
• The authority should discourage development
township/private development to the minimum.
and
keep
its
urban
SPZ 15 Gazipur
DMDP Recommendation
• Adequate measure to create commuter facility with Dhaka should be created.
• Gazipur should be promoted as a healthy location for further institutional
development.
• Continuous efforts should be made to maintain the current delivery system of
water supply to be able to meet the requirement even after densification.
SPZ 19 RAJUK East
DMDP Recommendation
• The area will remain predominantly rural for many years to come. As such to
supplement the existing rural economy the Jamdani Saree village should be
developed as planned.
• Purbachal/ Yousufganj might be a good location for the third airport and/ or the
relocation of the Dhaka Cantonment.
• Dhaka’s main source of drinking water will be Sitalakkha River. As such all
developments in the upstream of the river should be regulated to save the river
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water from large scale pollution which will make treatment of raw water
expensive.
Policy Guidelines for Transportation
a.
The Dhaka Structure Plan (1995-2015)
Regarding Dhaka’s transport system, following characteristics were identified by the Dhaka
Structure Plan (1995-2015):
1. Dhaka’s traffic conditions were characterized by a conflict in the use of available road
space by different modes. The Dhaka Integrated Transport Studies (DITS) of 1994
concluded that traffic management is so ineffective that further road investments would be
of limited value until there was a demonstrable improvement in enforcement
2. Road hierarchy was poorly established. As population was growing in the urban fringe
areas and as car ownership and traffic densities were increasing, accessibility was
deteriorating fast. Protecting Rights-of Ways (ROWs) for other infrastructure and services
development should be the major priority of RAJUK and other concerned agencies.
3. Public transport system in Dhaka was poor and disorganized. To boost up the peripheral
and satellite expansion and to ease transportation problems of the urbanized areas, the
DMDP proposed infrastructure schemes for 20 years time frame.
Objectives of the DMDP Structure Plan’s long-term road development strategy were to
establish a primary road network which will effectively serve the needs of the growing
urban population of Dhaka, by providing improved access to the main urban area itself and
linkages to areas with potential for growth. Some of the major strategies recommended by
the DMDP Structure Plan to promote planned and guided development included, among
others, the following:
Infrastructure led Development Program
This program would require major public sector initiatives in the key areas of road
development, flood protection and drainage and the protection of future Right-of-Way
(ROW). In the new development areas, road development and flood protection measures
would be the main instruments for the promotion of growth.
Incremental Network Development
In pursuance of the proposed long-term road transport network, the Government should
seek to promote an incremental approach to its overall development, as a means of
conserving resources and being responsive to proven demand for the service being offered.
This policy would help to utilize limited resources in the most cost-effective manner over a
sustained period of time.
To assist both property owners and controlling officers in knowing physically where ROW
exists, it was recommended by the Structure Plan that the ROWs of roads should be pegged
out on the ground, once an alignment had been determined.
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Major Road Development Programme
One of the most important road link recommended for construction was a limited access
Dhaka by-pass (Eastern by-pass) linking the Chittagong Road at a point near Katchpur
Bridge, in the south-east of the metropolitan area to the Tangail-Jamuna Bridge road in the
north-west, to divert some of the long distance inter-district traffic, which would otherwise
use the busy urban roads of the city that is already congested. Subsequently, Roads and
Highways Department (RHD) started constructing a Dhaka by-pass but on a different
alignment. The construction of the road which is almost complete, is a 2-lane road and not a
limited access road, as was envisaged in the Dhaka Structure Plan. The proposed Dhaka bypass goes through the centre of Group – A.
Link Road Development and Road widening Programme
The DMDP Structure Plan also included proposals for construction of 25.8 km. strategic
links and 25 km. widening of existing roads. These roads were proposed to ease the intracity
traffic movement and to reduce the traffic congestions. But in the area covered by the
Group-A, no such link roads or roads for widening were proposed for development.
Commuter Rail Network
The DMDP, as part of its long term plan, recommended the development of a commuter rail
network, to serve the high-density sections of the main urbanized area. It was anticipated that
Dhaka, at the end of 2015, could have a population of around 1.5 million, as a result it would
need a mass transit system capable of easing the pressures on the city road network.
A feasibility study of the commuter rail along Tongi – Narayangang was undertaken as part of
Dhaka Integrated Transport Study (DITS) in 1994 to identify a feasible alignment together
with detailed cost-benefit analysis. Further feasibility for the remainder of the network was to
follow. But unfortunately the issue did not receive any attention of the government during
subsequent periods.
Circular Waterways for Dhaka
The DMDP Structure Plan recommended development of a circular waterway around Dhaka,
utilizing the available natural waterways/rivers namely Buriganga, Turag, Tongi and Balu.
The proposal included dredging of rivers, channels and canals around Dhaka and installation
of landing ghats and provision of road links from major road network to these ghats. The
navigability of the encircling waterways was expected to enhance and facilitate movement of
goods and passengers to different parts of the city by water transport. These waterways could
also encourage development of riverine recreational facilities and reduce congestion on
existing roads of Dhaka. This recommendation was subsequently picked up by STP and it was
included as part of its recommendations.
b.
The Urban Area Plan (1995-2005)
In the area covered by Group-A, there are two urban areas namely Tongi and Gazipur. No major
recommendations relating to transport were proposed by the Urban Area Plan for Gazipur and
Tongi.
c.
Strategic Transport Plan for Dhaka
Besides DMDP, one of the recent (2006) initiatives of the Government of Bangladesh
(GOB) was to undertake a study on “Strategic Transport Plan (STP) for greater Dhaka”. The
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STP suggested a number of strategic transport networks for Dhaka. Major recommendations
of DMDP with regard to road, rail and IWT which were subsumed by STP and were found
relevant to the Detailed Area Plan (DAP) of the Group-A are indicated below (See Map 3.1)
Details of DMDP/STP Roads
1) Road from Progati Sarani to Balu River
A 2-lane road capable of carrying 500 pcus/hr. in 2024 was proposed for construction by the
RAJUK for serving the ever-expanding eastern areas.
2) Road link from Eastern By-pass to Dhaka By-pass
This scheme is a continuation of another link, proposed by the STP, from Khilkhet to Eastern
By-pass (6.5km.) and, with the construction of the link, it would complete the east-west
highway connection between Khilkhet and the Dhaka By-pass (a total of 12.5 km). This road
is expected to encourage the development of Purbachal Township. This link was proposed by
the RHD as a dual carriageway road to be developed through stage construction. A Feasibility
Study would be needed to determine the patterns of the stage construction.
3) Merul Badda-Golakandail
This link would provide a new connection to the Dhaka By-pass. It was proposed as an
upgrading scheme under the control of the RHD. This link was brought forward in the
program in order to provide a land-based link to the ferry terminal proposed for upgrading at
Baurpur / Kayetpara. Traffic flows in 2024 would be 2,500 pcus/hr, which is within the
capacity of a dual 2-lane highway. This road is also proposed for development through stage
construction.
Railway – in context of city transport
The STP did not undertake detailed study of railway in context of its role in greater Dhaka.
Meanwhile a study under the DFID assistance was initiated to prepare a “Master Plan for
Bangladesh Railway”. The double track railway between Kamlapur and Tongi has recently
been converted from meter-gauge (MG) into dual-gauge (DG). The MG single track
between Tongi and Joydevpur has also been converted to dual-gauge (DG). Meanwhile, the
single track between Tongi and Bhairab Bazar is also being expanded to double track, with
provision of wider sleepers to facilitate conversion to dual-gauge at a later date. A flyover
along regional highway (R-301) to cross rail line just north of Tongi Railway station is
under construction to ease traffic congestion in that area.
Circular Waterways
The STP supported the recommendation made by the DMDP to develop circular waterways
around Dhaka. The Bangladesh Inland Water Transport Authority (BIWTA) is already
going ahead with the development of a Circular Waterways System around Dhaka, for the
transport of people and goods. Turag River on the western side has already been dredged for
this purpose. A number of road links were proposed by the STP to link the network of
landing stations to other elements of the multi-modal transport system. Both Balu and Tongi
rivers on eastern and northern side are also required to be dredged to establish the circular
waterways system. To build landing stations on the eastern side, embankment on the
western bank of Balu River needs to be in position. Government, therefore, needs to take
initiative to complete the embankment along Balu River on priority basis.
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FINAL REPORT
Map 3.1: Roads and Commuter Rail Network Proposed by Higher Level Plans
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FINAL REPORT
Critical Planning Issue Identified by STP
The STP also identified a number of Critical Planning Issues which have been addressed, as
part of the Detailed Area Plan (DAP). These issues are indicated below:
Traffic Management
Large sections of road network in Dhaka have been taken over by traders and others who
use the road surface for purposes other than traffic use. Prominent among these
inappropriate uses are – street traders who setup stalls on the pedestrian ways and also on
the road themselves, bus tickets sale booths, solid waste buckets, building materials
blocking the footpaths and roads, as well as haphazard and uncontrolled parking of
rickshaws and other vehicles. Driver’s behaviors also adversely impact the traffic
management.
In this context STP stressed the need for providing better driver’s education and adaptation
of strict measures in the issuance of driver’s license, and strict enforcement of traffic
management.
Parking
In order to address parking problems, emphasis was laid on development of off-street
parking and strict enforcement of restriction in respect of on-street parking at certain hours
of the day.
Pedestrian Facilities
Recognizing the fact that the pedestrian facilities in Dhaka are very much inadequate, the
STP recommended that “Pedestrian first” policy be adopted, as part of its Urban Transport
Policy for development of exclusive pedestrian facilities. These include among others,
footpaths, zebra-crossing, foot over-bridges, traffic light supported pedestrian crossing at
grade, which could be built at appropriate places to enhance pedestrian safety.
3.2 Planning Principles and Standards
3.2.1 Guiding Principles
In the Detailed Area Plan, recommendations have been made as to how expansion should
proceed in the future to ensure best possible physical environment keeping in view the most
economic use of land. Since these recommendations or proposals would affect both the
natural and socio-economic environments, certain principles are specified in the Dhaka
Metropolitan Development Plan (1995-2015) and those principles are considered here as a
guiding principles for the preparation of Detailed Area Plan. Those principles are as
follows:
- Minimize the spill over effects where a landuse in one location imposes environmental or
other costs on adjoining sites or the community as a whole.
- Increase efficiency by guiding development to preferred locations and uses.
- Allocate land for infrastructure and community services.
- Create an attractive urban environment.
- Improve distribution of land among different income groups, and ensure that benefits
accrue to the community.
- Improve living condition for all income groups.
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FINAL REPORT
- Effective drainage through minimum hindrance to Flood Flow and Sub-Flood Flow zones.
- Smooth and effective functioning of industries, specially export oriented industries.
- Develop to serve the surrounding hinterlands.
- Safe yet faster connectivity.
3.2.2 Planning Standards
Many standards and codes for guiding and controlling development are found in
Bangladesh National Building Code [BNBC], Building Construction Rules and
Environmental Act. For ascertaining minimum space requirement for different physical
features and functions Private Land Development Rules and for density control of an area
Floor Area Ratio [FAR] are the two very important legal instruments. DMDP Structure Plan
and Urban Area Plan also have fixed certain minimum standards for certain facilities. All
those standards provided in various documents have been studied and then suitable
standards for community services, roads etc. have been recommended in DAP. Different
standards given in various documents are in following Table No. 3.1, 3.2, 3.3 & 3.4.
Table No. 3.1: Target Standards for Provision of Community Services
Type of Service
Population
Primary schools
15000
Secondary schools
23000
Colleges
--Playgrounds
--Parks
25000
Graveyards
Ward basis
Neighbourhood centres
Ward basis
Health post
Ward basis
Welfare centre
Ward basis
Hospital
--Markets
Ward basis
Police / fire station
--Source: Urban Area Plan, DMDP.
Surface Area Needed Per Unit
1 acre
2 acres
----4 acres
Minimum 5 acres
0.3 acre
------0.3 acre
---
Table-3.2: BNBC Guidelines for Development of Minimum Standard Housing
One Room Houses
Two Room Houses
Maximum Density
Minimum Plot in metro area
Minimum plot outside metro area
Minimum plot in dense inner city
Minimum Plot in metro area
Minimum plot outside metro area
Minimum plot frontage
Height limitation
Source: BNBC.
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175 units per house
30 m2
40 m2
25 m2
40 m2
60 m2
3.5 m2
6 storey, but 5 storey preferred
FINAL REPORT
Table-3.3: Road Standards
Road Type
Main Road
Arterial Road
Collector Road
Access Road
Access Road
Non Motorized Road
Footpath
Source: Urban Area Plan, DMDP.
Width of the Road
24.0 metre (78 ft) ROW
14.5 metre (47.5) ROW
13.0 metre (42.6) ROW
9.0 metre (29.5) ROW
2.5 metre (8.2) ROW
Table-3.4: By comparison, the Private Residential project (Plots) Rules 1991, calls for:
Road Type
Main Road
Secondary Road
Access Road
Source: Urban Area Plan, DMDP.
Width of the Road
60 ft
30 ft
20 ft
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
Min.
Max.
Sl.
Name of the Facility
1
2
3
Primary School(Public or private)
High School(Public or private)
Open space
i)Park/children’s park
ii)Water body/ Canal/Pond
iii)Play field
iv) Green/Vegetation/Water Front
Mosque and Maktab/ Worship Places
Library (central)
Services
i)Dentist/Doctor's Chamber
ii) Beauty Parlour
iii) Laundry
iv) Hair Dresser
v) Cyber Café/Internet service provider
vi) Photocopy / mobile / land phone / fax
vii) Computer based (word processing,
printing etc) services
viii) Motor bike Repair, vulcanizing
etc.(optional)
4
5
6
(No.)
2
1
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(No.)
3
2
Area
Minimum
for
Unit
Facility
Sub
Class
Total
(Acre)
3
3
12
2
1
2
2
1
2
3
2
3
3
2
2
1 Acre
1.5 Acre
10 Acre
0.3 Acre
1.5 Acre
1 Acre
0.5 Acre
0.2 Acre
0.1 Acre
0.3 Acre
40 sq.m
50 sq.m
16 sq.m
12 sq.m
50 sq.m
12 sq.m
1
1
30 sq.m
30 sq.m
1
1
50 sq.m
50 sq.m
1
2
As per Planner
2
3
As per Planner
2
3
1
1
Class
Total
1 Acre
6 Acre
3 Acre
2 Acre
0.6
0.2
0.5
120 sq.m
100 sq.m
50 sq.m
40 sq.m
100 sq.m
40 sq.m
FINAL REPORT
Quantity
Min.
Max.
Sl.
Name of the Facility
(No.)
(No.)
Area
Minimum
for
Unit
Facility
Sub
Class
Total
Class
Total
(Acre)
ix) NMT repair service (Rickshaw, bicycle
1
2
30 sq.m
60 sq.m
etc)
x) Post Office / Courier Services
1
2
20 sq.m
40 sq.m
xi) Sports / Recreational facilities(games,
1
2
50 sq.m
100 sq.m
indoor games etc)
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
Solid waste transfer station (may also small
1
1
0.5 Acre
1
7
scale processing)
8
Utility Facilities
1*
Neighborhood
Co-operative
Office
0.33 Acre
0.5
9
Complex
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
2
2
200 sq.m
400 sq.m
games (male and female)
v) Cultural Facilities (Rehearsal, Music
1
2
30 sq.m
60 sq.m
room etc)
vi) Community Police Barrack
1
1
40 sq.m
50 sq.m
vii) Technician Service (Electrical, Plumber,
2
4
25 sq.m
100 sq.m
AC, Freeze etc.)
10 Community Hall
1
2
0.33 Acre
0.5
11 Shops
0.33 Acre
0.5
i) General store
3
4
25 sq.m
100 sq.m
ii) Grocery
4
6
25 sq.m
150 sq.m
iii) Stationary
2
3
25 sq.m
150 sq.m
iv) Confectionary / Bakery
2
3
25 sq.m
80 sq.m
v) Departmental Store**
1
2
100 sq.m
200 sq.m
vi) Medicine Shop
2
3
25 sq.m
80 sq.m
vii) Sweet Meat Shop
2
3
25 sq.m
80 sq.m
viii) Book / Newspaper Stall
2
3
10 sq.m
30 sq.m
ix) Fresh Corner (Vegetable, fish, meat, egg,
2
3
12 sq.m
40 sq.m
chicken etc.)
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)
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FINAL REPORT
Recommended Road Standards
In order to promote development of all roads in a systematic manner, new road standards
were recommended for both built up areas, as well as for less built-up areas See table-3.6.
These will replace the old standards, which were included in the DMDP. The standards,
when adopted will facilitate earmarking the right of way (ROW) for all major roads.
RAJUK will be required to establish a road classification based on a specific study to
identify the primary and the secondary as well as other existing roads based on the volume
of traffic carried, and / or their likely importance keeping in view their role in the near
future. In order to earmark the ROW for all new primary and secondary roads, road
geometric standard proposed in this Detailed Area Plan (DAP) should be adopted, and
initiative taken to implement these strictly, including earmarking the ROWs, where no other
typed of development other then roads should be allowed.
It is proposed that the RAJUK should initiate an exercise to carry out the task of “Road
Classification” in close collaboration with the DCC, DTCB, RHD and LGED. In the context
of City road network, “road classification” should have at least 4 classes of roads which
should follow a hierarchical pattern. For clarity, these roads could be termed as :
(a) Primary Roads
(b) Secondary Roads
(c) Tertiary Roads
(d) Access Roads
Table-3.6: Geometric Design Standards
Sl. No.
1
2
3
4
Class of Roads
Primary Road
Secondary Road
Tertiary Road
Access Road
Standards recommended under DAP
Built-up Area
Less built-up Area
80 ft.
170 ft,130 ft,100 ft
60 ft. 40 ft
40, 30 ft
24 ft, 20 ft
80 ft,60 ft
40 ft
30ft, 24 ft
To provide further clarity about the quality of the various roads the following details are
provided:
Primary Road Type-1 : 170ft
This is a dual three lane major arterial road with provision of service lanes for local traffic,
shoulder for emergency stop/space for service lines (utility services) and footpaths on both
sides of roads. This road type will have limited access points for local traffic to mix with
traffic in the main section and this type of road will be designed in such a way that for
providing utility services or repairing utility lines, traffic flow will not be disturbed. Nonmotorized transports will be strictly prohibited in the main section of this road (Fig-1).
Provision of service lanes will keep the traffic in the main section free from local congestion
and allow faster movement, thereby bring in efficiency. The space reserved for utility
services will keep the road surface free from frequent cuttings, as this space will be covered
by removable slab, and the surface could be used a shoulder for temporary parking.
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FINAL REPORT
Primary Road Type-2: 130ft
This is a dual two lane major arterial road with provision of service lanes for local traffic,
shoulder for emergency stop/space for service lines (utility services) and footpaths on both
sides of roads. This road type will also have limited access point for local traffic to mix with
traffic in the main section, and will be designed in such a way that for providing utility
services or for repairing utility lines, the traffic flow will not be disturbed. Non-motorized
transport will be strictly prohibited in the main section of this road (Fig-2)
Primary Road Type-3 : 100ft
This is also a dual two lane arterial road with provision of service lanes for local traffic, and
provision for shoulder/ space for utility service and footpaths on both sides of roads. This
road type will also have limited access point for local traffic to mix with traffic in the main
section. Non-motorized transports are strictly prohibited in the main section of this road
(Fig-3)
Secondary Road Type-1 : 80ft
This is a dual two lane secondary arterial road with provision of shoulder/ space for utility
services and footpath on both sides of roads. This road is allowed for movement of mix
traffic (Motorized & non-motorized) and will have easy access of local traffic to mix with
main traffic. (Fig-4)
Secondary Road Type-2 : 60ft
This is a dual two lane secondary arterial road with provision of footpaths on both sides of
the road. This road will allow movement of mixed traffic (Motorized & non-motorized) See
Fig-5.
Tertiary Road Type-1 : 40ft
This is a two lane road with provision of footpaths on both sides of the road. It acts as a
collector road. This type of road will allow movement of mix traffic (Motorized & nonmotorized) See Fig-6.
Tertiary Road Type-2 : 30ft
This is also a two lane road with provision of footpath on both sides of roads and acts as a
collector road. This type of road will allow movement of mixed traffic (Motorized & nonmotorized) See Fig-7.
Access Road Type-1: 24ft
This is a two lane road with provision of footpaths on both sides of the road. It gives direct
access to the plots. This type of road will allow movement of mixed traffic (Motorized &
non-motorized) See Fig-8.
Access Road Type-2: 20ft
This is a 2-lane road width a 3 ft wide footpath on one side. See Fig-9.
Note: In areas where roads are required to be built on embankments, ROW should include
acquisition of extra land, depending on embankment height, and side slope at least 1:1.5.
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FINAL REPORT
Fig : Road Cross-Sections
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FINAL REPORT
Fig : Road Cross-Sections
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FINAL REPORT
3.3 Preferred Development Strategies
This section contains proposed strategies described for existing urban core area and urban
fringe areas. The main focus of the strategies is on the spatial distribution of population.
Recommended policies and proposals are those which will need to be adopted in order to
achieve the targeted pattern of existing urban and fringe area.
Following key features have influenced the proposed development strategy outlined in the
DMDP Structure Plan.
- The DMDP research and past planning studies have recognized the constraints imposed on
Dhaka’s urban land resources by flood risk. The DMDP further acknowledges the
associated serious problem of water logging resulting from urban encroachment on natural
depressions and khals.
- The options to reduce and minimize these major constraints rest with utilizing and
optimizing naturally flood-free land and carrying out major flood protection works and
protecting existing natural depressions and khals.
- Whilst previous plans opted for the former, there are now only minimal supplies of floodfree land south of the Tongi Khal, some 20 km. north of the city center.
- The flood protection projects now underway (FAP-8B), and expected developments
related with the Eastern By-pass for FAP-8A, will result in a supply of flood-free land in
strategically attractive locations much closer to the heart of the city and its support systems.
- In order to optimize the full potential of existing and potential new development land
areas, the areas designated as retention ponds in natural depressions and the city’s existing
natural drainage system and khals must be protected at all costs.
- Potential sources of affordable flood-free land, with secure tenure in the areas referred to
above, will take time before they can begin to accommodate significant proportions of
Dhaka’s predicted population growth; although the opened up near fringe in the DND
triangle and South East may see faster development.
- Acknowledgement of the above facts, in the face of continuing high rates of population
growth, the majority of whom will be poor, and development trends, which seek to
capitalize on the advantages of centrality, leads to the key principle of the proposed
strategy. That is, the adoption of an incremental approach towards achieving spatial change
in the structure and pattern of Dhaka’s urban development.
The area designated as urban in the DMDP Structure Plan is for strategic planning purposes
subdivided into four broad categories and to summarize the impact of the Spatial
Development Strategy on future population distribution. The urban sub-areas so defined
are- Established (pre-1983) urban area;
- Recently (post-1983) urbanizing fringe;
- Proposed flood protected development areas; and
- Dispersed flood free development areas.
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FINAL REPORT
Urban Core Area: The designated urban core area of DMDP Urban Area Plan (within
Group-A) is Gazipur and Tongi Pourashava. Urban designated core area covers 2,217.88
acres of land spread over about 955.361 acres of land in Gazipur Pourashava while 1,262.53
acres of land in Tongi Pourashava.
Acknowledging the forces of geographical inertia and the core area’s important role in the
city’s economy, the DMDP Structure Plan adopts a strategy of selective and gradual change.
The key elements of this strategy are:
- The improvement and upgrading of access to and within the area, with particular emphasis
placed on traffic management as the main means of reducing congestion and adopting and
optimizing limited and restricted road space.
- To promote comprehensive redevelopment as a means of upgrading existing infrastructure
provision on an area basis, in partnership with the private sector where appropriate and
feasible.
- To promote comprehensive community based rehabilitation of slum and squatter areas and
areas poorly served with infrastructure and social and community services, through
participatory and advocacy and planning initiatives involving the community, CBOs and
NGOs.
- To limit piecemeal, site-specific site-by-site redevelopment to a scale commencement with
the capacity of existing public rights of way and levels of existing infrastructure services
provision.
Tongi has developed as an industrial zone according to the Master Plan of 1959. Gazipur
developed as an institutional and important government industrial zone. Dhaka Structure Plan
also encourages existing development trend of those two areas. Kaliganj has been developed as
a mixed zone. Rupganj is the industrial expansion of the Narayanganj industrial area. Detailed
Area Plan encourages existing development trend of the area and considered as a growth centre.
Identification of proper strategies: Some Strategic Intervention of DMDP Urban
Area Plan is described below:
- New land delivery and development mechanism coupled with flood land with secure
tenure in accessible locations is encouraged.
- The targeted areas would be existing fringe areas, i.e., areas mainly at the periphery of the
more established areas where conversion from rural land occurred during the year 1980s.
- Selected peripheral area is identified in the Structure Plan as the likely choice for few new
urban developments beyond the realms of Dhaka, it might be reasonable to provide primary
infrastructure networks in the designated area to foster development, thus it will enhance the
urbanization with assistance of sectoral agencies.
- The designated locations are selected where urban development should be discouraged.
This area is flood flow zone and totally rural areas, which should not be developed any way.
Some strategies further summarizes below in brief:
- All other utilities like water supply, sewerage, electricity, telephone and gas must follow
their own strategies and policies laid down in the Structure Plan.
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FINAL REPORT
- For the municipal service facilities, the Pourashava must follow their rules strictly. If
necessary the law should be amended.
- In the new urban areas where urbanization is flourished rapidly planning principles and
standards should be followed.
- Conserve the drainage channels and all other natural canals and watercourses.
- Encroachment should be prohibited in both side of rivers and canals.
- Primary, secondary and community drains should be maintained by private organization
and NGOs and CBOs.
Infrastructure: Infrastructure standards are intended for use by sectoral agencies and in
land development projects. These standards should be used by the RAJUK to check
unwanted development while giving approval to private real estate companies. They can
also be useful for RAJUK’s own land development projects. DMDP expert’s observed
limited use of infrastructure standards and also that many aspects are missing in existing
rules. They stressed infrastructure standards for different uses and income groups with the
capability of incremental improvement. The DMDP made no separate standards for
infrastructure, but quoted the Lands Study recommendations standards and put its own
suggestions. DMDP felt that these standards require further considerations.
3.3.1 Drainage
Sluice gates, Regulators and Navigation locks: These types of structures are
provided on the flood control embankments. Sluice gates are functioning to vent out water
from the countryside to the river. Flap gates are generally installed in the riverside so that
river water cannot enter into the main land. On the other hand whenever the river water
level becomes low and countryside water level is high, countryside water drains out through
sluice.
Regulators also serve the similar purpose as sluice gates; however the size of regulators is
much bigger than sluice gates. Regulators may have control gates in the countryside and in
the riverside. Drainage of water to the river or flashing of water into countryside are
possible by operating simultaneously countryside and riverside mechanical gates.
Navigation lock sometimes is provided on the flood embankment to allow boat and ferry
passages from the river and from the countryside. It is a simple structure with bigger
chamber and large lift gates both at riverside and countryside. By operating these gates,
boats and river crafts can be transferred from the river to countryside and vice versa.
Drainage sluices, pipe sluices and siphons: Drainage sluices, pipe sluices and
siphons are provided on the embankments. Embankments protect the area from floods
coming from outside rivers and make the study area free from flood.
However, storm water from rainfall-runoff within the area causes localized flood, drainage
congestion and submergence. Rainfall is the source of storm drainage water irrespective of
urban or rural catchments. Average annual rainfall in Dhaka is about 2200mm. After
infiltration, deep percolation and evaporation is about 50% of this rainfall water takes the
form of drainage water for semi-urban and urban areas.
Bridges, Culverts and Box culverts: These structures are provided at places
wherever roads cross the drainage network system. Such structures are built on the roads to
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FINAL REPORT
free passage of drainage water and sometimes to provide navigation / boat passages.
Consequently, conflict between drainage and road networks is mitigated.
Physical features survey on river, khal / drainage, etc. are conducted and base map is
prepared. Details of the bridges, culverts and box-culverts are available in the mouza maps.
Database is also prepared showing dimensions and existing conditions of those structures.
Drainage Khals and Waterways: Khals and waterways are natural channels and act
as drainage elements. In every mouza more or less such natural channel, khals and
waterways carry the excess storm water to the connecting river lying further in the down
stream. Sometimes old and silted-up khals are re-excavated to improve drainage efficiency
and is termed as Katakhali khal. Most of the natural khals carry the local storm water
particularly runoff from the Mouza/ Mouzas those it passes through. Khals are narrow and
deep in cross-sections; on the other hand waterways are shallow and wider.
3.3.2 Residential Development
- Subdivide Residential Landuse Zone based on the potentiality, trend and opportunity.
- Adopt Neighbourhood concept for new residential developments and for need assessment
of community facilities.
- Minimize through traffic and heavy vehicles within the neighbourhoods.
- Provide adequate safe and easy to move footpaths.
- Ensure community facilities and services of appropriate scale at neighbourhood 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.
- Relocate industries from predominantly residential zones in phases.
- Provide essential support facilities for effective functioning of the industries.
3.3.4 Mixed Use Development
- Relocate Noxious and heavy industries 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, easy to use and safe footpaths.
- Provide zebra crossing at road crossings instead of foot over path to ease the lives of major
portion of low income workers likely to traverse on foot to reach their likely abode in the
busy areas.
- Ensure adequate utility services to ensure uninterrupted production.
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FINAL REPORT
3.3.5 Transport and Connectivity
In order to develop an integrated and efficient transport system for the area covered by GroupA, the following vision was adopted:
- Development of an efficient, environmentally sound and integrated transport system.
- Public transport to receive priority.
- Providing a role for non-motorized transport (NMT) in urban areas.
- Road hierarchy to be properly established and a new set of road design standards be
adopted to meet future requirements.
- All new primary roads to have service lanes.
- Reserve space for service lines on main roads (Primary Roads).
- Complete missing links both arterial and local on priority, and widen some tertiary roads
to make networks for efficient circulation.
- Reserve ROW for all major roads and encourage incremental development of network to
ensure cost-effectiveness.
- Provide adequate pedestrian facilities, and off-street parking wherever needed.
- Strengthen traffic management in all sections of urban area.
Future Development of Transport System
Within the framework of existing major national and regional road networks and other
transport infrastructures, as well as those road networks proposed by both DMDP and STP
which have been adopted as part higher level guidance, a number of new primary and
secondary road networks were proposed as part of a Detailed Area Plan for development of
less developed areas, keeping in view the existing and futuristic land uses. Before
proceeding further with the actual planning of the future transport system, it was necessary
to address the critical planning issues identified earlier.
a.
Addressing the Critical Issues
In this section, an attempt was made to suggest certain solutions and strategies to address
the various critical issues which were identified in Chapter: 2 of this plan document. The
various strategies suggested for addressing those issues an indicated below:
Traffic Management
In order to ensure that road space of the city and the pedestrian facilities are available for
the road traffic and pedestrians respectively, it is crucial that traffic management is strictly
enforced. The city should have adequate number of transport planners and engineers, as
well as qualified and trained police personnel in adequate numbers. These officials should
be supported by proper equipments, tools and vehicles as required.
Road Hierarchy and Earmarking Right of Way (ROW)
It is highly important that a proper “Road Classification” be adapted for the city of Dhaka,
to facilitate the development of various roads in an organized manner. A revised
“Geometric Design Standard” has already been suggested as part of the Detailed Area Plan
(DAP). The road classification needs to be completed soonest so that the city roads could be
improved/ developed in line with the new geometric design standards. Once the “Road
classification” has been completed and the revised “Geometric Design Standard” has been
adopted, ROW should be strictly earmarked on the ground for all new roads.
III-18
FINAL REPORT
More East-West road links needed
The major road network of Dhaka has a number of North-South corridors. But due to
limited number of East-West links, congestion builds up easily in different parts of the
network. The STP has suggested a large number of east-west links to provide a grid-iron
pattern of road network for the city. The DAP has adopted that strategy and it is
recommended that the authorities concerned take appropriated steps to build those east-west
links which form part of different Development Planning Zones (DPZ).
Pedestrian Facilities
During the preparation of the Urban Transport Policy for Dhaka, as part of the Strategic
Transport Plan (STP) for Dhaka, it was observed that the pedestrian facilities in Dhaka,
compared to the requirements, are grossly inadequate. The Detailed Area Plan (DAP) has
therefore, laid special emphasis to provide footpaths and other pedestrian facilities in all the
areas proposed for development. Widths of footpaths, however, may vary depending on the
category of the road.
Parking
Considering the fact that available parking space is grossly inadequate in entire city of
Dhaka, special care was taken to identity spaces which were earmarked for development of
off-street parking. In congested urban areas, on-street parking may have to be restricted at
least during the park hours to avoid congestion. In this context, strict enforcement of the
restriction in respect of on-street parking needs to be considered.
Non-motorized Transport (NMT)
Since most of the road networks in Dhaka are narrow, the public transport in the form of
buses can not provide services to all areas of the city. Again the availability of footpath
being very limited, pedestrians has very little opportunity to walk safely along most of the
roads in the city. As a result, NMTs, particularly the rickshaws are providing a very
important service to the city dwellers who are living in inner areas of the city. Such a role,
as a feeder service to the residential areas, is the most suitable role that NMTs particularly
rickshaws should continue to play. The DAP has reserved such a feeder service role for
rickshaws. It has been proposed that rickshaws should not play on major roads, which
should be available for faster movement of motorized traffic.
Public Transport
In order to better utilize the limited circulation space available for traffic movement, it is
crucial, among others, to reform the public transport system of Dhaka. In parallel with the
initiatives to introduce Bus Rapid Transit (BRT) and Mass Rapid Transit (MRT), there is a
need to reorganize the bus transport operation in Dhaka. To bring in efficiency, it is highly
important to reorganize fragmented bus owners (more than 1000 in number) into cooperatives to facilitate introduction of bus route franchising system. This would bring in
discipline in bus transport operation and release some of the road spaces which the buses
forcefully and wrongly use. The franchised bus company will be responsible to maintain the
bus stops, provide bus- bays wherever possible and provide organized ticket booths.
III-19
FINAL REPORT
b.
Development of the Road Network
In order to provide opportunities for infrastructure led development, it is necessary to promote
an arterial system having North-South and East-West corridors following the guidelines
provided by the RAJUK. Depending on the landuse proposed for a particular area, strategic
road networks were proposed at an interval of around 1500-2000m in the North-South
direction and 2000-3000m in the East-West direction. In terms of road classification, these
strategic corridors could be termed as primary. These strategic roads were proposed in such a
way that a Gridiron pattern is developed so that several alternative routes are available for
movement in East-West and North-South directions.
In case of residential areas and areas where mixed landuses are proposed, primary roads
were proposed in line with the guidelines indicated above, so that no one is required to walk
more than 10 minutes to reach up to a primary road where buses / public transport are
expected to run. In proposing these strategic corridors, adequate attention has been given to
the existing major national and regional highways as well as those proposed in the DMDP
and STP, so that an integrated network is developed.
In order to propose secondary road networks, emphasize wasgiven on the existing and
future requirements of land. In case of residential areas and mixed landuses, secondary road
networks were proposed at 500m to 1000m distances so that mobility within the area is
facilitated. Within the area covered by secondary networks, tertiary and access roads were
proposed to enhance circulation and access to properties, as shown in the Development
Planning Zone (DPZ) maps.
In deciding the alignment of new primary, secondary and tertiary roads, adequate care was
taken to avoid such alignment where road widening will call for demolishing large number
of structures already built, although many of these were built without RAJUKs permission.
In built up areas, it was recommended to complete some of the missing links, and widen
some of the narrow sections to form a network of minor roads which could facilitate easy
circulation of Non-motorized Transport (NMT) and provide better accessibility of the
residents to major networks of the city.
Most of the major road networks were proposed to be kept free from Non-motorized
Transport (NMT). The narrow roads were proposed for widening to at least 20 ft. if not 24
ft. to facilitate movement of “Fire Engines” in case of fire hazards.
In the areas which are still less developed and mostly agricultural, emphasis was laid to
earmark the strategic road networks and not to allow any development within the right of
way (ROW) of those networks.
To facilitate ear marking the right of way (ROW), necessary for different classes of roads,
some standards were worked out and recommended for both built-up and less built-up areas,
as shown in the next section.
III-20
FINAL REPORT
3.3.6 Flood Flow Zones
In Structure Plan, two types a flood zones wre earmarked namely Main Flood Flow Zone
and Sub-flood Flow Zone. Any type of development except agriculture and in some cases
roads and drainage, no other development was permitted. But in reality, controlling Subflood Flow Zone is being very difficult because of some existence of flexibility of using this
zone mentioned in structure plan. Therefore, in order to provide stricter measures to
safeguard flood plain areas, in detailed Area Plan, these two types of zone have been
merged and named Flood Flow Zone
It is already mentioned in Chapter-2 that Land development within the designated flood
plain areas requires control to avoid obstruction to flood flow, which might otherwise result
in adverse hydraulic effects like rise of flood water levels and change in flow direction.
Development activities on those lands would be suicidal. The Detailed Area Plan has also
preserved those flood flow lands as prescribed in the Structure Plan but in one caregory
namely Flood Flow Zone. In some cases, where road and drainage construction is
necessary, proposals have been given in such a way so that it never disturbs the natural
water flow on flood flow lands.
3.3.7 Non-urban Areas
Non-urban areas are considered as urban fringe area and defined as the area which was
developed in post 1983. They will take some further decades to reach the population
densities of the urban core. Low initial densities in these areas do not justify supply of full
range of services, as they will initially be underused. However, it is essential that planning
and reservation of rights of way, at least for primary networks, be undertaken soon to enable
provision when justified by increased density levels and allowed by resources. In line with
the spatial strategy of gradual change, major investment in satellite or new towns is
accorded very low priority in the timeframe of the DMDP Structure Plan. This development
option capitalizes least on existing and presently committed urban infrastructure
investments, and fails to address the shelter needs and priorities of the urban majority,
including the urban poor, and the existing low mobility levels of this group and its need for
close proximity to employment opportunities.
In the longer term, north of the DMDP area at Tongi / Gazipur and in the north-west and at
Savar/Dhamsona, are conditioned sufficiently propitious to enable public sector investment
in new town development. The DMDP Structure Plan’s strategy for dispersal is that priority
locations in metropolitan Dhaka are those, which benefit from elements, optimize resource
expenditure, minimizes development costs, most importantly, acts as a catalyst for
appropriate and affordable development. The key elements of this strategy are:
- Relatively high, flood-free land;
- Minimal conflict with high quality of agricultural land;
- Existing transport links to Dhaka city and between the location and other regional centers;
- An existing core settlement or settlements;
- The vesting of an existing urban economic base;
- Existing institutions of government;
- Ease of infrastructure provision, particularly water and electricity;
- Relatively low land costs affording secure tenure rights;
- Impetus of current development trends.
III-21
FINAL REPORT
On the basis of these criteria, there are only two locations in the DMDP Structure Plan area
for consideration in the planned period to 2015. The designated area fallen under Group-A
is the area of Tongi and northwards to Gazipur.
Large areas under Group-A have been demarked as urban fringe area including peripheral
area in the DMDP Urban Area Plan. Urban peripheral designated areas covered 11386.847
acres land spread over in Gacha , Pubail , Baria of Gazipur Thana, Bakterpur (part), Nagori
(part), Tumulia (part), Kaliganj (part) of Kaliganj Thana, Daudpur (part), Rupganj (part),
Kayetpara, Murapara, Golakandail, Kanchan (p), Tarabo , Bholta of Rupganj Thana, and
Sadipur, Jampur (part), Kanchpur (part) of Sonargoan Thana. The development trend both of
appropriate road network and basic infrastructure and services is comparatively slow in the
above-designated fringe area. As predicted by higher-level plans, some of the fringe areas has
promoted to core area and peripheral area into fringe or core area.
3.3.8 Water Body and Open Spaces
Large tanks, ponds, Dighis, lakes, etc. serve as immediate retention areas for storm water.
Those structures are man-made and also natural; may be privately owned or government
owned or khas land. These water bodies function as drainage relief and source of water for
emergency use, fisheries, duckeries, environment and nature preservation. For every mouza
such reservoir is available. Physical feature survey maps and field survey maps (tank, pond
and reservoir) show the existence of reservoirs and database shows their dimensions. In the
Detailed Area Plan those water body and open spaces have been suggested to be preserved
and not to be disturbed by any development.
3.3.9 Amenities and Community Facilities
- Consider neighbourhood 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 population per acre.
3.3.10 Solid Waste Management
- Provision of dumping ground in a suitable location.
- Recycling plant near the dumping ground.
- Door to door collection of solid waste.
- Involvement of Local Govt. Authority and NGOs with the collection and management
procedure.
3.3.11 Water Supply
- Safe and available drinking water for the inhabitants.
- Extraction of ground water as minimum as possible.
- Involvement of Local Govt. Authority or DPHE for extraction and distribution of water.
III-22
FINAL REPORT
3.3.12 Electricity
- Connection of electricity with all households in the study area.
- Involvement of DESA with the electricity distribution system.
- No system loss encourages in the plan.
3.3.13 Gas Supply
- Encourages increasing and expanding gas supply network where necessary.
- Titas Gas Transmission and Distribution Authority may be responsible for this.
3.3.14 Conservation of Monument and Heritage
- Encourage conservation of monuments as their original form, colour and structure.
- Encourage conservation of heritage site and proposed for new heritage site where
necessary.
- Discourages unauthorized occupation and administrative use in the monumental buildings.
3.3.15 Environmental Management
The major environmental issues and parameters that may be affected by the implementation
of the proposed project components, as well as an assessment of the current status of these
issues and parameters have been discussed in Chapter-2. Mitigation measures are essential to
be considered for all potential impacts during construction and operational phase on the
natural environment, which comprises the physico-chemical and ecological aspects.
Mitigation measures on social environment will include human interest, quality of life,
resettlement issues, etc. The mitigation measures are described below :
Mitigation Measures
For Controlling Change in Climate & Topography
• Careful planning to minimize the change of topography.
• Avoid water bodies during planning of roads, housing and industrial estates.
• Practice good architectural / engineering design during planning of housing estates,
buildings and the intersections of main roads.
• Enhancement of plantation and gardening to increase the scenic beauty of the city.
• Preserve the Beels, khals as lakes with demarking buffer distance.
For Controlling Landuse Change
• Careful planning to reduce change of agricultural landuse and rural setup.
• Keep water bodies and productive agricultural land free from urban development as
far as possible. Vertical development may be encouraged rather than horizontal.
• Economical use of land.
For Controlling Drainage Congestion
• Re-excavate the Tongi and Chelai Khal, Hydrabad Khal and Vadam Khal and all
primary khals, and renovate the secondary and tertiary drains.
• Make proper drainage network in new area considering the slope and local
topographical condition.
III-23
FINAL REPORT
•
•
•
•
•
Remove all unauthorized structures, which developed on drainage structures.
Prohibit the people in dumping of rubbish and solid waste in drain.
Regular cleaning and maintenance by the concerned authorities.
Demarcation of water bodies, which can act as retention pond to avoid water logging
from heavy rainfall.
Demarcation of Right of Way to preserve the natural channels.
For Controlling Surface Water Pollution
• Suggestions are given for implementation of proper effluent control from polluting
sources on both sides of Balu and Sitalakkha Rivers and other small canals.
• Create underground sewerage system for the existing urban area.
• Use pucca latrine with septic tank and soak well.
• Prohibit indiscriminate dumping of medical and solid waste in drainage, khals, beels
and rivers.
• Improve sanitation condition of slaughterhouse, fish market and katcha bazars.
• Prohibit the direct discharge of wastewater to any khals, beels and rivers.
• Establish wastewater and sewerage treatment plant.
For Controlling Groundwater Table Declination
• Introduce rainwater harvesting system and use in the study area.
• Stop land filling of ponds and water bodies to maintain the groundwater level through
recharge and leaching process.
For Controlling Groundwater Pollution
• Use surface water of Sitalakkha River for water supply system.
• Introduce rainwater-harvesting system.
• Reduce dependency on groundwater.
• Preserve surface water in ponds, khals, Beels, ditches and rivers for irrigation.
For Controlling Loss of Wetlands
• Cutting of drainage outlets to the beels and ponds.
• Stop housing estate, industries and other development work on wetlands.
• Stop earth filling of ponds in the study area through creation of public awareness.
• Strict implementation of Wetland Conversation Act, 2000.
For Controlling Noise Pollution
• Stop using hydraulic horn in buses, trucks and other motor vehicles.
• Declare some areas like hospitals, schools, parks, etc. as silent zone.
• Special type of silencer may be attached with the machines to reduce noise.
• Welding and blacksmith workshops can be fenced with glasses to protect the
passersby from possible pollution effects.
For Controlling Air Pollution
• Use catalytic converter in buses, trucks, taxis and tempos.
• Use CNG instead of petrol.
• Set up 120 ft. high stack in brickfields and use filter to reduce the CO, SO2 and NOx
gases in atmosphere.
• Stop operation of brickfields near the homesteads, bazars and growth centers.
III-24
FINAL REPORT
•
Impose ban on movement of sand carrying trucks and conservancy vehicles during
office period.
For Controlling Loss of Habitat
• Careful planning to avoid the sensitive ecosystem.
• Minimum use of land for urbanization.
• Preservation of water bodies, khals and Beels.
• Initiate people to avoid tree cutting and vegetation clearing.
For Controlling Loss of Biodiversity
• Avoid critical ecological area from development activities.
• Aware people for keeping some trees and bushes around the homesteads.
• Increase tree plantation in roadsides and homesteads.
• Preserve the Beels for aquatic birds and fishes and some bush areas as wildlife
preservation sites.
• Ban on hunting of birds and wildlife.
For Controlling Loss of Capture Fisheries
• Stop direct drainage outfall to rivers, khals and Beels.
• Set up sewerage and wastewater treatment plant. Several waste treatment plants have
been proposed in Gazipur and Tongi Pourashava.
• At the early monsoon, keep open the gates of sluices and regulators during spawning
period of fish.
• Strict regulation on land filling of Beels, khals and rivers.
For Controlling Loss of Ponds and Fisheries Culture
• Execute the Tanks Improvement Act, 1932 to stop land filling of ponds.
• Create public awareness about the importance of ponds and its role in culture
fisheries, bathing and water reservoir for surface run-off during monsoon.
• The area of ponds which are equal or more than one acre cannot be filled up and must
be preserved.
For Controlling Loss of Productive Agriculture Land
The EIA Guidelines given by the DOE should be emphasized on the avoidance of
productive (high value) agricultural land during any development project. The urban
expansion and land acquisition should be based on the growth rate of urban population.
For Solid Waste Management
• Formation of legislation regarding solid waste management
• Incentive for introduction of environmentally clean and efficient technology for waste
disposal, which would help reduce the volume of waste and facilitate more, recycling.
• Development of separate collection and disposal system of different types of wastes
such as domestic, industrial and clinical.
• Maintenance of adequate data regarding waste generation, composition and
characteristic.
• There is tremendous possibility of involving NGO’s and CBO’s in solving solid waste
problem. NGOs can act as intermediaries between government, municipal authority
and CBOs. It can serve as linkage between government, local level and community.
For these reasons, more NGOs and CBOs involvement should be enhanced in the
III-25
FINAL REPORT
•
•
solid waste disposal system; at present NGO’s like BASA, Practical Action and
World Vision in Gazipur Pourashava are carrying out the similar job.
For efficient management of solid waste activities vehicles maintenance and cleaners
(sweepers) should be under one Division for better coordination and control.
Introduction of new taxation system for conservancy operation.
For Water Supply
• About 13 numbers of more DTWs are to be installed for proper supply of water for
the area.
• Water supply distribution pipeline is to be increased for new house connection by
installing required number of DTWs and house connection is to be increased.
• Perform the repair and maintenance work of existing water supply line in study area
periodically.
• Expand the water supply pipelines in all areas.
• Set up more water treatment plants to treat the hardness, manganese, iron and arsenic
of groundwater.
• Rainwater harvesting program may be taken for the supply of pure drinking water.
For Controlling Traffic Congestion
• Restrict licensing of new rickshaws.
• Move central bus terminal to its new location near Upazila road of Gazipur
Pourashava.
• Strict implementation of traffic rules to improve traffic management.
• Relocation of Truck Terminal to avoid traffic congestion in Dhirassram near ICD of
Gazipur Pourashava and beside Tongi Bishwa Estema for Tongi Pourashava area.
For Controlling Fire Hazard
• Set up more new fire stations. Several fire service stations have been proposed in
Gazipur and Tongi Pourashava area.
• Collect modern fire fighting devices.
• Refrain people from using low quality electrical wire in buildings and industries.
• Ensure periodical checking of electric lines.
• Create awareness of people about fire hazards.
• Ensure fire-fighting devices in new industries, high-rise buildings and markets.
• Ensure sufficient width of road for fire-fighting vehicles.
3.3.16 Supporting the Surrounding Hinterland
- Easy accessibility from the surrounding hinterlands especially growth centers.
- Ensure facilities such as cold storage, wholesale/retail market facilities for needful
commodities (fertilizer, insecticide, agro-machineries etc.) and shopping centers of regional
standards to support population living in the surrounding hinterlands.
III-26
FINAL REPORT
3.4 Major Infrastructure Proposals
Infrastructure standards are intended for use by sectoral agencies and in land development
projects. These standards should be used by the RAJUK to control unwanted development
while giving approval to private real estate companies. They can also be useful for
RAJUK’s own land development projects. DMDP expert’s observed that limited use is
made of infrastructure standards and also that many aspects are missing in existing rules.
In the detailed area plan recommendations have been made as to how expansion should
proceed in the future to ensure best possible physical environment keeping in view the most
economic use of land. Since these recommendations or proposals would affect both the
natural and socio-economic environments, certain principles were specified in the Dhaka
Metropolitan Development Plan (1995-2015), as follows; which were adopted by DAP.
- Minimize the spill over effects where a landuse in one location imposes environmental or
other costs on adjoining sites or the community as a whole.
- Increase efficiency by guiding development to preferred locations and uses.
- Allocate land for infrastructure and community services.
- Create an attractive urban environment.
- Improve distribution of land among different income groups, and ensure that benefits
accrue to the community.
- Improve living condition for all income groups.
3.4.1 Transport
Planning of Transport Network
To facilitate planning of local land use and transport system at the local level, the study area
of Group-A has divided into ten DPZs. A detailed write-up has been developed for each of
those DPZ and presented along with the proposed road networks. For details please see
section 3.6. The following Table-3.7 &Table-3.8 show the major road proposals of GroupA. (see Map-3.2)
Table-3.7: Primary road proposals
ROAD_ID
EW-P-1
EW-P-2
EW-P-3
NS-P-1
NS-P-2
EW-P-4
EW-P-5
NS-P-3
EW-P-6
EW-P-7
NS-P-4
NS-P-5
NS-P-6
EW-P-8
NS-P-7
EW-P-9
PROPOSALS
Road Widen up
Newly Proposed Road
Newly Proposed Road
Road Widen up
Road Widen up
Road Widen up
Newly Proposed Road
Road Widen up
Newly Proposed Road
Road Widen up
Newly Proposed Road
Newly Proposed Road
Newly Proposed Road
Road Widen up
Road Widen up
Newly Proposed Road
PROPOSED ROAD
WIDTH (FEET)
80
80
80
80
130
130
130
130
130
100
100
100
80
80
130
80
III-27
LENGTH
(M)
4686.184
2636.482
5632.084
4338.732
11200.56
21388.88
6613
9379.148
9715.501
3302.937
8986.471
2225.962
924.9705
4178.022
23.032
2290.585
AREA
(ACRE)
28.106
15.769
33.819
26.011
100.968
193.072
59.505
84.508
95.567
24.694
75.393
16.584
5.436
25.041
0.001
13.669
FINAL REPORT
ROAD_ID
NS-P-8
NS-P-9
NS-P-10
NS-P-11
EW-P-10
NS-P-12
EW-P-11
EW-P-12
EW-P-13
NS-P-13
NS-P-14
EW-P-14
EW-P-15
EW-P-16
NS-P-15
EW-P-17
NS-P-16
NS-P-17
EW-P-18
NS-P-18
NS-P-19
EW-P-19
NS-P-20
EW-P-20
PROPOSALS
Road Widen up
Road Widen up
Road Widen up
Road Widen up
Newly Proposed Road
Road Widen up
Road Widen up
Newly Proposed Road
Road Widen up
Road Widen up
Road Widen up
Road Widen up
Newly Proposed Road
Road Widen up
Road Widen up
Road Widen up
Road Widen up
Road Widen up
Newly Proposed Road
Newly Proposed Road
Newly Proposed Road
Newly Proposed Road
Newly Proposed Road
Road Widen up
PROPOSED ROAD
WIDTH (FEET)
130
100
100
100
80
80
80
100
80
10
80
80
80
80
170
170
170
170
120
100
80
80
130
100
LENGTH
(M)
24677.84
91.6075
9669.158
5883.526
8221.169
12039.85
10622.86
8514.889
4691.707
8.349
6968.642
2970.937
1909.577
1461.353
7922.035
14745.63
4479.041
23428
9911.472
4652.302
3579.452
10079.28
1866.227
10575.27
AREA
(ACRE)
182.785
0.066
72.563
44.147
49.421
72.436
63.898
63.954
28.154
2.00
41.742
17.768
11.389
8.688
100.982
188.418
56.984
299.453
89.318
34.805
21.435
60.598
16.569
79.467
Table: 3.8: Secondary Road Proposal
ROAD_ID
PROPOSALS
NS-S-29
EW-S-59
EW-S-62
EW-S-13
NS-S-78
NS-S-82
NS-S-54
EW-S-40
NS-S-26
EW-S-74
EW-S-72
NS-S-76
EW-S-73
NS-S-77
NS-S-72
NS-S-74
EW-S-71
EW-S-16
EW-S-89
EW-S-18
NS-S-49
EW-S-37
NS-S-43
NS-S-42
NS-S-85
NS-S-44
Newly proposed road
Proposed widening
Proposed widening
Newly proposed road
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Newly proposed road
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Newly proposed road
Proposed widening
Newly proposed road
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
PROPOSED
ROAD WIDTH
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
III-28
LENGTH
(M)
806
2496
6919
4345
4541
8719
1812
388
687
1440
2692
590
976
603
1244
1168
2319
816
884
498
973
735
935
1113
1235
960
AREA (ACRE)
3.575
11.218
31.202
19.571
20.459
39.340
8.125
1.688
3.032
6.441
12.099
2.601
4.346
2.659
5.558
5.213
10.416
3.622
3.932
2.184
4.330
3.254
4.159
4.965
5.514
4.273
FINAL REPORT
ROAD_ID
PROPOSALS
EW-S-80
NS-S-83
NS-S-84
EW-S-15
EW-S-36
EW-S-17
NS-S-45
EW-S-49
EW-S-50
NS-S-56
EW-S-41
EW-S-42
EW-S-47
EW-S-48
NS-S-20
EW-S-20
NS-S-51
EW-S-38
EW-S-39
NS-S-52
NS-S-71
NS-S-68
NS-S-23
EW-S-19
NS-S-22
NS-S-34
NS-S-46
NS-S-41
EW-S-81
EW-S-51
NS-S-25
EW-S-67
NS-S-35
EW-S-29
NS-S-27
EW-S-54
NS-S-59
NS-S-36
NS-S-65
NS-S-37
NS-S-53
EW-S-56
NS-S-64
NS-S-32
NS-S-73
EW-S-88
NS-S-81
NS-S-80
EW-S-77
EW-S-76
NS-S-55
EW-S-35
EW-S-75
NS-S-79
NS-S-47
Proposed widening
Proposed widening
Proposed widening
Newly proposed road
Newly proposed road
Newly proposed road
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Newly proposed road
Newly proposed road
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Newly proposed road
Newly proposed road
Newly proposed road
Newly proposed road
Proposed widening
Newly proposed road
Proposed widening
Proposed widening
Newly proposed road
Proposed widening
Newly proposed road
Newly proposed road
Newly proposed road
Proposed widening
Proposed widening
Newly proposed road
Proposed widening
Newly proposed road
Proposed widening
Proposed widening
Proposed widening
Newly proposed road
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Newly proposed road
Proposed widening
Proposed widening
Proposed widening
PROPOSED
ROAD WIDTH
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
III-29
LENGTH
(M)
807
469
636
802
853
888
650
1205
1179
1326
266
339
1181
825
2400
1696
938
1031
455
486
1873
1651
2508
2583
390
8720
2031
3285
2600
1440
959
1514
744
812
2840
2400
2799
5534
3497
1002
1102
2625
741
785
1217
604
339
814
292
211
293
245
380
103
949
AREA (ACRE)
3.580
2.054
2.807
3.551
3.788
3.949
2.872
5.383
5.261
5.925
1.138
1.465
5.274
3.665
10.782
7.598
4.176
4.381
1.990
2.129
8.398
7.387
11.268
11.608
1.695
39.332
9.064
14.782
11.685
6.353
4.270
6.776
3.295
3.618
12.768
10.780
12.576
24.943
15.739
4.465
4.916
11.795
2.192
2.335
3.638
1.791
0.991
2.424
0.849
0.608
0.853
0.710
1.115
0.281
2.831
FINAL REPORT
ROAD_ID
PROPOSALS
NS-S-48
NS-S-19
EW-S-44
EW-S-46
EW-S-45
NS-S-57
NS-S-58
EW-S-68
EW-S-32
EW-S-69
EW-S-43
EW-S-64
NS-S-62
NS-S-75
EW-S-21
EW-S-34
EW-S-70
NS-S-69
EW-S-66
EW-S-30
EW-S-61
NS-S-31
NS-S-63
EW-S-27
EW-S-28
NS-S-33
EW-S-65
NS-S-66
NS-S-40
NS-S-70
NS-S-61
EW-S-58
EW-S-26
NS-S-24
EW-S-52
EW-S-53
NS-S-50
EW-S-14
EW-S-91
EW-S-63
NS-S-39
EW-S-24
EW-S-92
EW-S-31
NS-S-67
EW-S-33
NS-S-0
NS-S-28
NS-S-60
NS-S-9
EW-S-9
NS-S-14
EW-S-60
EW-S-22
NS-S-1
Proposed widening
Newly proposed road
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Newly proposed road
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Newly proposed road
Newly proposed road
Proposed widening
Proposed widening
Proposed widening
Newly proposed road
Proposed widening
Newly proposed road
Proposed widening
Newly proposed road
Newly proposed road
Newly proposed road
Proposed widening
Proposed widening
Newly proposed road
Proposed widening
Proposed widening
Proposed widening
Newly proposed road
Newly proposed road
Proposed widening
Proposed widening
Proposed widening
Newly proposed road
Proposed widening
Proposed widening
Newly proposed road
Newly proposed road
Proposed widening
Newly proposed road
Proposed widening
Newly proposed road
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Proposed widening
Newly proposed road
Roads and Highway
PROPOSED
ROAD WIDTH
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
40.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
60.00
40.00
40.00
60.00
40.00
60.00
60.00
40.00
60.00
60.00
60.00
40.00
40.00
40.00
40.00
40.00
60.00
III-30
LENGTH
(M)
575
596
807
899
992
212
428
1044
620
896
328
1503
1248
551
722
1004
1777
1464
1239
691
771
279
309
2201
515
589
1316
1712
815
790
2230
1527
1766
3014
1161
14
651
593
3762
1998
1350
2839
1445
408
357
613
740
2419
2459
1730
1768
601
1943
2872
7810
AREA (ACRE)
1.703
1.767
2.402
2.680
2.960
0.610
1.259
3.116
1.838
2.670
0.960
4.498
3.730
1.631
2.146
2.996
5.325
4.381
3.705
2.053
2.301
0.812
0.901
6.605
1.523
1.745
3.712
5.089
2.454
2.350
10.014
6.825
7.904
13.547
5.182
0.000
2.861
2.605
16.855
5.987
3.989
12.840
4.324
1.770
1.537
1.815
3.277
10.862
11.048
5.185
5.299
1.782
5.879
8.598
35.229
FINAL REPORT
ROAD_ID
PROPOSALS
NS-S-30
NS-S-3
EW-S-55
EW-S-95
EW-S-4
NS-S-2
NS-S-4
NS-S-12
NS-S-6
NS-S-18
EW-S-12
NS-S-10
EW-S-1
EW-S-10
NS-S-13
NS-S-15
EW-S-7
EW-S-6
NS-S-16
NS-S-17
EW-S-2
EW-S-3
NS-S-21
EW-S-25
EW-S-57
EW-S-94
EW-S-8
NS-S-11
EW-S-11
NS-S-8
NS-S-5
EW-S-23
NS-S-0
EW-S-90
NS-SNS-S-7
EW-S-93
EW-S-5
NS-S-38
Newly proposed road
Newly proposed road
Proposed widening
Proposed widening
Newly proposed road
Proposed widening
Newly proposed road
Proposed widening
Newly proposed road
Newly proposed road
Newly proposed road
Newly proposed road
Newly proposed road
Newly proposed road
Newly proposed road
Newly proposed road
Newly proposed road
Newly proposed road
Newly proposed road
Proposed widening
Proposed widening
Newly proposed road
Newly proposed road
Newly proposed road
Proposed widening
Proposed widening
Newly proposed road
Newly proposed road
Newly proposed road
Newly proposed road
Newly proposed road
Newly proposed road
Newly proposed road
Newly proposed road
Newly proposed road
Newly proposed road
Proposed widening
Proposed widening
Newly proposed road
PROPOSED
ROAD WIDTH
60.00
40.00
60.00
30.00
60.00
40.00
40.00
40.00
30.00
40.00
40.00
40.00
60.00
30.00
40.00
40.00
40.00
40.00
60.00
40.00
40.00
60.00
60.00
60.00
60.00
30.00
40.00
60.00
40.00
40.00
40.00
60.00
40.00
40.00
40.00
40.00
60.00
40.00
40.00
III-31
LENGTH
(M)
4354
1477
1817
1542
5289
1614
691
2478
1018
1733
2017
2143
2140
920
1133
1650
671
847
588
553
991
2126
4293
1768
2125
2068
1151
3980
660
430
677
5298
4666
853
1360
7514
3609
1638
3007
AREA (ACRE)
19.602
4.420
8.126
3.469
23.837
4.835
2.053
7.436
2.283
5.193
6.048
9.618
9.605
2.063
3.383
4.948
1.992
2.523
2.590
1.638
2.957
9.542
19.279
7.916
9.528
6.209
3.439
17.922
1.959
1.265
2.012
23.876
14.031
2.541
4.067
22.610
16.246
4.887
8.985
FINAL REPORT
Map: 3.1 Proposed Road Network in the Study Area
III-32
FINAL REPORT
3.4.2 Drainage
Drainage of the Group-A study area comprising Tongi Pourashava, Gazipur Pourashava,
Pubail, Kaliganj, Rupganj and part of Sonargaon and Narayanganj Thana. A small part of
Tongi and Joydevpur Thana is lying west of Dhaka-Mymensingh highway within Group-A
drains to Tongi khal towards southwest in Turag River. Rest of Tongi Pourashava storm
water is drained towards southeast to Tongi khal to Balu River drainage system.
Gazipur Pourashava, Joydevpur, Pubail and drain storm water by Chelaikhal Khal,
Sitalakkha River and Balu River and its flow direction is from south and southeast before it
cross Pubail Railway Bridge. Sutikhal and Gazipur khal both tributaries of the Balu River
serve drainage function of Baria Union and Kaliganj area. The Balu River further down of
Balu Bridge to Demra receiving drainage water of Tumulia, Nagori, Rupganj Unions and
discharges to Sitalakkha.
In the south, most tip of the study area; old Brahmaputra from Sonargaon to Dhaleswari
River serves the drainage function of Sonargaon, Kanchpur and Jampur Union of the area.
There is a khal originating from northern part of Kanchpur Union passes through DhakaChittagong highway at Madanpur and Uttar Chandpur. All the rivers and their tributaries
and distributaries serve as drainage arteries of the study area.
In terms of flood protection, the DMDP recommended the FAP protection, strategies to be
strictly followed. These are embankments and associated works, and flood ponds. Essential
components of drainage system are Retention Pond and Pumps to drain out excess water.
Retention pond may be defined as an open body of water accumulating in a naturally
occurring low area for collection and temporary storage of storm water falling in a peak
rainfall period for later discharge into receiving bodies of water through natural drainage or
by pumping. People’s participation or involvements are necessary to secure the land for
retention ponds, because four indicative locations of proposed retention pond by the DMDP
Structure Plan are mostly private land. Presently those lands are used mostly for agricultural
purposes while a small portion of this land are low laying areas or water bodies. To storage
and discharge the excess storm water by pumping and to ease the drainage system,
immediate implementation of retention pond is very necessary. To reduce the extensive
pressure on man made drainage system, implementation of retention pond at any cost is
very essential at the same time it would also save the existence of natural channel.
The Sitalakkha River is the main river passes through the Group-A Study area. Kaliganj
Railway Bridge is the starting point of the Sitalakkha River and its ending point is the
Kanchpur Union of Sonargaon Thana. There are several tributaries of the Sitalakkha River
serve different parts of the study area. These are Tumulia khal, Purbachal khal, Kanchan
khal, Baniadi khal and Turki khal. The Metropolitan area becomes subject to flood
whenever these rivers are being flooded. Unprecedented flood of 1988 was submerged
about 80% of the metropolitan area. Flood Action Plan (FAP) committee recommended for
protection of Dhaka City from severe floods under FAP-8. FAP-8 has two components
FAP-8A and FAP-8B. The embankment proposed in the FAP-8B can protect mainly DCC
area and FAP-8A embankment will protect Dhaka east area. FAP-8A embankment will start
from Tongi Bridge and will follow Tongi khal, the Balu River and will end at Demra near
the confluence of the Balu and Sitalakkha Rivers.
III-33
FINAL REPORT
Flood protection by embankment creates special situation for providing internal drainage
from storm water. Drainage problems may be solved by special drainage related structures
such as network of drains and khals, culverts, sluice gates, regulators, reservoirs, retention
ponds, pump stations, etc.
Group-A planning area is just adjacent and outside the FAP-8A proposed flood
embankment. Implementation of FAP-8A embankment will promote adverse hydraulic
effects in the Balu and Sitalakkha Rivers. Flood flow, water levels and flood flow zone will
increase and erosion, sedimentation and flood frequency will increase. In planning Group-A
area, these issues have carefully examined and addressed and necessary structural measures
have been considered. The unprotected side of the Balu River, Tongi khal and both sides of
the Sitalakkha River within the study area may require embankments to keep the proposed
planning area flood free.
Drainage would be developed in accordance with the proposed FAP proposals. For land
development, main concerns are to collect street drainage and minor run-off, and to conduct
the storm water into the main watercourses. For street drainage, covered box drains are
recommended for the built up areas and open drains for the outer areas.
A tremendous effect of 1988 flood still observes in the study area. In Ghorasal and Palash
thanas, about 30 people and many livestock were killed, house and properties were lost. The
Rajuk East Rupganj areas were also affected. In Detailed Area Plan, careful attention has
given on flood protection embankment and floodwalls. In existing situation, there are flood
embankments and walls along Sitalakkha River between Kanchpur Bridge to Kanchan
Bridge and also in Tumulia in Kaliganj. Physical infrastructure survey and field survey have
covered these items and the maps prepared from survey and database so prepared represent
detailed information.
No embankment is proposed along the remaining boundary in the North, West and south of
the study area, because entire area is flood free area except few scattered area bordering the
project. This scattered area has got no drainage problem. The northern part of the additional
area is being drained through the drainage channel (J3).
The southern part is drained through the tributaries of Hydarabad khal. This additional area
is a high land and no embankment will be required, if required one village road from Kunia
on the Tongi-Mymensingh Road, towards east meeting Railway Road just south of Gazipur
Pourashava, may be upgraded. The length of this road is about 2.75 km. crossing the
Hydarabad khal. We propose one Pump-cum-Regulator at the junction point of abovementioned road and Hydarabad khal.
Flood Protection Proposal: Tongi Area
Tongi area is flooded by excess storm water flow and over flow of khal and backwater
flows from Tongi Khal. Cent percent flood proofing is not feasible at the development
stage. However, to reduce the impact of external flood, an embankment from north-west
corner of the study area is proposed along the bank of Bangsi and Tongi River keeping
sufficient set back distance for flood flow and sub-flood flow zones in Bangsi and Tongi
Khal till reaches Harbaid and continues as shown in planning map. The length of
embankment-cum-road would be approximately 17 kilometers.
Drainage Proposal: Tongi Area
It is proposed that a network of Plot, Mahalla and Main drains should be developed and
implemented by the Pourashava authority and the main drains are to be connected with
III-34
FINAL REPORT
Guchutia Khal at west and Haidrabad Khal at east. Sluices will be provided at the outfall of
both Guchutia Khal and Haidrabad Khal on the embankment-cum-road. However, no pump
stations are provided (pump station is necessary) it may cause temporary drainage
congestion during high water levels in Bangsi River and Tongi Khal.
Flood protection proposal: Gazipur to Demra area
It is not possible to provide 100 percent flood proofing or flood control for such a large
area, limited flood mitigation measures are proposed to reduce the impact of flooding. The
Sitalakkha River flows to its own course from the origin to junction of Chilai khal, but
Chilai khal from study area boundary to its outfall at Balu River will be provided with roadcum-embankment on both sides to restrict spreading of floodwater. At down stream, the
road embankments at both sides will be wider to control flood depth. Similarly the Gazipur
khal and Suti Khal is proposed to have embankment from the study area boundary to the
Junction of Nagda River, Ulokhola and Balu River in Pipulia. Still down stream both Nagda
River and Ulokhola River will be embanked by roads on both sides of the rivers and road to
road distance to accommodate discharges of these rivers within wider flood flow and subflood areas. The Jamuna Bridge linking Dhaka by-pass will cross these rivers with bridges
on Nagda River and Ulokhola River.
Tongi Khal embankment-cum-road will cross both Nagda and Ulokhola River. Nagda River
will be cross-dammed by Road. However, Ulokhola will be kept open and may be bridged.
Tongi Khal embankment will continue to run down-stream and will meet Purbachal flood
protection embankment. Again the Tongi Khal embankment-cum-road will emerge from
Isapura Bazar and will terminate at proposed secondary road as shown in the planning map.
There exists an irrigation and drainage project in Tumulia, Daudpur and Nagari Union
Parishads. Name of this project is North Rupganj Water Conservation Project. Area of this
project is 3000 Ha or 7500 acres. It has flood protection embankment from Tumulia along
Sitalakkha River to Putina. This is a self-content area with road, embankment, pump station
and embankment-cum-road. The area is shown in the planning and conversion of the area
for use other than agricultural is restricted by the Government of Bangladesh.
A 100 feet wide road-cum-embankment from Dhaka Kaliganj regional road is proposed that
will follow the route as shown in the planning map. This will meet with the existing
Narayanganj-Kaliganj road about 500m before the bridge over the Balu River. This roadcum-bridge will allow sufficient flood flow zone with the Sitalakkha River. As far as
possible no opening will be allowed to flow the Sitalakkha floodwater in this part of the
study area. The Sitalakkha floodwater will be able to flow into the area only from the
meeting point of the Sitalakkha and the Balu River near Demra. This will reduce up rush of
the backwater flood flow to the Balu River that means lower rate of flooding and less
inundation.
The area between Demra to Naora is kept as flood flow area for storing more water to
supply to Saidabad water treatment plant and to maintain quality control of supply water to
treatment plant from the Sitalakkha River. The approximate area for flood flow zone in this
triangle is about 3000 acres.
III-35
FINAL REPORT
Drainage proposal: Gazipur to Demra Area
Gazipur Pourashava area conceives tertiary, secondary and main drains need regular
cleaning and maintenance. Where the drains sections are inadequate and narrow should be
widened and deepened. Intersections of the drains should be made sufficiently wide and free
from deposition of silt and debris. Two important khals, Chilia Khal and Chetalkha Nadi
should be re-excavated and un-authorized occupation should be removed. Lowlands in this
course should not be filled up through land development. Chilai khal meets with Gazaria
khal and Suti Khal at the upper reach at Pubail Bridge. Gazipur Khal and Suti Khal traverse
through Bilbelat, Baria, Khoyer, etc. Related mouzas are involved with very low land areas
and should not be considered for land filling rather kept at natural state as water storage for
flood flow areas. Agriculture and fisheries should be more encouraged in those areas. Nagda
River should be cutoff at its origin at Tongi Khal and it should be re-excavated from origin
to its outfall with Ulokhola River. There are two bridges in the mid reach of both Nagda
River and Ulokhola River on the Dhaka-by-pass and should be kept sufficiently wide and
open.
North Rupganj Water Conservation Project with an area of about 7500 acres in Tumulia,
Daudpur and Nagari Upazila exists and further attention for drainage improvement within
the project is not required. At the same time, Purbalchal, which is excluded from the study
area.
Local drainage issues in the vast study area may not be fully addressed now but be kept in
mind and during design and implementation these issues should solved as required.
As proposed in the plan, the Sitalakkha River water will not be allowed to enter in this area by
road-cum-embankment, the existing khals such Naora Khal, Harina River and Kayetpara Khal
is needed improvement. The Naora Khal is needed re-excavation from off-take to outfall at
Balu River. The Harina River needs closing near the Sitalakkha River at the proposed roadcum-embankment and excavation toward the Balu River meeting point. The Kayetpara Khal
like Naora khal should be re-excavated from its off-take to outfall at the Balu River.
The Sitalakkha River from Demra to Dhaleswari appears to become narrow that may cause
drainage problem, should take care as prescribed in the DMDP. Proper River training
program and dredging program of the Sitalakkha River may solve the issue.
Flood Protection Proposal: RAJUK East Rupganj Area
RAJUK East Rupganj Area is already described in flooding and drainage proposal above. It
is within Rupganj and Baidyer Bazar Thanas of Narayanganj district. The area is about
23,200 acres. There are two FCDI Project here. NNIP Demonstration unit is 1300 hectares
or 3250 acres and NNIP-Block A-I 3000 hectares or 7500 acres. Besides the protected area,
remaining study area, which is unprotected from flood, is about 12,450 acres. These two
projects are FCDI type; they have all infrastructures required for development. Moreover,
there is specific landuse within the projects that cannot be changed or converted for other
purposes. Conversion will require specific permission from relevant Ministries. Keeping in
view on above condition, the area needs protection from flood is the area outside the BlockAI and DU of NNIP at east side from Gausia Petrol pump towards Sylhet on both sides of
the highway. This area is less than 3000 acres and low area. Proposal of flood protection
here will not be cost effective and should be avoided.
III-36
FINAL REPORT
The area south of DU is about 9000 acres and is protected already by DU embankment at
north, Dhaka-Chittagong and Dhaka-Sylhet road at west, Madanpur-Narsingdi road at south
and newly built Dhaka by-pass at east. In order to make the area flood protection, two
bridges on Dhaka by-pass between Nuapur and DU embankment need to be gated. The
portion south of MN road may be omitted from flood embankment proposal.
Drainage Proposal: RAJUK East Rupganj area
For similar reasons in above, FCDI projects have drainage sluices and one pump station at
Jatramura for DU and another at Baniadi. The facilities are good enough for drainage of
total 10750 acres. The south of DU area between MN road and DU drains to old
Brahmaputra through two bridge openings on Dhaka by-pass.
Two small pieces of land outside the area do not have artificial flood protection and
drainage system. Local people request improvement of drainage within FCDI protection,
which is to be addressed by Bangladesh Water Development Board.
III-37
FINAL REPORT
Map 3.2: Proposed Drainage Plan for the Study Area
III-38
FINAL REPORT
3.4.3 Utility Services
Water supply: The DMDP viewed that the future basic water supply system is
considered to be piped water, which abstracts water from ground sources and warned that
excessive water extraction from the ground might deplete the reserve and asked to impose
control on private abstractions. Private developers should be encouraged to connect to the
municipal system where possible. The outlined standards cover the basic requirements for
water supply including main distribution lines and shared community supply, including
public standpipes. The DMDP also viewed that the present extraction of water by existing
pipe might endanger healthy supply. The report recommended introduction of specific oneway meters to solve the problem and that system also encourages in the Detailed Area Plan.
The consultants recommend that both surface and ground water sources should be exploited
with major emphasis on surface water.
Electricity Supply: Regarding electric supply the DMDP raised such issues as:
- Location of power lines;
- Adequate line clearances;
- Locations for transformers; and
- Street lighting arrangements.
Communal arrangements are suggested for the low-income neighborhoods.
The consultants recommended the electricity supply according to the above issues in the
DPZs in this plan.
Telephone: The main considerations for telephone standards in land development areas
are the adequacy of trench sizes and clearance for underground line installation with
suitable clearances to poles and wires. It virtually made no recommendations about
telephone.
Gas supply: DMDP did not suggest for setting special standards for gas supply, the
respective company like Titas Gas Co. is applying them effectively. Demand for this service
currently exceeds supply. Most gas consumption is by non-domestic users. Changing
pattern of industrial distribution will therefore affect demand priorities. Densification will
also increase pressure in established areas. Provision of community cooking facilities will
be needed.
Most of the urban areas of Group-A are with Gas facilities except some slum areas,
agriculture land and non-urban areas.
- More pipelines should be provided to cover the whole study area within 2015.
- CNG Gas filling stations should be increased immediately at Tongi to Gazipur highway and
Tongi and Gazipur Pourashava area and main roadside of Kaliganj, Rupganj and Sonargaon.
- Different consumers like domestic, industrial, commercial and CNG filling stations should
disburse payment for consumption of gas through meter.
Sanitation and solid waste: Sanitation recommendations cover sewers and on-site
sewerage systems. However, increasing density of development in the city will require more
consideration will require on sustainability of sanitary sewerage system. In established and
near fringe areas, on-site systems will become increasingly difficult to provide and more
expensive. In peripheral areas, slow rate of land development will expensive to provide
initial services at affordable levels.
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FINAL REPORT
The DMDP report addressed some issues regarding solid waste management.
These are:
- Location of collection points;
- Location of collection points;
- Ease of vehicle access;
- Adequate space around container for employing and cleaning;
- Well drained container base and;
- An open location visible to the public to minimize misuse of the waste.
Waste disposal facilities run by the Pourashava under solid waste management programs
exist in two Pourashava areas, cover the central and core areas. There are well-established
solid wastes dumping sites in each of the Pourashava. The main dumping site (10.0 acres) of
Gazipur Pourashava is located beside the highway in Bhurulia, north of the Pourashava
area. Present dumping site is not sufficient as per information received from the
conservancy department. So, the department is trying to find additional space to use it as
dumping place and it is appreciated.
about one kilometer away from the municipal area includes 1.5 acre only. In this dumping
site, the solid waste is recycled for producing compost. In the compost plant, there are 100
sheets having capacity of producing 3 tons in each. It can produce about 60 tons fertilizer in
every month. Such procedure is appreciated and proposed that at least one solid waste
recycling plant should be erected near the dumping site.
3.5 Amenity and Urban Facility Proposals
Health: A wide range of area for health services is proposed in the Pubail. The area may
be developed as an agglomeration of modern and high-tech health complex. Foreign
investment rather than local investment will be highly encouraged. More information is
presented in the relevant DPZ.
Education: An educational zone is proposed in the north of Baria Union, extreme north of
the DMDP area. The area is adjacent with the institutional zone of the Gazipur Pourashava.
Development of public and private university including relocation of university from the
central area will be encouraged. Detail information about this educational zone is presented
in the relevant DPZ.
Recreation: Two recreational areas have been proposed in the study area, one in the
Daudpur and another in the Pubail. In Daudpur (by the side of Sitalakkha River) riverine
recreational facilities are proposing and in Pubail (south of the Pubail Rail Station)
undulating slope of land encourage land-base recreational facilities. Detail of those
recreational facilities is presented in the DPZ.
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FINAL REPORT
3.6 Description of the Plan
Plan proposal for the Group-A area includes various types of land uses. The Tongi,
Gazipur, Kaliganj, Rupganj, Pubail and Purbachal areas is designated as future urban
expansion areas of the central Dhaka. It is expected that at the end of the plan period the
area will accommodate about 1.5 million additional people. To meet the future requirement
of circulation network and right of ways for utility provision, roads with appropriate widths
have been proposed. Proposals of land uses and infrastructures have been given dividing the
whole study area into smaller parts namely Detailed Planning Zone (DPZ).
Detailed Planning Zone (DPZ)
In most cases, Detailed Area Plan is not coincided with Strategic Planning Zone (SPZ). As
per instruction of ToR, SPZ’s are divided into different sub-planning zones (See Map 1.4).
Those sub-planning zones are named as Detailed Planning Zone (DPZ). Several
considerations are applied in the formation of DPZ like Existing Urban Area (Pourashava)
and New Urban Area (Union). Administrative jurisdiction is followed for the formulation of
DPZ. At the same time, similar type of landuse also considers. There are 2 Pourashavas and
17 Unions in the study area. The Tongi Pourashava contains 12 Wards and is divided into 2
Detailed Planning Zones. The Gazipur Pourashava contains 9 Wards and is divided into 3
Detailed Planning Zones. On the other hand, there are 17 Unions which are classified into 5
DPZs. So, the study area has been sub-divided into 10 Detailed Planning Zones. The DPZ’s
are discussed according to the different development issues. Physical and overall planning
scenarios and proposals for future development of 10 Detailed Planning Zones are discussed
below.
Guiding Principles
1. Rehabilitation of khals, excavation of new khals, building of embankments, sluices,
regulators, navigation gates and excavation of retention ponds are incorporated in the
Detailed Planning Zones.
2. Following recommendations of the natural khals, a 20ft. reserve should keep on both
sides of the natural khals as a buffer. This buffer will be used for maintaining a green belt
along the stream and for installing future underground sanitary sewer. The green belt can be
a landscaped stream front pedestrian area. It can also give emergency access for fire brigade
vehicles and ambulances when needed.
3. By following drainage hierarchy, explained earlier, there should be provisions for drains
on both the side of all primary roads, district roads, local roads and access roads.
4. Self-cleansing channels and drains cannot be constructed throughout the city because of
its topography. Therefore, de-silting of khals at regular intervals will be necessary.
5. Some low-lying areas in the city conceive small or no difference in level with the water
level in the adjacent khals and rivers. Raising the low-lying lands by earth filling might be
an option for development in these areas.
6. Dumping of solid waste in the drains is a behavioral problem commonly observed in all
the cities of Bangladesh. Massive awareness campaign is to be launched against dumping of
solid waste in the drains. An incentive scheme, tagged with the payment of municipal taxes,
can be thought of to encourage people to keep their surrounding drains clean and waste free.
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FINAL REPORT
Map-3.3 DPZ Boundary in the study area
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FINAL REPORT
DPZ-01 GAZIPUR POURASHAVA
WARD 01, WARD 02 AND WARD 03
The SPZ 15 includes Gazipur Pourashava only. For the necessity of detailed planning
activities, the SPZ 15 has further divided into 3 Detailed Planning Zone (DPZ) as DPZ-1, 2
& 3.
Gazipur is the districts headquarter, located about 35km north of the Dhaka City. Total area
of the DPZ-01 is 3239 acres. Three unions named Basan, Kaultai and Prohaladpur
surrounded the DPZ-01. Differences of land elevation between the high land and the paddy
field are generally 1.5 meter to 3.5 meter.
Table-3.8: Population projection and density of DPZ-01
Pourashava
Ward
DPZ-1
Ward-1
Ward-2
Ward-3
Total :
Area in acre
Small
Ar.Ats.of
2005
Bang.
808
818.86
1664 1699.67
735.05
740.59
3207.05 3259.11
Population
Population Density per acre
2001
2005
2010
2015
2001
2005
2010
2015
7189
22002
20509
49700
10583
27281
22184
60049
12971
33436
27189
73596
15658
40363
32821
88842
9
13
28
15
13
16
30
18
16
20
37
23
19
24
44
27
Source: Based on the population statistics published in the B.B.S 2001.
According to the Population Census 2001, population of the DPZ-01 was 79700 and 49700
in 1991. An average annual growth rate (compound) was 0.480. The projected population in
2015 will be 88842.
Existing landuse
Spontaneous urban growth is found in this DPZ concentrated around the institutes named
Bangladesh Agriculture Research Institute, Rice Research Institute and Engineering
University. National Ordnance Factory, Security Printing Press and RAB training center are
also situated here. Residential (40%), agriculture (32%) and restricted (19%) area are the
major landuses in this area. Existing landuse pattern of the study area as ascertained from
the field survey is presented in the Table-3.9.
There are 6603 residential structures in the DPZ-01 of which 13.98% pucca, 45.43% semi
pucca and 17.39% Katcha buildings. Residential growth has widely taken place at Shibbari
moar Road, Upazila Road, Chatar area, Mariali area and Bhurulia area. In these areas,
unplanned and densely development has occurred along the roadsides in a series of ribbon
or linear shape, which surrounds a complex network of narrow and congested road with
small lanes. Despite the high density of much new development, many opportunities exist
for infill development. Due to rapid urbanization, a lot of agriculture land will be changed
soon into residential use. Agriculture practice like low land rice and upland vegetable, high
value cash crops, fisheries, dairy, etc. is found in the area.
Small number of manufacturing industries has been developed without planning. There are
some light and medium scale industries in this zone of which huge number of poultry farms,
saw mills, dying industry, iron and steel processing industry, textile mill and rice mill in the
DPZ-01. Total road network in the area covered by DPZ-01 is 97.56 km, of which 43km is
pucca, 42.35 km. semi-pucca and 12.21 km. katcha .
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FINAL REPORT
Table-3.9: Existing Landuse of the DPZ – 1
Type of Land use
Residential
Agriculture
Restricted Area
Water body
Transport & Communication
Forest Area
Commercial Activity
Service Activity
Manufacturing & Processing Activity
Open Space
Total
Source: Landuse survey, 2007.
Area in Acres Percentage (%)
1285.75
39.69
1022.18
31.56
602.75
18.61
154.63
4.77
81.78
2.52
40.1
1.24
29.19
0.90
10.29
0.32
5.18
0.16
4.77
0.15
2.13
0.07
0.34
0.01
0.07
0.00
100.00
3239.16
Major Issues and Problems
- Absence of co-ordination between various forms of public transport facilities.
- Haphazard development in urban fringe areas.
- Absence of neighborhood development in the residential areas.
- Ribbon or linear development along with the main road.
- Absence of parking facilities for the vehicles.
- Insufficiency of main traffic routes.
- Lack of sanitation and proper drainage facilities cause environmental degradation.
- Improper grouping of the buildings causing inconvenience to the public.
- Intrusion of undesirable industries and shops into residential areas.
- Inadequate provision and distribution of the parks and playgrounds.
- Limited Commuter facilities contribute slow development.
- Construction of tall buildings without any consideration of light and ventilation.
- Development of residential areas over new lands without any considerations for amenity,
convenience and health.
Opportunities
- The area is comparatively flood free and development cost is less.
- Accessibility to good highway communications with the rest of the country.
- There are patches of rural land in the zone, can be developed as planned urban area.
Priority Action Required
- Adequate measure to create commuter facility with Dhaka should be created.
- Restrict linear or Ribbon development along main road.
- Gazipur should be promoted as a healthy location for further institutional development.
- Suggests short-term and long-term measures for future growth of town.
- To provide the scheme and this will control the future growth and development of the
town.
- To attempt for an orderly, appropriate and balanced arrangement of landuse.
- To develop healthy, attractive and efficient environment within the finance available.
- Continuous efforts should be made to maintain current delivery system of water supply to
be able to meet the requirement even after densification.
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FINAL REPORT
Detailed Area Development Proposals
Restricted area is the major concern of this zone. Improving environmental condition,
controlling haphazard development and ensuring urban facility is the major aim of this
proposal.
Urban Residential:
(Implementing Agency: Pourashava/private sector/local residents/NGO)
The authority shall prepare a guided land development programme in ward-1 in proposed
residential area. But surrounding area of Gazipur chowrasta (Ward no. 03) where the area
has been developed in haphazard manner, urban renewal is very much necessary.
Overlay Zone:
The restricted area namely RAB training centre, Takshal, Machine tools factory etc. have
been proposed as Overlay Zone. This area is necessary to be well defined by the boundary
wall with sufficient staff quarters.
Flood Flow Zone:
About 500 meter buffer (west side) from the Chilai Khal is recommended as flood flow
zone in this region.
Mixed Use (Residential-Commercial):
Both sides of the Takshal Road have developed as residential area. In addition to residential
use, a certain scale of commercial use as well as mixed used is recommended.
Waterbody:
The size of waterbody which is more than 0.3 acres in this region is recommended to
preserve. It may be khal, pond, marshland etc.
Table-3.10: Proposed landuse of the DPZ - 1
Proposed Land use Type
Agricultural Zone
Urban Residential Zone
Overlay Zone
Non-Conforming Use
Flood Flow Zone
Rural Settlement Zone
Proposed Road
Mixed Use Zone (Residential-Commercial)
Waterbody
Open Space
Total
Area (acre)
735.8
676.5
589.0
410.4
216.9
186.2
153.8
111.0
95.2
39.9
25.2
3239.7
III-45
%
22.7
20.9
18.2
12.7
6.7
5.7
4.7
3.4
2.9
1.2
0.8
100.0
FINAL REPORT
Drainage:
(Implementing Agency: Pourashava/BWDB)
In the central part and some other areas like Chhayatoru, all the access or minor roads
should have drains at the main road, and they should fall in the khal. The Chilai River /
Khal is surrounded the northern, eastern and western part of the Pourashava. It flows
through the midst of the Pourashava. So, Chilai River / Khal is the main drainage channel of
the Pourashava. The plan proposes for necessary excavation of the Chilai Khal and
utilization of the Railway borrow pit as the main drainage channel. The plan also suggests
for keeping all other drainage channels free from encroachment and filling up. The drainage
plans are as follows:
1. Construction of pipe drain along the road from BIDC road to Chatar Chayataru
road. Ch 00-501(part)
Total length 409m, size 0.305m dia
a) Earth excavation, sand filling, etc.
b) R.C.C Pipe laying, brick flat soling, re-enforcement cement concreting, re-enforcement
steel fabrication and fixing etc.
2. Construction of drain from Joydepur Central road Mosque to BIDC road via
Munishipara.
Total length 266m, size 700mm X 950mm
a) Earth excavation, sand filling back filling CC, BSF and RCC etc.
3. Construction of Rajbari roadside drain starting from Rail Crossing to
ShibBari Ch00-467m
Total length 467m, size 1220mmx 680mm.
a) Earth excavation, sand filling, back filling CC, BSF, and RCC etc.
Urban Facilities (Implementing Agency: Pourashava/Private sector/NGOs)
Various facilities are proposed in the area of DPZ-01 depending on the size of the projected
population of 2015. Existing facilities and their area coverage are properly evaluated to set
proposal for various amenities. Following the standards mentioned in Table-3.5, community
facilities have been recommended in this zone.. Table-3.11 presents the scenario of existing
and proposed facilities for the DPZ-01.
At present, there is no community center in the DPZ-01. Three numbers of community
center (one in every Ward) for DPZ-01 has been proposed. Those community centers
should be located in same building of Ward Commissioner’s Office in every Ward. The
same building may be used for clinical purposes (like Family Planning Centre, NGO clinic,
etc.).Two graveyards are proposed in the DPZ-1 with an area of 10.0 acres.
A park with greeneries for recreational purposes of the inhabitants proposed in the area
covers 15.00 acres of land. Three numbers of playgrounds in different location of DPZ-01
have been proposed to facilitate the sports and cultural activities of the inhabitants, which
covers an area of 12.748 acres of land.
Solid Waste Management (Implementing Agency: Pourashava/NGOs)
There are well-established solid wastes dumping site in the Gazipur Pourashava. The main
dumping site (10.0 acres) is located beside the highway in Bhurulia, which is in the north of the
Pourashava area. Present dumping site is not sufficient as per information received from the
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FINAL REPORT
conservancy department. So the department is trying to find additional space to use it as
dumping place. Therefore, it is recommended that existing dumping site should be expanded.
Table-3.11: Existing and proposed urban facilities of the DPZ - 1
Existing Proposed Area in acre
Types
No.
No.
(Proposed)
Bus Terminal
1
1
10.907
College
0
2
3.633
Community Center
0
3
4.543
Graveyard
0
2
10.202
Hospital
0
1
2.459
Kitchen Market
2
2
3.815
Park
0
2
17.617
Playground
0
1
1.508
Police Box
1
1
0.196
Post Office
0
2
1.168
Secondary School
6
2
2.392
Total
10
27
58
Note: 1. DMDP Urban Area Plan (1995-2005), Volume-II, Page # 14.
2. Land Development Rules of Private Housing Project-2004.
Road Network Proposal
In order to promote development in a planned manner in less developed areas and to
improve circulation in the built-up and semi built-up areas, a network of Primary and
Secondary roads have been proposed. Within the framework of these major roads, a
network of tertiary and access roads have also been proposed, which can be seen in detailed
map of the DPZ-01.
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FINAL REPORT
Map- 3.4 Proposed landuse of the DPZ-01
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FINAL REPORT
WARD 04, WARD 05 AND WARD 06
Three unions named Baria, Pubail and Gacha surrounded the DPZ-02.This DPZ consist of
three words namely Ward no. 04, Ward no. 05 and Ward no. 06 of the Gazipur Pourashava.
A reputed cremation ground with magnificent tombs is located in the DPZ-02. Both the
palaces and tombs are the tourist attraction centre of the DPZ-02.
Population of the DPZ-02 as recorded in the 2001 was 37397. However, population growth of
the 3 Wards increased from 37397 in 1991 to 39611 in 2005, an average annual growth rate
(compound) is over 0.41. This population is projected to be 58604 in 2015.
Table-3.12: Population projection and density (Ward-wise) of the DPZ – 2
Ward
Name
Ward-4
Ward-5
Ward-6
Total
Area in acre
Small Area
Ats. Bang.
2005
588.25
596.023
911
1004.55
1844
1872.58
3343.25
3473.153
Population
2001
21311
9436
6650
37397
2005
23980
7449
8182
39611
2010
29390
9129
10028
48547
Density / acre
2015
35478
11020
12105
58604
2001
36
9
4
11
2005
40
7
4
11
2010
49
9
5
14
2015
60
11
6
17
Source: B.B.S., 2001.
Existing Landuse
The study area exhibits a mixture of a various of landuses both urban and rural character.
Broadly, the areas served by good road facilities have experienced spatial growth of urban
character comprising housing, commerce, industries, institutions, restricted areas and
services. The inaccessible remote areas away from major roads remain with their original
rural character comprising homestead, farmland, fellow land and areas of water bodies.
Table-3.13 shows the existing landuse features of the study area. Agriculture land covers
58.2%, while 33.3% land is residential and 4.5% under water bodies (Rivers, Khals and
Ponds).
Table-3.13: Existing landuse of the DPZ – 2
Type of Landuse
Agriculture
Residential
Water body
Commercial Activity
Service Activity
Mixed Use
Community Service
Open Space
Total
Area in Acres Percentage (%)
2020.1
58.2
1155.0
33.3
156.6
4.5
59.6
1.7
58.1
1.7
10.1
0.3
6.3
0.2
1.6
0.0
0.5
0.0
0.1
0.0
0.0
0.0
100.0
3468.0
Residential
Residential growth has widely taken place at Rajbari to Koler Bazar Road, Sonali Bank to
Hafizullah Road, Joydevpur Rail Crossing to Shahapara Road, Gazipur Post Office to
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FINAL REPORT
Pourashava Road, Joydevpur, Harinal and Nawgaon areas. In those areas, unplanned,
spontaneous and densely development is occurred along the roadsides in a series of ribbon
or linear shape, which surrounds a complex network of narrow and congested road with
small lanes. Some planned residential area also exists there. Despite the high density of
much new development, many opportunities exist for infill development. Due to rapid
urbanization, a lot of agricultural lands may be changed soon into residential use.
Spontaneous development has taken place over the last years in this area without proper
accessibility.
Industry and Commerce
The zone is not developed as industrial zone. Small number of manufacturing industries has
been developed without planning but spontaneously. Total area covered by the commercial
establishment is 10.09 acres. There are some lights and medium industries in this zone of
which, huge number of Poultry Farms, Agro-based Industry, Workshop and Retail Shops
exist in the DPZ-02. Those economic activities have established this area as an important
regional business center.
Agriculture
The most dominant category of landuse of this zone is agriculture. Total area covered by the
agriculture land is 2009.07 acres (58.12%). Ward-06 covers the most area of agriculture
land among the three Wards of DPZ-02. Agriculture (low land rice and upland vegetable,
high value cash crops, fisheries, dairy, etc.) is practiced in the area. There exists a trend of
urbanization in this zone. Due to rapid urbanization, a large amount of agriculture land may
be changed into residential development in the area.
Open Spaces
There is no recognized open space in the DPZ-02. Some space for playground exists but
quite insufficient in relation to the required open spaces. The area covered by the
recreational facilities is 0.02 acres indicate acquit dearth of the open spaces for inhabitants.
Agriculture land of this zone is the major concern. Improving environmental condition,
controlling haphazard development and ensuring amenity facilities will be a major aim.
Urban Residential (Implementing Agency: Pourashava/private sector/local residents/NGOs)
Urban residential area have been proposed in ward 04, 05 and o6 and the authority is
suggested to prepare a guided land development program in proposed residential area of
ward 05 & 06. The respective authority has to ensure adherence to building setback,
provision of footpaths, mandatory open spaces at collective levels and provision of adequate
urban facilities to support the resildent6ial population.
Urban Facilities
In total 4 numbers of parks are proposed to facilitate the recreational purpose of the
inhabitants, which covers an area of 52.38 acres. In total 5 numbers of playgrounds are also
proposed in the DPZ-02 for recreational purposes of the inhabitants, which covers an area of
14.97 acres.
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FINAL REPORT
Road Network Proposals
Secondary roads, as shown in Map–3.7, have been proposed. Within the framework of these
major roads, a network of tertiary and access roads have also been proposed, which can be
seen in detailed map of the DPZ-02.
Water body
The size of waterbody which is more than 0.3 acres in this region is recommended to
preserve. It may be khal, pond, marshland etc.
Table-3.14: Proposed landuse of the DPZ - 2
Flood Flow Zone
Agricultural Zone
Proposed Road
Waterbody
Administrative Zone
Water Retention Area
Total
Area (acre)
1052.6
910.7
822.8
280.1
204.4
70.0
69.7
49.1
8.6
0.2
3468.1
%
30.3
26.3
23.7
8.1
5.9
2.0
2.0
1.4
0.2
0.0
100.0
Urban facilities
Various facilities propose in the area of DPZ-02 depending on the size of population up to
the year 2015. Existing facilities and their area coverage regarding facilities are properly
evaluated before the proposal of various amenities. Various facilities like police box, post
office, clinic, bank, cinema hall, community center, secondary school, market, corner shop,
park and play ground for recreational purposes and a stadium have been proposed in the
area of DPZ-02. Table-3.15 represents the comparative scenario between existing and
proposed facilities of the DPZ-02.
Table-3.15: Existing and proposed urban facilities of the DPZ– 2
Existing
Unit/No
College
3
Community Center
2
Graveyard
3
Park
0
Police Outpost
0
Secondary School
6
Treatment Plant
0
Total
14
Type
Proposed
Unit/No.
1
2
1
2
2
1
1
10
Proposed
(Area in acre)
0.899
0.434
17.007
36.834
0.267
2.662
17.713
79.03
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FINAL REPORT
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FINAL REPORT
WARD 07, WARD 08, WARD 09 AND PART OF
BASAN UNION
This DPZ consists of ward 7, 8, 9 of the Gazipur Pourashava and some part of Basan Union.
Two unions named Pubail and Gachha and Ward 1 and Ward 2 surrounded the DPZ-03.
Total area covered by this zone is 4667 acres. High density of population is found in ward-7
of this DPZ. The population is projected to be 69707 in 2015.
Table-3.16: Population projection and density of the DPZ–3
Ward-7
Ward-8
Ward-9
Sub Total
Basan Union
Area
in acre
794.6
947
1943
4217.2
532.7
2001
15393
7371
10020
37762
4978
Population
2005
2010
18119
22207
8323
10200
13220
16202
45043
54098
5381
5490
2015
26807
12313
19559
64193
5514
Gross Total
4749.9
42740
50424
69707
Ward / union
59588
Population Density (per acre)
2001
2005
2010
2015
19
23
28
34
8
9
11
13
5
7
8
10
9
11
13
15
9
10
10
10
9
11
13
15
Source: BBS, 2001.
Existing Landuse
The DPZ-3 comprises with agriculture land and substituted by industrial development. the
dominant landuse found in this area is agriculture (45%) followed by residential use (31%)
and education & research (16%) respectively. Other landuses found in this area are not
significant. The following table describes the detailed landuse of this DPZ.
Table-3.17: Existing landuse of the DPZ-3
Landuse Type
Agriculture
Residential
Water body
Commercial Activity
Community Service
Service Activity
Open Space
Mixed Use
Total
Source: Landuse Survey 2007.
Area in Acres
2096.44
1463.07
749.06
186.4
126.97
44.11
0.75
0.33
0.3
0.04
0.02
4665.49
(%)
44.92
31.35
16.05
3.99
2.72
0.95
0.02
0.01
0.01
0.00
0.00
100.00
About 271 acres of land is provisioned (including existing 125.93 acres) for road and 70
acres have been proposed for mixed-use areas related with commercial activities including
bank, office and residential hotel. Such areas are mostly designed on both sides of the
existing and proposed primary and secondary roads. About 1318 acres of land are being
proposed for residential development.
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FINAL REPORT
Existing community facilities include one kitchen market, three graveyards and a
playground. From the field survey, lack of health facilities is found in the DPZ-03. A
hospital is proposed in that area for ensuring health facilities.
Parks and playgrounds are very important in a community for sound mental and physical
growth of children. Considering this issue, two community parks and one playground along
with the primary school has been proposed.
Community Center is proposed in the area for performing community’s social and cultural
activities in a sound environment. Petrol Pump, Truck Terminal and two additional Kitchen
Markets have been proposed in the DPZ-03.
Table-3.18: Proposed Landuse of the DPZ-3
Proposed Landuse Type
Agricultural Zone
Institutional Zone
Proposed Road
Overlay Zone
Waterbody
Total
Source: Landuse survey 2007.
Area (acre)
2148.4
1053.8
768.5
214.7
180.7
173.1
67.7
58.6
4665.5
%
46.0
22.6
16.5
4.6
3.9
3.7
1.5
1.3
100.0
Water Reservoirs
Large tanks and ponds, Dighis, lakes serve as immediate retention areas for storm water. Those
areas are man-made and also natural; may be privately owned or government owned or khas
land. Those areas may be preserved for drainage relief and source of water for emergency use,
fisheries, duckeries, irrigation, environment and use for natural purposes. Those water bodies
should not be disturbed or removed by physical interventions through fillings or other means,
should be properly maintained and preserved whose size is more than 0.3 acre.
Table-3.19: Existing and Proposed Community Facilities of the DPZ-3
Type
Existing Proposed Proposed
(Unit/No) (Unit/No) Area in Acres
College
0
1
1.15
Community Center
0
2
0.70
Graveyard
3
3
9.92
Hospital
0
1
1.10
Kitchen Market
1
1
1.62
Park
0
2
12.36
Stadium
0
1
8.86
Total
5
14
38.00
Source: Landuse survey 2007.
Secondary roads have been proposed. Within the framework of these major roads, a
network of tertiary and access roads have also been proposed, which can be seen in detailed
map of the DPZ-03.
III-54
FINAL REPORT
III-55
FINAL REPORT
DPZ-04 GACHHA
This is a union, situated in the southwest side of Gazipur Pourashava and the area is
predominantly in rural character. It covers about 6241 acres of land and lies immediately to
the north side of the Tongi Pourashava. It is a fast growing new urban area. There are clear
signs of some industrial development along the Mymensingh road and several institutions
are also found. Large-scale urban development can be expected in the near future including
available flood free land due to FAP- 8A.
Total population is projected 99959 in 2010 and 120667 in 2015. It is a new urban area and
growing fast. Distribution of population by Thana identifies a low density of population in
this area.
Table-3.20: Administrative boundary and population of the DPZ-4
Union
name
Gacha
Area in No.
acre
Mouza
6241
23
Population
2005
2010
2015
81559 99959 120667
2005
2010
2015
20
24
29
Existing Landuse
As ascertained through field survey, the DPZ-4 area exhibits an admixture of a variety of
landuses. Broadly, the areas served by good road facilities have experienced spatial growth
of new urban character comprising housing, commerce, industries, institutions and services.
The table below shows the existing landuse features of the study area.
Types
Residential
Agriculture
Water body
Commercial Activity
Open Space
Community Service
Service Activity
Total
Area in acre
3640.62
2181.47
230.91
123
87.81
9.84
1.67
0.66
0.4
0.35
0.27
6277
%
58.00
34.75
3.68
1.96
1.40
0.16
0.03
0.01
0.01
0.01
0.00
100.00
From the landuse survey it is observed that the present dominant landuses of the study area
are residential, agriculture, water body and transport and communication respectively.
Residential land covers 58% while 35% land is agriculture, 3.68% under water body and
1.96% is transportation use.
Major Problems
- The zone consists of comparatively high land, but is mostly under cultivation.
- Absence of access facilities in the zone makes it difficult to develop, as substantial
investment is required for providing access facility and essential utility services.
III-56
FINAL REPORT
- Land value is comparatively high which makes it difficult for the low-income people to
move in the zone.
- Industries are being setup haphazardly, which make delivery of utilities expensive.
- The zone suffers from short supply of irrigation water as well as drinking water.
Opportunities
- The zone is a buffer between Gazipur and Tongi and may be benefited from the rail road,
Mymensingh road and Jamuna road to encourage some industrial growth outside the
established industrial areas.
- Mymensingh road provides access to sites alongside the road. The road is included in a
current program of widening and improvement.
- The proposed Eastern by-pass road will connect the Tangail Road in the north, provides
additional accessibility.
- If the FAP projects are not implemented in the Eastern Fringe areas, this area may be a
prime node of development.
- The industrial facilities are likely to be benefited by the gas network development.
- Availability of fast, cheap and comfortable mass transportation system may allow
commuting and may stabilize the communities.
Actions Committed / Required
- The zone is maintaining its present rural status from many years.
- The authority should discourage development and keep its urban township / private
development at minimum. If the area develops as an industrial township, private developers
should be encouraged to participate in the development of industrial estates and all
industrial development should be directed in those industrial parks presented in the plan.
The railway connects Jamuna Bridge should connect Chittagong and Sylhet line and thereby
shifting of railway junction from Tongi to this area is envisaged.
Proposed landuses are considered on the basis of the existing landuse pattern of the study
area. Table-3.26 presents the areas proposed for Gachha Union where 2859 acres proposed
for residential purposes and 811 acres for agriculture with rural homestead. The proposal
does not contain any allocation for commercial use, low hazard industrial zone and
restricted use. Commercial landuse considered as mixed-use and provided in the mixed-use
zone.
Rural Settlement
A large area of the Gachha Union already exists as agricultural land including rural
homestead. It is proposed that the agriculture land with rural homestead should be preserved
as agriculture land rather than residential development.
Residential Area
A newly developed urban area close to Tongi and Gachha Union has drawn the attention of
people from different parts of the Dhaka city. As a result, unplanned residential area
developments are found at Gachha Union. In the Union, the land areas are not so dense with
structures; only vertical expansion can be possible. The central part of the Gachha Union is
densely in comparison to the others at present where proper planning needs to initiate. The
private sectors may be encouraged to make the low-cost housing schemes for the industrial
worker.
III-57
FINAL REPORT
Agricultural Zone
Proposed Road
Flood Flow Zone
Open Space
Mixed Use Zone (Residential-Commercial-General Industrial)
Waterbody
Institutional Zone
Heavy Industrial Zone
General Industrial Zone
Total
Area in acre
3514.1
1021.1
305.2
300.5
268.6
223.7
173.9
172.6
98.2
74.7
66.1
60.3
1.1
6280.1
%
56.0
16.3
4.9
4.8
4.3
3.6
2.8
2.7
1.6
1.2
1.1
1.0
0.0
100.0
Mixed Use (Residential-Commercial)
With the residential development, supportive commercial activities will take place for
supporting the residential area. Considering this demand some effective places have been
recognized for mixed-uses (commercial and residential) in various parts of the study area
rather than designing a separated commercial area. Mainly, mixed-use zone bounds a 100
feet area from both sides of existing and proposed primary and secondary road (as buffer). It
will ensure commercial facility within ½ km distance from dwelling unit.
Flood Flow Zone
At least 500m from the Turag River in the west side is proposed as sub flood zone and same
wards for east side which is demarked by the proposed embankment.
Recreational Area
There are many khal / canal around and inside the area but there is no sufficient facility for
recreation activities in this area. For better mental and health improvement of the local
people it is mandatory to provide land for different types of recreational activities like parks,
playground, etc. So, all of those khals must be preserved as Model Park for recreational use.
Community Facility
For the future development of this area 25 educational institutions, 7 health facilities, 12
recreational facilities and 24 service facility includes Bank, Post office, Police station,
Community centre, Graveyard, Dumping ground, Hat / bazar have been proposed
(including existing). To provide above facilities about 595 acres of land will be needed.
Detailed of existing and proposed community facilities covered by the DPZ-4 are shown
in the Table-3.23.
To promote developed in a planned manner, a network of Primary and Secondary roads
have been proposed. Within the framework of these major roads, tertiary and access
roads have been proposed to improve circulation in the inner areas. These roads can be
seen in the detailed map.
III-58
FINAL REPORT
Table-3.23: Existing and proposed community facilities of the DPZ-4
Type of
community
facilities
Nursery school
Primary School
Secondary School
College
University
Hospital
Park
Graveyard
Dumping ground
Bazar / hat
Gross total
Existing
Unit /
No
2
5
1
0
1
0
0
0
0
0
9
Land
(Acre)
0.1
1.4
0.6
0
83.1
0
0
0
0
0
85.2
Proposed
Unit
/ No
3
3
5
3
0
1
4
4
2
6
31
Land
(Acre)
2.8
3.7
7.6
9.6
0
6.9
326
117.5
8.5
8.5
491.1
Water Reservoir
Large tanks and ponds, Dighis, lakes serve as immediate detention areas for storm water. Those
areas are man-made and also natural; may be privately owned or government owned or khas
land. Those areas may be preserved for drainage relief and source of water for emergency use,
fisheries, duckeries, irrigation, environment and use for natural purposes. Those water bodies
should not be disturbed or removed by physical interventions by fillings or other means, should
be properly maintained and preserved whose size is more than 0.3 acre.
III-59
FINAL REPORT
III-60
FINAL REPORT
DPZ-05 Tongi Pourashava
Tongi Pourashava was established in 1974 and by now it is established as an important
industrial town and a railway junction has been developed after the fifties. Outside the
industrial estate, the town is naturally developed and most developments are single storied
katcha and semi-pucca structures. Tongi is located about 15km north of Dhaka, within the
southern flank of the Bhawal Tracks. The Pourashava has an overall area of 33.68 sq.km.
and a core urban area of approximately 13 sq.km. The eastern part of the DhakaMymensingh road are experiencing a development pressure which is very low and expected
to remain low for a long time but recently the western part of the Tongi Pourashava is
developing rapidly in an unplanned way. Rapid urbanization over the last two decades,
along with a lack of control over the urban growth and a lack of financial and institutional
resources has adversely affected development and environmental conditions, resulting in
undue pressure on available urban services and infrastructures of the Pourashava. Tongi
harbors the site of the annual congregation of the followers of Tabligi Muslims. Annual
congregation is usually attended by more than a million people and is known as Biswa
Estama for which permanently a site has been reserved in the western periphery of the zone.
The area covered by the Detailed Area Plan lies within Tongi Pourashava is8571 acres and
comprises 12 wards. Out of total 8571 acres, 5770 acres is urban area.
Population of the area as recorded in the year 2005 was 308874. After 2005, projected
population in the year 2010 and 2015 will be 378525 and 456921 respectively based on the
average annual growth rate (compound) over 2.1.
Table-3.24: Administrative boundary and population of the DPZ-5
Ward No.
Ward-01
Ward-02
Ward-03
Sub-total
Ward-04
Ward-05
Ward-06
Sub-total
Ward-07
Ward-08
Ward-09
Sub-total
Ward-10
Ward-11
Ward-12
Sub-total
Gross total
Area in
acre
2214.459
1294.9
493.658
4003.017
474.861
299.182
138.629
912.672
153.716
722.825
683.745
1560.286
175.22
1169.743
96.282
1441.245
8421.22
2001
8160
13089
30053
51302
16140
23235
29083
68458
29766
31432
22131
83329
10758
33646
25788
70192
273281
Population
2005
2010
14327
17535
15276
18722
25103
30766
54707
67023
28852
35361
27121
33238
31189
38225
87162
106824
31921
39122
31850
39035
20963
25692
84734
103849
13765
16870
39029
47833
29477
36126
82271
100829
308874
378525
2015
21143
22601
37140
80883
42687
40124
46144
128955
47227
47121
31014
125363
20365
57744
43611
121720
456921
2001
2005
2010
2015
4
6
8
10
10
12
14
17
61
51
62
75
13
14
17
20
34
61
74
90
78
91
111
134
210
225
276
333
75
96
117
141
194
208
255
307
43
44
54
65
32
31
38
45
53
54
67
80
61
79
96
116
29
33
41
49
268
306
375
453
49
57
70
84
35
39
48
58
Source: BBS, 2001.
Existing Landuse
The study area exhibits an admixture of a variety of landuses. Broadly, the areas, served by
good road facilities have experienced spatial growth of urban character comprising housing,
commerce, industries, institutions and services. Inaccessible remote areas away from major
roads remain with their original rural character comprising homestead, farmland, fellow land
and areas of water bodies. Table-3.25 shows the existing landuse features of the study area.
III-61
FINAL REPORT
Present dominant landuses of the area are residential, agriculture, water body and industrial.
Amount of land occupied by all the use is 8571.2 acres. Residential land covers 36%, 39%
agriculture, 9% water body and 7% land goes to industrial use
Types
Residential
Agriculture
Water body
Commercial Activity
Open Space
Vacant Land
Service Activity
Mixed Use
Community Service
Total
Area (acre)
3078.54
3315.18
765.06
556.73
298.94
205.29
144.06
111.94
47.86
14.78
14.14
10.16
6.16
2.38
8569.22
Percentage
35.92
38.68
8.93
6.50
3.49
2.40
1.68
1.31
0.56
0.17
0.16
0.12
0.07
0.03
100.00
Major Problems
- The outlying areas of the zone are low lying and need landfill for development
- The industrial estates established by the RAJUK and BSCIC is not fully occupied and still
substantial number of vacant plots is there.
- Spontaneous areas are serving poor development of road network and utility services.
- Housing for industrial workers is required.
- Inadequate road network in the zone.
- Frequent flooding in low-lying areas in eastern and western part of the zone is found.
- Traffic congestion in Tongi - Gazipur highway.
- Inadequate drainage network.
- Lack of industrial treatment plant.
- Insufficient graveyard.
- Lack of sport infrastructures.
- Inadequate solid waste management.
- Inadequate recreational facility.
- Insufficient water and gas supply network.
- Lack of required space for educational institutions.
Opportunities
- The area has a fair number of unutilized industrial plots for the promotion of industrial
development.
- The DPHE has undertaken a project to supply piped water in urban areas.
- The FAP-8A has identified Tongi to be included in its schemes to protect Dhaka from
external flooding. The priority is however low, but the expected development of the Eastern
By-pass / link road to Jamuna Bridge may raise the priority.
- The area has potential for vertical expansion rather than horizontal.
- Tongi-Banani Road is included in a development and widening scheme. On
implementation it may provide efficient and smooth connection with central Dhaka.
III-62
FINAL REPORT
Action Committed / Required
- All on going projects related with the development of various utility services should be
able to fulfill the need of the existing and future population.
- Timely action is needed to realize retention areas as envisaged by FAP proposals and
indicated on the UAP maps. Management Boards should be installed to guard the retention
ponds for encroaching development.
- Stop haphazard development of garment industry and encourage using the proposed
industrial zone for future development.
- Timely action is needed to realistic retention areas, which are proposed by this plan.
- The proposed flood flow zone must be free from any kind of construction.
- Embankment is must in the west side of the Pourashava before any kind of development in
this region.
- Strictly stop the unauthorized construction along the Turag River, Vadam and Hydarabad
khal.
- Implement afforestation schemes along the proposed embankment.
Due to the new urban area, people from different part of the Dhaka city this area is being
attracted. Day by day industries are erected there and people are coming to live in the areas.
As a result, haphazard growth of residence and industries are founded. Under the present
study of Detailed Area Plan for Zone 05, an attempt is taken to identify the proper location
of future housing development for the workers people with some guidelines. Here it is
mentioned that most of the land in these area is built-up except western part of the
Pourashava, so vertical expansion can take part in existing built-up area and horizontal
expansion in the low-density areas. Private sectors are encouraged to construct low-cost
housing schemes for industrial worker.
Flood Flow Zone
Proposed Road
Waterbody
Open Space
Overlay Zone
Agricultural Zone
Institutional Zone
Non-Conforming Use
Administrative Zone
Total
III-63
Area (acre)
3758.2
1762.4
696.5
411.8
320.1
316.4
306.3
292.0
181.0
161.7
141.0
123.0
67.4
15.1
11.9
4.0
0.5
8569.4
%
43.9
20.6
8.1
4.8
3.7
3.7
3.6
3.4
2.1
1.9
1.6
1.4
0.8
0.2
0.1
0.0
0.0
100.0
FINAL REPORT
Industrial Area
It is observed that many industrial activities are already exists in the southern part of the
Pourashava and this zone is suitable for industrial development and finally it is proposed as
industrial or industry related use (not scatter development of residence).
Mixed-use
In future, lot of commercial activities will be needed to support this area. Considering this
demand some specific places have been recognized for commercial and mixed uses in
various parts of the study area mainly within 100 feet both sides of existing and proposed
primary and secondary road and near the Tongi bazar. It will ensure commercial facility
within ½ km distance from dwelling unit.
Recreational use
There are many khal around and inside the area but there is no sufficient facility for
recreational activities. For better mental and health improvement of the local people it is
mandatory to provide land for different types of recreational activities like parks,
playground, etc. The Vadam khal must be preserved for Model Park as recreational use.
Community Facility
For the future development of these area 58 educational institutions, 15 health facilities, 29
recreational facilities including two stadiums, 5 graveyards, 32 service facilities, 19 hat /
bazar, 1 dumping site and 2 industrial treatment plants are necessary. To provide above
facilities about 369 acres of land will be needed. Detailed of existing and recommended
facilities covered by the zone are shown in the Table-3.27.
Table-3.27: Existing and proposed Community Facilities of the DPZ-5
Facilities
Nursery / Primary school
Secondary School
College
University
Hospital
Park
Stadium/Indoor stadium
Total
Community Centre
Fire station
Bazar/hat
Graveyard
Dumping site
Industrial Treatment plant
Terminal
Total
Existing
Unit / No
Land (Acre)
49
12.805
24
8.227
3
5.412
0
0
2
6.098
0
0
0
0
2
0.475
1
0.045
1
0.753
5
0.935
2
5.609
0
0
0
0
0
0
89
40.359
Proposed
Unit / No
Land (Acre)
13
8.069
9
7.929
4
6.84
1
19.291
1
5.61
12
185.507
2
9.763
29
204.67
2
0.674
1
0.205
7
3.006
4
18.243
1
4.661
2
2.523
2
7.52
90
484.511
Water Supply
Tongi Pourashava provides water supply only for the central part of the Pourashava. About
22 nos. of DTWs pump house and 1 no of overhead water tank (one lac gallon capacity) is
located in the Pourashava area for household water supply. There are also 475 Nos. deep-set
hand tubewell rendering water supply facilities. But water supply is inadequate and not
fulfills the requirements. Some people are using surface water from well, ponds and rivers.
More DTW will be needed to meet the demand of water.
III-64
FINAL REPORT
Drainage Proposal
Khals and Waterways
Khals and waterways are natural channels and act as drainage elements. Khals and
waterways carry the excess storm water to the connecting river lying further in the down
stream. Most of the areas of Tongi Pourashava are drained water through two primary khals
named Vadam and Hydrabad Khal. All those khals are related with the Turag River. But some
portions of those khals have been already filled up. To improve drainage efficiency all of those
water body should be preserved by regular dragging and protect from unauthorized
encroachment and re-excavate the Vadam khal to make it 20 meters width.
Flood Embankment
A flood embankment is proposed in northeast part of Tongi Pourashava includes depressed
low laying areas and about 500 meter aligns almost parallel to the Hydarabad khal.
Road Network
To promote development in a planned manner in less developed areas, and to improve
circulation in the built-up and semi built-up areas, a network of Primary and Secondary
roads, as well as tertiary and access roads have been proposed. Please see Map-3.13, to get
details of the proposed primary and secondary roads, together with major existing roads.
Proposed roads are shown in the detailed map.
Road cum embankment
A road cum embankment is proposed from Pagar to Tongi including Vadam and Palasana
areas. The embankment is shifted to western part from the proposed FAP 8A to save about
six thousand people from three villages in Gutia, Bakrail, Andaral, Palasana and Bada
Palasana.
Flood Wall
A Floodwall is proposed from Tongi -Turag confluence point to Railway Bridge. This part
of the alignment passes through a dense area of commercial and industrial area leaving no
land for construction of embankment. Hence floodwall is proposed for this length.
Water Reservoir
Comparatively large tanks and ponds, Dighis and lakes serve as immediate detention areas
for storm water. Those structures are man-made and also natural; and they may be privately
owned or government owned or khas land. Those structures are functioning as drainage
relief and source of water for emergency use, fisheries, duckeries, environment and nature
preservation. The structures should not be disturbed or removed by physical interventions
through fillings or other means rather should properly be maintained and preserved.
Solid Waste
about one kilometer far from the Pourashava and has an area of 1.5 acre only. In this
dumping site, solid waste is being recycled and produces compost. In the compost plant,
there are 100 sheets having capacity of producing 3 tons in each. It can produce about 60
tons of fertilizer in every month.
The other dumping site is in Shilmon (1.0 acre) located about 6 kilometer far from the
center of the Pourashava is a temporary arrangement, have no provision for producing
compost
III-65
FINAL REPORT
There is limited arrangement for treatment and recycling of solid waste in the Pourashava,
where NGOs (BASA, Practical Action and World Vision) are engaged in preparation of
compost for using it in agricultural farms.
In Dattapara 6.5 acres of land is proposed for waste dumping ground and at the same time it
can be used for compost preparation.
III-66
FINAL REPORT
III-67
FINAL REPORT
DPZ-06 BARIA AND BAKTERPUR
Baria and Bakterpur Unions are defined as DPZ-6 situated on the bank of Chilai Khal.
Overflow from the Chilai Khal makes this area flood flow zone. The existing population is
about 42140 and it will be about 43620 in 2015. The area is primarily agricultural and
isolated rural homestead are developing in scattered manner. The area being flood flow
zone, major physical development should not be encouraged in this DPZ.
Existing Landuse
In DPZ 06 agriculture is the most significant landuse which covers the area 8523 acres (76
%). the other important landuses found in this DPZ area residential and waterbody which
covers around 20% and 4% area respectively.
Table-3.28: Existing Landuse of the DPZ-06
Landuse Type
Area in Acres
Agriculture
8524.70
Residential
2200.94
Water body
401.3
Circulation Network
50.15
Commercial Activity
0.29
0.17
Open Space
0.65
Total
11170.2
(%)
76.26
19.69
3.59
0.45
0.00
0.00
0.01
100.00
For developing the transport and communication networks, new construction and
extension/widening of existing networks are proposed. Currently existing infrastructures
cover 50.15 acres of land, and the proposed network will cover 339 acres of land.
Agricultural Zone
Flood Flow Zone
Waterbody
Proposed Road
Total
Area in acre
7634.5
2658.6
442.4
240.6
120.7
73.3
11170.0
%
68.3
23.8
4.0
2.2
1.1
0.7
100.0
To promote development in a planned manner, a network of Primary and Secondary
roads have been proposed. These roads can be seen in the detailed map.
III-68
FINAL REPORT
III-69
FINAL REPORT
DPZ-07 Pubail
The Pubail Union has an area of 48.91 sq. km. and a core urban area of approximately 10.96
sq. km. The area covered by the Detailed Area Plan lies within Pubail Union and comprises
40 Mouzas. Out of total area 11888 acres, 2663 acres is urban.
Total population of the area as recorded in the year 2005 was 60060. After 2005, total
population will be increased 64701 in 2010 and 69702 in 2015 considering an average
annual growth rate (compound) is 2.0. Distribution of population within the union identifies
a higher density of population in the northern part of the area in comparison to southern part
and average density will be 26 persons per acre in 2015.
Table-3.30: Administrative boundaries and population of the DPZ-7
Area
Union
in
Name
Acre
11888
Pubail
Source: BBS, 2001.
Number
of
Mouza
40
Population
2005
2010
2015
2005
2010
2015
60060
64701
69702
23
24
26
Existing Landuse
As ascertained through field survey, the study area exhibits an admixture of a variety of
landuses. Broadly, the area is served by good road facilities experienced spatial growth of
urban character comprising housing, commerce, institutions and services. Inaccessible
remote areas away from major roads are remained with their original rural character
comprising homestead, farmland, fellow land and areas of water bodies. The table below
shows the existing landuse of the study area.
Types
Agriculture
Residential
Water body
Transport and Communication
Commercial Activity
Education and Research
Open Space
Service Activity
Community Service
Manufacture and Processing
Vacant land
Total
Area in acre
7977
3269
478.9
145.9
16.4
1.6
1.5
1.2
0.8
0.5
0.2
11893
%
67.07
27.49
4.03
1.23
0.14
0.01
0.01
0.01
0.01
0.00
0.00
100.00
From the landuse survey it is observed that the present dominant landuses of the study area
are agriculture, residential, water body, transport and communication. Amount of land
occupied by those uses are 11893 acres. Agriculture land covers 67% while 27% land is
residential and 4% land is water body and 1% land goes to transport and communication
use.
III-70
FINAL REPORT
Urbanization in the northern Pubail union is faster in comparison to the southern part. As a
result, northern Pubail is experiencing rapid development pressure in an unplanned way.
Rapid urbanization along with a lack of control over the urban growth and lack of financial
and institutional resources has adversely affected development and environmental
conditions, resulting undue pressure on available urban services and infrastructures of the
Pubail union. Here, the township has developed largely in unplanned way and most
developments are single storied katcha and semi-pucca structures. In southern Pubail area,
rural habitation is covering more areas in comparison to past. Agriculture lands are being
replaced with habitations. But very soon southern Pubail area will include in urbanization
stage as nearby northern Pubail is urbanizing rapidly.
In this section, based on the existing landuse pattern of the study area as ascertained from
the field survey, a revised broad landuse have been proposed.
Table-3.32: Proposed Landuse for the DPZ-7
Flood Flow Zone
Agricultural Zone
Proposed Road
Waterbody
Overlay Zone
Total
Area in acre
4752.8
4651.8
1395.3
408.3
310.4
242.5
111.6
14.7
11887.4
%
40.0
39.1
11.7
3.4
2.6
2.0
0.9
0.1
100.0
At a close distance from main Dhaka city and having a common boundary with rapid
developing Tongi and Pubail Union is expecting high attention by the different part of the
Dhaka city. Day by day residential units are developing and for this reason economic
activities are also generating. Haphazard growth of residential area is also found here.
Under the present study of Detailed Area Plan for zone 07, an attempt is taken to identify
the proper location of future housing development for the people with some guidelines. As
the core city area is with high living expenses, people are concentrating to live outside but
closer to the city area. Private sectors are being encouraged to construct low-cost housing
schemes for the middle-income people.
Table-3.33: Existing and proposed community facilities of the DPZ-7
Existing
Unit Land
Type
/ No (Acre)
Nursery school
2
0.1
Primary School
9
0.9
Secondary School
2
2.1
College
1
0.4
Hospital
1
1
Community Centre
0
0
Graveyard
0
0
Gross total
15
4.5
Proposed
Unit Land
/ No (Acre)
2
1.1
1
0.5
2
3.2
2
3.2
1
1.9
1
0.1
1
4.9
10
14.9
III-71
Total
Unit
Land
/ No
(Acre)
4
1.2
10
1.4
4
5.2
3
3.6
2
2.9
1
0.1
1
4.9
25
19.3
FINAL REPORT
Pubail Union is found agriculture dominating landuse where flood flow zones are being
utilized for agriculture purposes. Therefore, agriculture with rural homestead out of flood
flow zone is proposing.
roads have been proposed. Within the framework of these major roads, tertiary and
access roads have been proposed to improve circulation in the inner areas. These roads
can be seen in the detailed map.
III-72
FINAL REPORT
III-73
FINAL REPORT
DPZ-08 KALIGANJ
DPZ-8 comprises whole Kaliganj Thana and Tumulia Union with an area of 23564 acres
consisted with 88 mouzas and situated in the SPZ-19 of Structure Plan. Estimated population
of the DPZ was 144949 (2005) and will be 150419 in 2015. This zone is formed on the basis
of rural-agricultural landuse with 3000 hectare of irrigation project. There are pucca and
katcha roads, railroads, business centers and educational institutions. Large-scale urban
development could be expected in near future for availability of flood free land due to
Tumulia irrigation project. The RAJUK satellite town named Purbachal is located in the zone.
Table-3.34: Administrative boundaries and population of the DPZ-8
Union
Area
Name
(acre)
Nagori(p)
8848
Tumulia (p)
5843
Kaliganj(p)
1194
Daudpur(p)
7679
Total :
23564
Source: BBS, 2001.
2001
30576
26901
15809
39683
112969
Population
2005
2010
39820
40611
37869
38623
21480
23787
45780
46694
144949 149715
2015
40805
38806
23897
46912
150419
2001 2005
2010
2015
3
5
5
5
5
6
7
7
13
18
20
20
5
6
6
6
5
6
6
6
Existing Landuse
As ascertained through field survey, the study area exhibits an admixture of a variety of
landuses. This zone is widely dominated by agriculture land. Linear settlements are found
along the roads and most of the rural homestead developed mostly in irrigation project. The
table below shows existing landuse features of the study area.
Table-3.35: Existing Landuse of the DPZ-8
Types
Agriculture
Purbachol (P)
Residential
Waterbody
Vacant Land
Commercial Activity
Open Space
Community Service
Service Activity
Miscellaneous
Total
Area in acre
16949.14
4177.36
1675.87
668.57
192.65
21.11
14.44
3.89
1.9
1.41
0.34
0.17
0.14
0.13
23709.12
%
71.49
17.62
7.07
2.82
0.81
0.09
0.06
0.02
0.01
0.01
0.00
0.00
0.00
0.00
100.00
From the landuse survey it is observed that present dominant landuses of the study area are
agriculture, residential development and water bodies. Out of the total land agriculture area
covers 71.49% while 7.07% land is residential and only 2.82% land is covered by water body.
But the Purbachal housing and irrigation project are the major concern in this zone.
III-74
FINAL REPORT
Problems and Opportunities
Poor transportation facilities and predominantly rural nature makes the area unsuitable for
urban development. Seasonal flood is the major problem in this area due to the adjacent
Sitalakkha River.
The area comprises high value agriculture land suitable for promotion of agriculture and
agro based industry. Present irrigation development project will help to increase agricultural
output. Due to its good accessibility with the main city and national highway this zone
offers excellent opportunity for urban-based activities. In future the on going Purbachal
Model Town and its surrounding area may be developed as a satellite town.
Major recommendations consist of area renewal, upgrading, and enhancement, by
encouraging provision of community and urban amenity spaces such as open spaces, play
grounds, schools, kitchen markets, in the residential and mixed use areas. The aim would also
be to develop underused and poorly developed urban land. In all cases however, the policy
will be to protect the interests of the existing landowners and protecting and enhancing the
urban environment while advancing the economic base of the city. Thus instead of
undertaking projects through acquisition powers of the government, the approach will be to
develop through government and private sector participation with representation by the
landowner.
Urban Residential (Implementing Agency: RAJUK/Land owners/Private land and housing Developers)
R-08-01: The core area of the Kaliganj Thana is encouraged for residential development
along the Dhaka–Kaliganj road .The existing settlement of the Kaliganj will be improved
through guided land development technique. Structures for low and middle income
residential use and its local support facilities will continue. Playgrounds and other urban
amenities will be incorporated.
General Industry (Implementing Agency: RAJUK/BSCIC/Private landowners)
I-08-01: The immediate western part of Sitalakkha River was used for Muslim Cotton Mill.
The industries are not stopped for long time. So it is a high opportunity to developed
moderate industry mainly Garments Palli.
Rural Settlement
Ag-08-01: The existing irrigation project in Tumulia Union must be preserved. Any kinds
of physical development should stickle discoursed in this region.
Drainage
In according with the FAP 8a and FAP 8b, DPZ-10 falls out of these proposals. DAP study
has identify some drainage proposals for DPZ-10. These are detailed below:
Rehabilitation of Sitalakkha River and to protect the river from encroachment, a
green corridor reserve is proposed on both sides.
Rehabilitation of Ulukhola River up to 200 feet to drainage out water into Balu
River.
Retaining and preservation of ponds of 0.5 acre and above. The accumulated size of
these existing ponds and marshland proposed for preservation.
Where not shown specifically in the land use map, Drainage Guiding Principles /
guidelines will apply
III-75
FINAL REPORT
Table-3.36: Proposed landuse of the DPZ-8
Agricultural Zone
Flood Flow Zone
Overlay Zone
Waterbody
Proposed Road
Non-Conforming Use
Open Space
Total
Area in acre
10597.890
5149.574
2665.358
1764.826
1193.560
1155.950
579.690
403.343
89.974
69.253
36.468
2.974
0.488
23709.348
%
44.699
21.720
11.242
7.444
5.034
4.876
2.445
1.701
0.379
0.292
0.154
0.013
0.002
100.000
Community facilities
Existing educational institutions include 15 primary schools, 3 secondary schools and 2
madrasas. To facilitate the community, establishment of more 2 primary schools and 2
secondary schools are proposed. There is no provision of college level studies in the DPZ08; about 3.5 acres are preserved for a college.
At present 2 banks, 2 post offices and an auditorium is found in the DPZ-08 under the category of
social service facilities. Establishment of an additional bank is necessary with the existing figures.
Absence of graveyard directs to propose 2 new graveyards. For performing community’s social
and cultural activities in a sound environment, 2 community centers are proposed in the area. The
community services like bank, community centre clinic and local government office may be in
same compound and in same building. For such type of development, horizontal expansion is
discouraging and encourages vertical expansion.
Table-3.37: Existing and Proposed Community Facilities of the DPZ - 08
Type
Primary School
Secondary School
College
Hospital
Post office
Auditorium
Community Centre
Graveyard
Total
Existing
Unit/No Land (Acre)
15
3.6
3
2.7
0
0
3
0.6
2
0
1
0.2
0
0
0
0
24
7.1
Proposed
Unit/No Land (Acre)
2
1.2
2
3.6
1
3.5
0
0.0
1
0.1
0
0
2
1.166
2
7.7
10
17.266
Unit/No
17
5
1
3
3
1
2
2
34
Total
Land (Acre)
4.9
6.2
3.5
0.6
0.1
0.2
1
7.7
24.2
Environmental Protection and Enhancement (Implementing Agency: Forest Department/ Private
sector/NGOs)
En 08-01: On both side of the Sitalakkha riverbank, a narrow 100 m wide belt has to be
identified as Special Ecological one. No development activities, particularly physical change of
shoreline would be allowed and must strictly control. All existing activities, particularly
brickfields and sand mining activities, which are harmful to be stopped and removed.
III-76
FINAL REPORT
En-08-02: To reduce the current trend of water pollution by industrial, industrial waste
treatment plant must be installed immediately. No industry would be allowed to discharge
their effluences without treatment.
En-08-03: This planning zone is rich in ponds and dighis. The community is using water of
many of these ponds. Such ponds, under any form of ownership, should not be allowed to
be filled up.
T-08-01 Newly Proposed Road: One new road has been proposed (130 ft) in east-west
direction in this DPZ.
T-08-02 Road Widening: Tongi Kaligonj Road has been suggested to be 130 feet wide and
Dhaka by-pass Road to be 170 feet wide. Another road along the Sitalakhya River has been
recommended as 130 feet wide.
III-77
FINAL REPORT
III-78
FINAL REPORT
DPZ-09 RUPGANJ, SITALAKKHA WEST
DPZ-9 comprises with Rupganj Thana and western side of the Sitalakkha River with an area
of 13564 acres. Estimated population of the DPZ was 115181 (2005) and will be 118029 in
2015. This zone is formed on the basis of rural-agricultural landuse with an irrigation
project. There are pucca and katcha roads, business centers and planned residential
development named Purbachal. Large-scale urban development is expected in near future
due to the existence of Purbachal.
Table-3.38: Population and density of the DPZ-9
Area
Union
in acre
Rupgonj (p)
6978
Kayetpara
6586
Total
13564
Source: BBS, 2001.
2001
43213
64650
107863
Population
2005
2010
44160
45047
71021
72453
115181 117500
2015
45252
72777
118029
2001 2005
2010
2015
6
6
6
6
10
11
11
11
8
8
9
9
Existing Landuse
Overflow of water from the nearby rivers and canals causes floods in this area. Areas that
are experiencing or have chance to experience such flood are identified as flood flow zone
in the Structure Plan. But at present the area is developing rapidly just for the proposed
Purbachal New Town and about 14.56 % of land is using for residential purposes.
Agriculture land with rural homestead includes 1053 acres. Manufacturing and processing
activity includes dying industry and spinning mill locationed at Sitalakkha west. Further
expansion of those industrial areas is expecting.
Landuse Type
Agriculture
Purbachol
Residential
Water body
Circulation Network
Vacant Land
Commercial Activity
Miscellaneous
Community Service
Service Activity
Total
Area in Acres
10300.05
2131.02
1053.92
1014.14
62.96
52.04
11.51
4.31
3.12
2.96
0.91
0.68
14636.62
%
70.37
14.56
7.20
6.93
0.43
0.36
0.08
0.03
0.02
0.02
0.01
0.00
100.00
Major Issues / Problems

Low lying land is the major problem in this area.
A large area on the south is affected by annual flooding every year.
The poor accessibility and predominantly rural nature make the area unsuitable for
urban development.
III-79
FINAL REPORT
Opportunity

Proposed Purbachal Housing Project may influence the southern part for future
urban expansion.
In near future, certain part may developed as industrial zone mainly on the bank of
Sitalakkha River for water way.

Dhaka’s main source of drinking water will be Sitalakkha River. All developments
in the upstream of this river should be regulated to save the river water from largescale pollution, because treatment of polluted water is expensive.
As a large-scale peripheral expansion of the area, the consultant recommends that the area
covered by the Detailed Plan should contain a wide use of residential and industrial use.
Taking into consider all the demand for different activity, the present study of DAP
recommends following issues.
Rural Settlement
R-09-01: In order to preserve agriculture land of this DPZ rural settlement zone in various
places have been proposed. The intent of this proposal is to preserved, sustain and protect
rural areas and resources particularly agriculture from sub urban encroachment.
Table-3.40: Proposed Landuse of the DPZ–9
Flood Flow Zone
Overlay Zone
Waterbody
Proposed Road
Agricultural Zone
Total
Area in acre
8265.9
1859.7
1817.5
1525.1
785.5
227.3
155.5
14636.5
%
56.5
12.7
12.4
10.4
5.4
1.6
1.1
100.0
Drainage

Rehabilitation of Sitalakkha and Balu Rivers (up to 200 feet) to protect the river
from encroachment, a green corridor reserve is proposed on both sides.
Rehabilitation (up to 60 feet) of existing two khals which passes through east-west
direction of this zone. The locations are identified in the proposed landuse plan.
Retaining and preservation of 741 ponds of 0.5 acre and above. The accumulated
size of these existing ponds and marshland proposed for preservation.
III-80
FINAL REPORT
sector/NGOs/BWD/CBOs)
In this zone, the area is proposed to be developed as a new township. Water logging, flooding
and preservation of ponds / waterbody are the major considerations. Some guiding principles
are:
En 09-01: Considering he spectacular river side view of the Sitalakkha and Balu river, a
river side forest area have been proposed at the confluence with the river. No artificial
blockage would be allowed to obstruct the natural inundation o this forest. This forest would
be rich in bio-diversity and used as wildlife reserve and sanctuaries. Moreover, a 100 m
wide green belt is proposed along the river excluding the proposed landuse.
En-09-03: All along the natural khals a width of 100 ft. land will be kept free from all
development and turned into a green walkway.
T-09-01 Newly Proposed Road: Two new roads are proposed (130 ft) in east-west
direction in this DZP.
T-09-02 Road Widening: The Detailed Area Plan proposed an important north-south road
in this zone. The existing road is not wide enough to provide smooth circulation. So it is
therefore, proposed to widen these roads as much as possible, say up to 130 ft. and at the
same time it can be used as embankment beside the Sitalakkha River which will protect the
bank of the river.
III-81
FINAL REPORT
Map 3.12: Proposed Landuse Plan of DPZ 09
III-82
FINAL REPORT
DPZ-10 RUPGANJ, SITALAKKHA EAST
This zone is situated to the south-east part of Sitalakkha River where Rupganj and
Baiddyer bazar comprises 22005 acres of land including Tarabo Pourashava. In total 94
mouzas, 60940 households and 274166 populations (estimated in 2005) are involved in
this DPZ. Existing population density is about 12 persons per acre (average) functional
integration between the new town (Purbachal) and main city (Dhaka City) is considered
to prepare the Detailed Area Plan.
Table-3.41: Population and density of the DPZ-10
Union Name
Murapara
Golakandail,
Kanchan (p).
Tarabo (p)
Bholta
Sadipur,Jampur (p)
Kanchpur (p)
Total
Area in
Acre
2173
4486
156
5016
2149
4928
3097
22005
2001
27009
24135
696
85890
28647
35652
33992
236021
Population
2005
2010
29440
30030
27124
27671
800
816
103279
105361
30110
30717
39084
39872
44329
45223
274166
279690
2015
30168
27795
820
106632
30854
40050
45425
281744
2001 2005 2010
2015
12
14
14
14
5
6
6
6
4
5
5
5
17
21
21
21
13
14
14
14
7
8
8
8
11
14
15
15
11
12
13
13
Source: BBS, 2001.
This zone is the eastern most area of RAJUK and totally rural and limited links with the
metropolis. Few industries are developed in the southern part of the Dhaka-Narsingdi Road.
Urban development of any significance is unlikely in the near future. The Dhaka Structure Plan
designates this zone as water protection zone and a large part is located in the catchment area of
the Dhaka Water Supply Treatment Plant (at Saidabad). Other areas are identified with high
agricultural value.
Existing Landuse
The area grew haphazardly without any guidance. Day by day the riverside and adjoining
area has become industrial hub of the city. The significant uses of this zone are agriculture
practices (62%). There are two FCDI projects which are still using for agriculture purposes.
The both sides of Dhaka-Sylhet road have been occupied by moderate hazard industry. At
present industries occupied 38.74 acres (0.17%) of the total land.
Landuse Type
Agriculture
Residential
Water body
Circulation Network
Commercial Activity
Community Service
Open Space
Service Activity
Miscellaneous
Mixed Use
Total
Area in Acres
14004.83
6983.30
1193.93
246.29
38.74
28.25
3.02
0.75
0.63
0.23
0.13
0.03
22498.13
III-83
%
62.24
31.04
5.31
1.09
0.17
0.13
0.01
0.00
0.00
0.00
0.00
0.00
100.00
FINAL REPORT
Overflow of the Sitalakkha and Balu Rivers causes floods in this area in summer season.
Areas that experiencing or have chance for such flood is in the group of main flood flow
zone. Amount of such land is 6983 acres and is now being utilized for dwelling purpose.
Major Issues / Problems

Eastern Part of the Sitalakkha River is generally low lying except small.
A large area on the east is being protected from annual flooding to promote
agriculture with Japanese assistance.
The poor accessibility and predominantly rural nature make the area unsuitable for
urban development.
Opportunity

The area comprises of high value agriculture land and is suitable for promotion of
agriculture and agro-based industry (restricted in the water protection zone). Exportoriented vegetable cultivation firms have already been established.
Some areas are famous for handloom industries especially for the manufacturing of
famous Jamdani Saree. BSCIC has taken a project to setup a Jamdani Saree village
in Tarabo area of the zone. This will help substantially to strengthen economic base
of the people of this area Jamdani Saree village can also become a tourist spot.
The on going irrigation development project will help to boost agricultural output.

The area will remain predominantly rural for many years. To supplement the
existing rural economy the Jamdani Saree village should be developed as planned.
Dhaka’s main source of drinking water will be Sitalakkha River. All developments
in the upstream of this river should be regulated to save the river water from largescale pollution, because treatment of polluted water is expensive.
The existing irrigation project should preserve through discourage of any kind of
feature development in this area
Improving the water logging and drainage, revitalizing the formal areas, improving the
environment and the haphazardly fringe areas will be a major challenge for the area.
Provision of community amenities and creation of economic areas will be a major aim.
Urban Residential (Implementing Agency: RAJUK/DCC/Land owners/Private land and housing
Developers)
R-10-01: Improving of haphazardly developed housing areas will be a major aim. So land
readjustment and guided land development schemes may be made mandatory. The Tarabo
Pourashava is developing in a disorderly way. Opportunities exist to guide development of
these areas and improve the urban environment. The aim would be to provide urban
amenities and make provision for local employment.
R-10-02: The surround area of Sonargaon and Kancpur are spontaneously growing so the
authority may guide to ensure planned developed through guided land developed technique.
Opportunities for small commerce and urban facilities have to be incorporated.
III-84
FINAL REPORT
R-10-03: The DAP study proposed the northern part Tarabo Pourashava beside the DhakaSylhet road as industrial hub. Industrial workers will get highest priority to live in this place
but middle-income group may also have access to this area.
Low Income Housing (Implementing Agency: RAJUK/DCC/Real estate private company)
LH-10-01: About 70 acre of land in Golakandail is proposed for low income people to
support the surrounding industry. The existing Chandpara slum is recommended to update
through site and service land management technique.
Heavy Industrial Zone (Implementing Agency: RAJUK/BSCIC/Private landowners)
In-10-01: A heavy industrial hub is proposed beside the Sitalakkha River adjacent to
katchpur. 831 acres of land is proposed for this purpose. It is strongly recommended that all
of the industrial development must be confined in the designated zone. No further land
should be designated for industries unless these serviced plots are fully utilized under a
legal mechanism. A tentative buffer zone must remains with plantation and green
surrounding the industrial areas that may vary from 50ft to 100 ft on the basis of prevailing
physical situation of particular places. The industrial estates will be responsible to provide
the required land or this buffer zone.
Table-3.43: Proposed Landuse of the DPZ - 10
Agricultural Zone
Flood Flow Zone
Waterbody
Proposed Road
Non-Conforming Use
Open Space
Total
Area in acre
14520.3
2529.1
1539.7
1236.4
768.0
565.0
548.1
487.3
188.5
115.0
0.8
22498.0
%
64.5
11.2
6.8
5.5
3.4
2.5
2.4
2.2
0.8
0.5
0.0
100.0
Drainage
Rehabilitation of Sitalakkha River and to protect the river from encroachment, a
green corridor reserve is proposed on both sides.
Retaining and preservation of 576 ponds of 0.5 acre and above. The accumulated
size of these existing ponds and marshland proposed for preservation.
sector/NGOs)
For the future development activities of this planning zone the principal aim is to reduce
water logging, stop industrial pollution (water), creating green belts and open spaces and
stop loss of water ponds/dighis. It is necessary to develop the area in an environment
friendly manner. Some guiding principles are:
III-85
FINAL REPORT
En 10-01: unplanned urbanization and encroachment in FCDI projects and beside the
Sitalakkha River the area is filled up day by day. Immediate improvement o these khals,
removal of all illegal obstacles, re-excavation, and fixation of the bank-lines y walkway is
required.
En-10-03: this planning zone is rich in ponds and dighis. The community is using water of
many of these ponds. Such ponds, under any form of ownership, should not be allowed to
be filled up.
roads have been proposed. Within the framework of these major roads, tertiary and
access roads have been proposed to improve circulation in the inner areas. These roads
can be seen in the detailed map.
T-10-01 East-West Connecting Road: in order to develop a grid-iron pattern of road
network, a number of important east-west links have been proposed whose width (120-100)
feet.
T-10-02 North-South Connecting Road: The Detailed Area Plan also proposed two
important north-south roads in this zone. One of these is Dhaka-Sylhet road, which is
proposed 120 feet wide on existing road. Another one is road cum embankment beside the
Sitalakkha River which will protect the bank of the river.
III-86
FINAL REPORT
III-87
FINAL REPORT
Map- 3.14 Proposed Integrated Plan of Group-A
III-88
DRAFT FINAL REPORT
CHAPTER - IV
PLAN IMPLEMENTATION
4.1 Implementation Strategy
Traditionally owing to administrative complexities, government do not include people in the
formulation and planning process of any project and attempts to implement it with own fund
through land acquisition. Such policy has some built-in insurmountable problems that
strongly resist its implementation.
People rightly feel that they have the right to know about the plan which has direct bearing on
their living and property. The plan regardless of its quality uproots many people from their
home and community they belong. Thus a strong and desperate group of affected people
together with their friends and allies resist with their united strength the implementation
process.
In our country, people records land at considerably low price than actual. This reality makes
people financially looser. Compensation all over the world is a complicated process. Brokers
prop up to bridge the gap between innocent people and the government machinery. Money
sticks to broker’s hands. Another sufferer group with emerges to resist plan implementation
process.
Plan Implementation through Active Community Participation Technique is the answer to
offset these insurmountable obstacles on the way to plan implementation.
4.2 Land Management
Land Management is the process to make best use of the resources of land to achieve
sustainable products of food and other agricultural products in the future. It covers all
activities concerned with the management of land as a resource both from an environmental
and from an economic perspective. It includes farming, mineral extraction, property and
estate management and physical planning of towns and countryside. It embraces such matters
as:
- Property conveyance including decisions on mortgages and investment
- Property assessment and valuation
- Development and management of utilities and services
- Management of land resources such as forestry, soils, or agriculture
- Formation and implementation of land use policies
- Environmental impact assessment
- Monitoring of all activities on land that effect the best use of that land.
(UN Economic Commission for Europe, Land Administration Guidelines, final draft-June14,
1995)
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DRAFT FINAL REPORT
Land management can be defined as the process of managing the use and development (in
both urban and rural settings) of land resources in a sustainable way. Land resources are used
for a variety of purposes which interact and may compete with one another; therefore, it is
desirable to plan and manage all uses in an integrated manner.
Although Land is part of man's natural heritage, access to land will have to be controlled by
ownership patterns. Land is divided for administrative and economic purposes, and it is used
and transformed in a myriad ways. This is the reason why land management is so important
for all of the associated professional groups.
Under the inevitable urbanization of poverty, particularly during the last decade, there has
been a clear recognition of the importance of urban land management in helping to alleviate
urban poverty in the developing countries.
Land is both an economic asset and a means to achieve social goals. Therefore, while
development of land markets and their competitiveness should be among the primary
objectives of a land management strategy. But land cannot be treated only as subject to
markets. Access to land and tenure security by the urban poor should also be considered
among the primary objectives of land management. The demands on land management
includes security of tenure, land market regulation, land use control and land use planning,
land registration and land information, land reform etc.
Land is the scarcest commodity since it is fixed in supply having ever increasing demand
with the population influx. In Dhaka the scenario is even worse due to unplanned and
uncontrolled development race.
4.2.1 Land Management Techniques
Experts worldwide optimize the benefit through adoption of appropriate Land Development
Techniques and thereby create humane living environment. A general understanding and the
appropriateness of some popular techniques are furnished follow:
- Urban Renewal
- Urban Upgrading
- Land Readjustment
- Guided Land Development
- Land Sharing
- Taxation
- Land Pooling
- Land Banking
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DRAFT FINAL REPORT
Application of these techniques as implementation strategy for Participatory Action Plan at
some smaller cohesive parts of Group-A has been proposed. It may be mentioned that one
well known technique, namely, Site and Services, is not being included hare for description
due to that it has been successfully managed and implemented by RAJUK and many private
land developers in Dhaka since long.
Urban Renewal
Urban Renewal is the process of redeveloping that deteriorated section of a city, often
through demolition and new construction. Although urban renewal may be privately funded,
it is most often associated with government renewal programs. The typical program attempts
to demolish concentrations of dilapidated housing and attract developers of middle-income or
mixed housing. Often, however, urban renewal areas become sites for new public buildings,
such as civic auditoriums, sports arenas, and universities.
Urban Upgrading
Upgrading or slum improvement as it is also called - in low income urban communities mean
a package of basic services: clean water supply and adequate sewage disposal to improve the
well-being of the community. But fundamental is ‘legalizing’ and ‘regularizing’ the
properties in situations of insecure or unclear tenure.
Upgrading customarily provides a package of improvements in streets, footpaths and
drainage as well. Solid waste collection is frequently included with its positive impact on
health, along with street lights for security and night activity. Electricity to homes is often
initiated later- and sometimes even before- by private companies.
This technique would specially fit in for the improvement of thousands of our urban poor,
who deserves a safe and secure shelter to return to after dawn to dusk hard work to keep
mega city Dhaka, the vibrant capital running.
Land Readjustment
Land Readjustment (LR) is an operation by which land parcels in a LR project area shall be
re-distributed to the respective former landowners after adjustment or consolidation of all
parcels of land according to the project layout and land use plan.
Guided Land Development
Guided Land Development is similar to Land Pooling but with less public sector
involvement. Government provides secondary road network and owners/ developers develop
the land subject to agreed planning and building standards. Guided land development uses the
provision of infrastructure as a mechanism to guide urban development. It is done in
partnership with landowners who pay for the cost of servicing their land through donation of
land for public infrastructure and payment of a betterment levy.
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DRAFT FINAL REPORT
Land Sharing
Land sharing is such a process where tenure of land is divided among the groups, which is
more or less similar to land readjustment. Land sharing usually results in major
improvements in housing and a significant increase in asset formation. The conditions for its
success are assessed by comparing land sharing slums with other slums with potential for
land sharing. Land sharing is not successful where communities are weak, and once
implemented, may result in the resale of some of the houses, which then command a higher
market value.
Land Pooling
Land pooling (LP) is a technique for managing the planned development of urban-fringe
lands, whereby a government agency consolidates a selected group of land parcels and then
designs, services and subdivides them into a layout of streets, open spaces and serviced
building plots, with the sale of some of the plots for cost recovery and the distribution of the
remaining plots back to the landowners to develop or to sell for development. Widely used in
Japan, South Korea and Taiwan, LP is being adopted in Indonesia, Nepal and Malaysia. The
community benefits that the technique can provide in the Thailand situation of weak urban
land-use controls and inadequate provision of urban network infrastructure are outlined. The
landowner benefits the technique can provide that make it a fully acceptable and feasible
technique are identified.
Land Banking
In anticipation of future development, investors and city, county or state governments may
purchase and hold land that is vacant, rural or underutilized at a relative bargain before its
value skyrockets once it eventually falls in the path of development. This practice is called
land banking. Land Banking is the practice of acquiring land and holding it for future use. It
may be defined as the purchase of properties by a government, presumably to reduce
development pressure or to preserve the parcel as a park or as open space or any other type of
community facility. Land banking is done for a number of reasons. Local governments can
engage in it in order to preserve stretches of land or to have the option of changing their use
at some time in the future. Individuals also utilize land banking as a potentially very lucrative
investment.
4.2.2 Area Specific Appropriate Land Management Techniques
Community Based Area Development Plan (CBADP): Community Based Area
Development Plan (CBADP) is prepared for control of existing spontaneous sprawl and
unplanned development responsible for degradation of physical environment. Community based
Committee may be formed with some members headed by the Ward Commissioner. Ward
Commissioner is considered as the legal authority to organize the meeting regarding the problems
of that community. Objective of such plans will be to promote civic facilities and improvement of
livable environment. The main features of CBADP are as follows:
a) Development authority should provide road and other basic infrastructure.
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DRAFT FINAL REPORT
b) Community may or may not share space with others or the cost of infrastructure and
services development.
c) Development authority will create livable environment and enable the landowners to build
their structures.
d) Widening of existing narrow roads up to appropriate level to allow smooth movement of
traffic and easy accessibility.
e) New link roads will be created to open up congested areas.
f) Solid waste disposal, environmental issues, health and sanitation facilities, educational
issues may be provided through participatory program.
g) Contribution of the local community may be provided to share development cost in the
form of land or money; development authority will bear the initial cost of development.
h) In case of the beneficiaries fail to share development cost, development authority can
charge betterment fees as per their Ordinances to minimize the cost.
i) Development cost may be minimized from the beneficiaries through development of
appropriate mechanism.
People’s participation: It confirms that the plan is for the betterment of people and all
the benefit of the planning task will be enjoyed by the masses. Therefore, people should be
allowed to perform significant role on the implementation of planned development as
proposed in the detailed area plan. On the basis of this objective, people should involve
themselves on some particular aspects like –
- Widening of some existing roads as proposed in the plan. The roads being 20 feet (6.09
meter) wide in the plan should be widened by the process of people’s participation.
- People should remove their unauthorized construction from public property at their own
cost and effort.
- The local authorities supported by the local peoples should process demand on
environmental facilities. The local people should maintain those facilities. All public efforts
on those aspects must be considered with local masses.
- People should be aware about their responsibilities on the planned development of their areas.
Procedure of involvement: People should involve themselves with the planned
development through some procedures, which are as follows:
- Formulation of community base awareness. The term community may vary according to the
necessity of the responsibilities. As an example, widening of a road, participation of the
community should be ensured with all the establishments constructed along the road. The
said community may be named as road widening community. This community should
perform all the activities for the widening of a particular road.
- To increase people’s awareness about planned city and better living environment, all the
public authorities should be notified about their role and people’s awareness from time to
time through local seminar, wall sticker, handbill and with the use of mass media.
Primarily the local people with a written statement should follow any type of demand by the
people regarding sustainable environment. Secondly, the local authority such as Union
Parishad or Ward Counselor with a further statement should refer to the concerned public
authority. Thirdly, the statement should be placed with the concerned authority and the
authority will try to fulfill the demand according to the process followed by the local people.
The procedure may be clearly viewed through following diagram.
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DRAFT FINAL REPORT
4.3 Areas for Action Area Plan
There are several patches of land in the Tongi and Gazipur areas where planned development
can be achieved through use of Land Readjustment Technique. Those areas are designated as
areas for Action Area Plan to be prepared by RAJUK on completion of DAP. Development
of Purbachal new town, hundred percent uses of Tongi Industrial Area, Shifting of Gazipur
Rail Station and Construction of Container Port at Dhirassram are recommended to be
developed through Action Area Plan.
4.4 Public Sector Action Program
Two irrigation projects in Kaliganj and Rupganj are in operation in the study area. According
to the Annual Development Plan of 2007-2008, no public sector development program has
been proposed. Some private industrial development proposals have been registered in the
Board of Investment in 2006 localized in Tongi. Up to the year 2015, three-commuter train
line will be constructed. Furthermore, new irrigation project may be discouraged. Public
sector through different authority, local government and private sector should be encouraged
for all types of physical development.
4.5 Area Development Priorities and Phasing
4.5.1 Phasing
The DAP implementation phases are categorized as Phase-1: Short Term (2010-2012),
Phase-2 : Medium Term (2013-2015) and Phase-3 : Long Term (Beyond 2015).
Table-4.4: Phasing of Development Proposals
ID
8
Location
(Ward)
Ward 01
5
Ward 01
7
Ward 01
3
Ward 01
12
Ward 01
10
Ward 01
4
1
Ward 01
Ward 01
14
Ward 01
2
Ward 01
11
9
Ward 01
Ward 01
6
Ward 01
13
Ward 01
Development Proposal
Implementation Authority
Development of recreational park
at Bhurulia
Construction of Fire Station
beside BIDC Road near DUET
Development of playground at
Bhurulia
Development of Graveyard at
Bhurulia
Construction of Corner Shop at
Bhurulia
RAJUK/Municipal Authority
Phasing of
Development
2010-2012
Fire Service and Civil Defense
2010-2012
2010-2012
2010-2012
RAJUK/Municipal Authority /
Board of Investment / Private
Sector
2010-2012
Ministry of Health/RAJUK
2010-2012
2010-2012
Ministry of Home Affairs
2013-2015
Department of post offices
2013-2015
Private Sector
2013-2015
2013-2015
Ministry of Education
2013-2015
2013-2015
Construction of Community
Center beside BIDC Road
Construction of Clinic at Bhurulia
Construction of Market at
Bhurulia
Construction of Police Outpost at
Bhurulia
Construction of Post Office at
Bhurulia
Construction of Bank at Bhurulia
Center at Bhurulia
Construction of College at
Bhurulia
Construction of Dumping Ground
at Bhurulia
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2010-2012
DRAFT FINAL REPORT
ID
19
Location
(Ward)
Ward 02
18
Ward 02
15
Ward 02
22
20
Ward 02
Ward 02
17
Ward 02
21
Ward 02
23
Ward 02
24
25
26
Ward 02
Ward 02
Ward 02
27
Ward 02
28
Ward 02
29
30
31
32
33
34
Ward 02
Ward 02
Ward 02
Ward 02
Ward 02
Ward 02
35
Ward 02
36
Ward 02
37
Ward 03
38
Ward 03
39
Ward 03
40
Ward 03
41
Ward 03
42
43
Ward 03
Ward 03
44
Ward 03
45
Ward 03
46
Ward 03
47
48
Ward 03
Ward 03
Construction of Market at Fakail
RAJUK / Municipal Authority /
Private Sector
Center at Fakail
Construction of Reserved Forest
at Chupalia
Construction of Clinic at Chupalia
Development of playground at
Chupalia
Development of Graveyard at
Chatar
Center at Chupalia
Center at Chupalia
Construction of Market at Chatar
Construction of Clinic at Chatar
Center at Chatar
Development of recreational park
at Chatar
Construction of Post Office at
Chatar
Construction of Hospital at Chatar
Construction of College at Chatar
Construction of Bank at Chatar
Construction of Bank at Chatar
Construction of Bank at Chupalia
Chatar
Chupalia
Construction of Petrol Pump Shop
at Fakail
Construction of Bus Terminal at
Mariali
Development of Recreational
Park in Joydevpur
Construction of Clinic at Mariali
Center in Joydevpur
Center at Mariali
Construction of College at Mariali
Construction of Post office at
Mariali
Construction of Hospital at
Mariali
Center in Joydevpur
Construction of Graveyard at
Mariali
Construction of Market at Mariali
Construction of College at Mariali
Phasing of
Development
2010-2012
2010-2012
RAJUK / Municipal Authority
2013-2015
Ministry of Health / RAJUK
RAJUK / Municipal Authority
2010-2012
2010-2012
2010-2012
2010-2012
2013-2015
2013-2015
2010-2012
2013-2015
2010-2012
2013-2015
Ministry of Education/RAJUK
Private Sector
Private Sector
Private Sector
Private Sector
RAJUK/Municipal
Authority/Private Sector
Private Sector
2013-2015
2013-2015
2010-2012
2013-2015
2013-2015
2010-2012
/
2010-2012
2010-2012
2010-2012
2010-2012
Ministry of Health / RAJUK /
Private Sector
2010-2012
2013-2015
GPO
Private Sector
2013-2015
2013-2015
RAJUK/Municipal/Private Sector
2010-2012
Private Sector
Ministry of Education / RAJUK /
Private Sector
2010-2012
2013-2015
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2010-2012
2013-2015
2010-2012
DRAFT FINAL REPORT
ID
49
Location
(Ward)
Ward 03
50
Ward 03
51
Ward 03
52
53
Ward 03
Ward 03
54
Ward 03
55
Ward 03
56
Ward 04
57
Ward 04
58
59
Ward 04
Ward 04
60
Ward 04
61
Ward 04
62
Ward 04
63
Ward 04
64
Ward 04
65
Ward 04
66
Ward 04
67
Ward 04
68
Ward 04
69
Ward 04
70
Ward 04
71
Ward 04
72
Ward 04
73
Ward 04
74
Ward 04
75
Ward 04
76
Ward 04
Construction of Secondary School
at Mariali
in Joydevpur
Construction of Playground in
Joydevpur
Construction of Bank at Mariali
Construction
of
Bank
in
Joydevpur
Construction of Corner Shop in
Joydevpur
Construction of Petrol Pump in
Joydevpur
Construction of Market in
Joydevpur
Construction of Market in
Joydevpur
Construction of Park in Joydevpur
Construction of College in
Joydevpur
Construction
of
Community
Center in Joydevpur
Construction of Stadium in
Joydevpur
Relocation of Shahid Minar in
Joydevpur from its original
location
Construction of Post Office in
Joydevpur
Construction
of
Community
Center in Joydevpur
Construction
of
Community
Center in Joydevpur
Construction of Cinema Hall in
Joydevpur
Joydevpur
Construction
of
Clinic
in
Joydevpur
Joydevpur
Construction
of
Bank
in
Joydevpur
Construction of Corner Shop in
Joydevpur
Construction
of
Bank
in
Joydevpur
Construction
of
Bank
in
Joydevpur
Construction of Recreational Park
in Joydevpur
Construction of Graveyard in
Joydevpur
Joydevpur
Private Sector
Private Sector
Phasing of
Development
2013-2015
2013-2015
2010-2012
Private Sector
Private Sector
2010-2012
2013-2015
Private Sector
2010-2012
Private Sector
2013-2015
Private Sector
Private Sector
Private Sector
2010-2012
Directorate of youth and sports
2013-2015
Municipal Authority
2010-2012
2013-2015
2010-2012
2013-2015
Private Sector
2013-2015
2010-2012
Private Sector
2010-2012
Private Sector
2013-2015
2010-2012
Private Sector
2010-2012
Private Sector
2013-2015
2013-2015
2013-2015
Private Sector
2013-2015
IV-8
2010-2012
2010-2012
2013-2015
2010-2012
2013-2015
DRAFT FINAL REPORT
ID
77
Location
(Ward)
Ward 04
78
Ward 04
79
Ward 04
80
Ward 04
81
Ward 04
82
Ward 04
83
Ward 04
84
Ward 05
85
86
Ward 05
Ward 05
87
88
Ward 05
Ward 05
89
Ward 05
90
Ward 05
91
92
93
Ward 05
Ward 05
Ward 06
94
Ward 06
95
Ward 06
96
Ward 06
97
Ward 06
98
Ward 06
99
Ward 06
Joydevpur
Construction of Police
Box in Joydevpur
Construction of Police
Box in Joydevpur
Construction
of
Community
Center in Joydevpur
Construction of Recreational Park
at Harinal
Construction of Playground at
Harinal
Construction
of
Community
Center at Harinal
Construction
of
Community
Center at Harinal
Construction of Park at Harinal
Construction
of
Community
Center at Harinal
Construction of Bank at Harinal
at Harinal
at Harinal
Harinal
Construction of Bank at Harinal
Construction of Market at Harinal
Construction of Industrial Waste
Treatment at Nilerpara
Construction of Low Income
Housing Area at Nilerpara
Construction
of
Community
Center at Nilerpara
at Nilerpara
Nilerpara
Construction
of
Community
Center at Banglagatch
Construction of Market at
Nilerpara
Private Sector
Phasing of
Development
2013-2015
2013-2015
2013-2015
2013-2015
2013-2015
2013-2015
2010-2012
2013-2015
2013-2015
2013-2015
2010-2012
2010-2012
2013-2015
2013-2015
Department of Environment
2013-2015
2013-2015
2013-2015
Private Sector
/
2013-2015
2010-2012
Private Sector
2013-2015
2013-2015
RAJUK/Municipal
Private Sector
Authority
/
2013-2015
2013-2015
Any such program will require top-level government decisions as it involves many Ministries
and Departments. Coordinated public sector action program is very much essential for MultiSectoral Investment Planning (MSIP). MSIP is an extremely difficult task and cannot be
accomplished by any single organization like, RAJUK and Pourashava. To make the
decisions of MSIP binding on every Ministry and its affiliated agencies it may need
involvement of legislative provisions. Prime responsibilities depend on the authority. Phasing
considers sector wise projects against thumb rule budgets. But such projects possibly carry
very little significance to other Ministries than the Ministry of Housing and Public Works.
The Structure Plan proposed many such policies and development proposals involving many
Ministries, but very few of them received any response from other ministries / departments as
no initiative was taken to carry out MSIP by the RAJUK
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DRAFT FINAL REPORT
It is proposed that RAJUK will have to move with the issue of MSIP and convince other
relevant Ministries to undertake coordinated development projects for mega Dhaka including
coordination of development budget allocations.
4.5.2 Priorities
Priority-1 considers the core areas of Tongi and Gazipur. Those areas are developed at the
beginning of development in the study area. Highest concentration of population and services
are involved in those areas. All development activities are in informal shape. Roads are
narrow and irregular.
Priority-2 is considered the Eastern Bypass Road. It is considered that the highest number of
traffic should flow through this road. Priority should be taken according to the following
aspects:
- Development of roads in a regular shape as proposed in the detailed area plan.
- Control on residential development should be emphasized according to the setback rule
prescribed in the Dhaka City Building Construction Rules, 2006.
- Any type of new industrial erection will be encouraged in the areas prescribed in the
Detailed Area plan and existing industries should be rearranged according to the Factories
Act, 1965 and environmental regulations prescribed in the Environment Conservation Act,
1995.
- Improvement of existing daily bazars will be highly emphasized with proper sanitary and
garbage facilities.
- Injection of sewerage facilities is highly recommended including other facilities related with
the public health.
- Re-excavation of existing drainage channels should be necessary as proposed in the detailed
area plan.
4.6
Landuse Zoning
Zoning is a form of legal power which is delegated to development authorities/municipalities
through enabling legislation to ensure the welfare of the community by regulating the most
appropriate use of the land. Zoning is a classification of land uses that limits what activities
can or cannot take place on a parcel by establishing a range of development options. Zoning
has been defined as an action through legislation provided to a development
authority/municipality to control…a) the heights to which buildings may be erected; b) the
area of lots that must be left un-built upon; and c) the uses to which buildings and lots may be
put.
Area Zoning
The objective of area zoning is to specify which types of land use are considered appropriate
for different areas or 'zones', and it therefore indicates the planning control objectives of the
authority or municipality for its administrative area. The authority is obliged under the
planning acts to designate in its development plan objectives for the use solely and primarily
of particular areas for particular purposes.
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DRAFT FINAL REPORT
Density Zoning
The aim of the density zoning is to provide an acceptable density which is related to the
designed facilities and amenities especially in the residential areas. This will ensure a healthy
community and enjoyable community life.
Height Zoning
This zoning provides height limits for structures and objects of natural growth and standards
for use of an area which encourage and promote the proper and sound development of areas.
It is also applicable to height restrictions for flight safety around airports or other similar
purposes.
For effective development control, in addition landuse zoning individual facility and the
structures therein is to comply certain regulations imposed to ensure desirable end. Relation
between ground cover of buildings and the land parcel that house it, minimum setback of
building from the adjoining plot boundaries, and the maximum floor area that can be
constructed in relation to plot size and the connecting road among many other details, are
controlled by RAJUK’s Building Construction Rules. Besides, Bangladesh National Building
Code focuses on the appropriate materials, construction method, building safety and
associated issues. In absence of DAP the above rules did not have scope for area specific
rules and hence were common for the whole development process.
According to the Building Construction Rule, 2008, minimum permissible road width for
obtaining plan permit is to shown, construction is allowed on plots connected by narrow
roads provided the plot owner leaves formally half of the addition area needed to make the
road 6m for widening the road to the permitted minimum. Perhaps the intension behind this
was that gradually the whole road would raise up to 6m in short time and it is true for new
areas coming urban development as most of the structures are non permanent and they are to
correct under this rule to permanent buildings making the whole road 6m in the process. But
congested unplanned Dhaka represents an alarming picture. Most 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
a.
b.
c.
d.
e.
f.
g.
h.
i.
Landuse Classification
Commercial Zone (Business)
Commercial Zone (Office)
Mixed Use Zone (Commercial-General Industrial)
Mixed Use Zone (Residential-General Industrial)
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DRAFT FINAL REPORT
j.
k.
l.
m.
n.
o.
p.
q.
r.
Institutional Zone
Administrative Zone
Agricultural Zone
Flood Flow Zone
Open Space
Overlay Zone*
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. The main purposes of this zone are:
•
To provide for residential development, associated services and to protect and
improve residential amenity.
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DRAFT FINAL REPORT
•
•
•
•
To improve the quality of existing residential areas and strengthen the provision of
local community services and amenity.
To control unscheduled development on individual lots or tracts, promote economical
and efficient land use.
To provide for a variety of housing types and densities to meet current and future
residents needs.
To provide an appropriate mix of house sizes, types and tenures in order to meet
household needs; to promote balanced communities; and to promote higher densities
in the development centre to facilitate day and evening activity and ensure a ‘living’
centre.
The urban areas that are already densely and haphazardly built are termed here as
Spontaneous Residential Zone. These zones primarily support living with some civic
facilities. The main purpose of this landuse zone is to provide enough space for residence.
There will have some supporting uses, too, for the residents.
The areas that have some scope to develop as a planned area are declared as Planned
Residential Zone. In Planned Residential Zone, there will have a variety of supporting uses
such as small retail, parking, post box etc with residential use in primary. Planned residential
area in the neighbourhood form should be followed for new urban development.
The neighbourhood is a walk able community in human scale, with a frequently
interconnected street network which weave a mix of housing types, and small local scale
retail and service uses that serve the local population. The services designed here are in walk
able distances considering the day to day needs. Service standards for neighbourhood level
are already mentioned in the previous standard section of this chapter. For purposes of
administering the DAP Permitted Land Uses in the neighborhood, the design specification,
standards and guidelines about the area and number must be maintained.
Landuse Permitted
The following uses in the tables are proposed to be applicable for this zone only.
Table No. 4.5: 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
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DRAFT FINAL REPORT
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,
Challenged & Others
Transmission Lines
Urban-Nature Reserve
Utility Lines
Woodlot
Children’s Park (Must Have Parking)
ATM Booth
Water Pump \ Reservoir
Eidgah
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
*Permit of Neighborhood Center Facilities in absence of formal
neighborhood should be subject to Landuse Permit Committee
Physically
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. 4.6: 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
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DRAFT FINAL REPORT
Restricted Uses
All uses except permitted and conditionally permitted uses.
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. Uses that are
particularly appropriate to these areas include wholesale, business service uses, the sale of
motor vehicles and limited forms of retailing that involve the sale of bulky goods unsuitable
to be carried away by pedestrians. This would allow uses that are compatible with, or
reinforce, the commercial function of the area as a whole. Commercial Zone is intended to
provide all the facilities & services with the commercial landuse that are designed for
basically trade and business.
Commercial Business Zone is a business predominated commercial zone that mainly supports
business.This zone is intended to support large commercial developments in major
incorporated areas such as retail distribution, retail warehouse, retail storage and retail
logistics facilities. This zone is projected to have most public facilities and infrastructure in
support of urban development such as schools, sewer, water, streets, etc., and as such is
intended to provide the regulations and capital improvements which will support new
development. It consists of areas where development logically should locate as a
consequence of planned public facilities and associated capital expenditures. Zone
regulations permit limited development of generally suburban character.
The Commercial Business Zone is intended to provide areas for logistical and retail
warehousing activities, including storage, distribution and packaging, of goods and products
as well as activities which require a large site and space. Limited suitable light industrial uses
may be appropriate in these areas as well as Local Service Employment.
Purpose
• The intent of this zone is to provide commercial nodes in convenient and strategic
locations of the area to meet community needs and to encourage clustering
commercial development as opposed to strip commercial development and
commercial sprawl.
• The main objective for designating this zone is to promote trade and commerce
compactly associated with all other facilities.
Commercial business zone is mainly intended for supporting the business and associated
works. There are several functions that are permitted in this zone.
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DRAFT FINAL REPORT
Landuse Permitted
Commercial office zone is mainly intended for supporting the official works. There are
several functions that are permitted in this zone.
Permitted
Accounting, Auditing or Bookkeeping Services
Billboards, Advertisements & Advertising Structure
Agri-Business
Agricultural Sales and Services
Ambulance Service
Antique Store
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
Bicycle Shop
Building Material Sales or Storage (Indoors)
Bulk Mail and Packaging
Cinema Hall
Computer Maintenance and Repair
Computer Sales & Services
Conference Center
Construction Company
Courier Service
Cyber Café
Department Stores, Furniture & Variety Stores
Electrical and Electronic Equipment and Instruments
Sales
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)
Motorcycle Sales Outlet
Multi-Storey Car Park
Newspaper Stand
Outdoor Recreation, Commercial
Parking Lot (Commercial)
Pet Store
Photocopying and Duplicating Services
Photofinishing Laboratory & Studio
Post Office
Preserved Fruits and Vegetables Facility \ Cold Storage
Printing, Publishing and Distributing
Refrigerator or Large Appliance Repair
Resort
Restaurant
Salvage Processing
Salvage Yards
Sawmill, Chipping and Pallet Mill
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
Agro-Based Industry (Rice Mill, Saw Mill, Cold Storage)
Social Forestry
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DRAFT FINAL REPORT
Some functions are permitted with some condition in this zone.
Conditional
Bicycle Assembly, Parts and Accessories
Broadcast Studio \ Recording Studio (No Audience)
Concert Hall, Stage Shows
Construction, Survey, Soil Testing Firms
Trade Shows
Craft Workshop
Energy Installation
Firm Equipment Sales & Service
Agricultural Chemicals, Pesticides or Fertilizers Shop
Fitness Centre
Forest Products Sales
Fuel and Ice Dealers
Garages
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 \ Workshop
Stone \ Cut Stone Products Sales
Restricted Uses
c. Commercial Zone (Office)
The commercial zone is intended to provide all the facilities and services with the
commercial landuse. 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
Permitted
Ambulance Service
Antique Store
Auditorium, Meeting Halls, and Conference Facilities,
Convention Center
Automobile Wash
Confectionery Shop
Book or Stationery Store
News Stand
Cinema Hall
Conference Center
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DRAFT FINAL REPORT
Courier Service
Hotel
Food Court
Chinese Restaurant
Catering Service
Cyber Café
General Store
Project Office
Government Office
Commercial Office, Health Office
Hotels
Health Office
Diagnostic Center
Pathological Lab
Clinic
Dental Laboratory
Newspaper Stand
Utility Lines
Post Office
Professional Office
Real Estate Office
Restaurant
Software Development Firm
Taxi Stand
Telephone Exchanges
Toys and Hobby Goods Processing and Supplies
Training Centre
Utility Lines
Veterinarian Hospitals, Kennels and Boarding Facilities
Woodlot
ATM Booth
Sales Office of Industries
the authority/committee following appropriate procedure.
Conditional
Civic Administration
Counseling Services
Dental Clinic \ Lab
Diagnostic Center \ Pathological Lab
Fitness Centre
Garage
First Aid & Ambulance Service
Super Store
Optical Goods Sales
Workers’ Dormitory
Fuelling Station
Vulcanizing Services
Outdoor Café
Painting & Wallpaper Sales
Paints and Varnishes Store
Patio Homes
Postal Facilities
Psychiatric Hospital
Radio \ Television or T&T Station With Transmitter Tower
Transmission Lines
Theater (Indoor)
Restricted Uses
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DRAFT FINAL REPORT
Chapter-IV: Development Plan Proposals
Preparation of Detailed Area Plan (DAP) for DMDP Area : Group-B , RAJUK.
d. General Industrial Zone
Promoting the development of industrial areas as the primary locations for uses including
manufacturing, repairs, warehousing, distribution, open-storage, waste materials treatment
and recovery, and transport operating Centers, industrial zone has been demarked. The
development of inappropriate mixes of uses, such as office based industry and retailing will
not normally be encouraged here.
It is an objective to ensure that, normally, new buildings in primarily industrial areas are
single storey with high ceilings to provide versatility and adaptability to accommodate a
broad range of types of plant, machinery and delivery vehicles throughout their design life.
It is an objective to ensure that the likely demand for car parking and delivery vehicle
facilities are fully met within the site, to apply the highest standards of design, hard and soft
landscaping and to ensure that pedestrian access is provided and that provision is made for
public transport.
Purpose
The intent of this zone is to accommodate certain industrial uses which, based on their
operational characteristics, is incompatible with residential, social, medical, and commercial
environs. As a result, the establishment of such zones shall be restricted to areas
geographically buffered from such environs, and the operations of such uses monitored by
performance standards to ensure environmental compatibility.
•
•
•
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 are cohesive, planned tracts, with
all elements sharing the same or compatible architectural and landscaping themes
within a parcel.
Areas intended to accommodate a variety of industrial establishments which: 1)
employ high environmental quality standards; 2) may function as an integral part of
an overall development area; and, 3) have minimal impacts on adjacent uses.
The purpose and intent of General industrial zone is to provide areas in appropriate
locations for certain types of light manufacturing, processing or fabrication,
warehousing establishments of non-objectionable products or adjacent uses because
they are characterized by a minimum of material, processes or machinery likely to
cause undesirable effects upon nearby or adjacent residential or commercial property.
General Industrial Zone is that zone where industries permitted from Department of
Environment (DOE) especially green industries, orange A , modified list of orange B and
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DRAFT FINAL REPORT
from Urban Area Plan the light industries and general industries have permitted here with
some new types of industries. Here the industries will not be noxious and heavy.
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.
Landuse Permitted
Permitted
Confectionery Shop
Blacksmith
Grocery Store
Machine Sheds
Meat and Poultry (Packing & Processing)
Newspaper Stand
Restaurant
Salvage Processing
Salvage Yards
Storage)
Transmission Lines
Truck Stop & Washing or Freight Terminal
Utility Lines
Wood Products
Woodlot
ATM Booth
Effluent Treatment Plant
Social Forestry
The following uses may be permitted or denied in this zone after review and approval by the
authority/committee following appropriate procedure.
Conditional
Appliance Store
Cyber Café
Sales
Employee Housing
Energy Installation
Garages
Grain & Feed Mills
Super Store
Outside Bulk Storage
Parking Lot
IV-20
DRAFT FINAL REPORT
Private Garages
Jute Mill
Restricted 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.
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DRAFT FINAL REPORT
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.
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DRAFT FINAL REPORT
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.
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DRAFT FINAL REPORT
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
Permitted
Grocery Store
Newspaper Stand
Transmission Lines
Utility Lines
Water Treatment Plant
Woodlot
ATM Booth
Jute Mill
Effluent Treatment Plant
Social Forestry
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DRAFT FINAL REPORT
authority/committee following appropriate procedure.
Conditional
Cyber Café
Employee Housing
Energy Installation
Garages
Machine Sheds
Parking Lot
Private Garages
Restricted Uses
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.
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DRAFT FINAL REPORT
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.
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DRAFT FINAL REPORT
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 (Commercial-General Industrial)
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.
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 purpose of the Commercial-Industrial zone is to provide areas in the city primarily for
medium to high density mixed-use developments, with commercial, office and industrial uses
that are sensitive to the adjacent residential areas; to support an urban growth Centre where
there will be a bulk of trade and commerce. The Commercial-Industrial zone is intended to
achieve cohabitation of uses, while ensuring that negative impacts on residents are
minimized. The spaces created in the Commercial-Industrial zone are intended to encourage a
diminished need for motorized travel and shall possess characteristics of the both area of
commercial and industrial. The Mixed Use Zone allows a wide variety of uses including,
warehouse, shop, office and accommodation with condition. The application of this zone
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DRAFT FINAL REPORT
applies to areas those are in transition, typically from small industrial and commercial to
mixed commercial, industrial and residential. 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
Permitted
Antique Store
Appliance Store
Artisan’s Shop
Auto Paint Shop
Automobile Wash
Automobile Sales
Confectionery Shop
Barber Shop
Bicycle Shop
Blacksmith
Bulk Fuel Sales Depot
Cinema Hall
Commercial Recreational Buildings
Courier Service
Funeral Services
General Store
Grocery Store
Home Furnishings
Newspaper Stand
Nursery School
Public Utility Stations & Substations
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DRAFT FINAL REPORT
Real Estate Office
Restaurant
Salvage Processing
Salvage Yards
Stone \ Cut Stone Products Sales
Storage & Warehousing
Storage)
Training Centre
Transmission Lines
Utility Lines
Warehousing
Wood Products
Woodlot
Children’s Park
ATM Booth
Research organization (Agriculture \ Fisheries)
Social Forestry
Rickshaw \ Auto Rickshaw Stand
the authority/committee.
Conditional
Auction Market
Conference Center
Trade Shows
Cottage
Counseling Services
Craft Workshop
Cyber Café
Energy Installation
Fabric Store
Gallery \ Museum
Garages
Project Office
Government Office
Grain & Feed Mills
Hotel or Motel
Meat and Poultry (Packing & Processing)
Optical Goods Sales
Telephone Exchanges
Theater (Indoor)
Restricted Uses
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.
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DRAFT FINAL REPORT
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
Permitted
Antique Store
Appliance Store
Artisan’s Shop
Automobile Wash
Confectionery Shop
Barber Shop
Bicycle Shop
Blacksmith
Community Center
Courier Service
Cyber Café
Funeral Services
General Store
Grocery Store
Guest House
Hospital
Newspaper Stand
Nursery School
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DRAFT FINAL REPORT
Primary School
Resort
Slaughter House
Social organization
Software Development
Special Dwelling
Training Centre
Transmission Lines
Utility Lines
Warehousing
Woodlot
Children’s Park
ATM Booth
Social Forestry
Dormitory
Conditional
Storage
Conference Center
Cottage
Counseling Services
Craft Workshop
Crematorium
Energy Installation
Fitness Centre
Gaming Clubs
Garages
Commercial Office
Project Office
Government Office
Hotel or Motel
Indoor Theatre
Market (Bazar)
Health Office, Dental Laboratory, Clinic or Lab
Optical Goods Sales
Outdoor Café
Patio Homes
Poultry
Radio \ Television or T&T Station With Transmitter Tower
Restaurant
Sports and Recreation Club, Firing Range: Indoor
Telephone Exchanges
Storage)
Restricted Uses
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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
Permitted
Antique Store
Appliance Store
Auto Paint Shop
Automobile Wash
Automobile Sales
Confectionery Shop
Barber Shop
Bicycle Shop
Blacksmith
Courier Service
General Store
Grocery Store
Guest House
Hospital
Newspaper Stand
Nursery School
Primary School
Service Garage
Service Stations, Full Service (With Minor Repair)
Sewage Treatment Plant
Social organization
Solid Waste Recycling Plant
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Special Dwelling
Transmission Lines
Utility Lines
Woodlot
Children’s Park
ATM Booth
Social Forestry
authority/committee.
Conditional
Auction Market
Storage
Conference Center
Counseling Services
Craft Workshop
Cyber Café
Employee Housing
Energy Installation
Fabric Store
Fitness Centre
Gaming Clubs
Garages
Project Office
Government Office
Grain & Feed Mills
Hotel or Motel
Indoor Theatre
Market (Bazar)
Health Office, Dental Laboratory, Clinic or Lab
Pet Store
Restaurant
Telephone Exchanges
Storage)
Restricted Uses
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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
Permitted
Appliance Store
Confectionery Shop
Barber Shop
Bicycle Shop
Blacksmith
Cyber Café
General Store
Grocery Store
Newspaper Stand
Nursery School
Service Garage
Service Stations, Full Service (With Minor Repair)
Social organization
Special Dwelling
Training Centre
Transmission Lines
Utility Lines
Woodlot
Children’s Park
ATM Booth
Social Forestry
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Conditional
Storage
Conference Center
Employee Housing
Energy Installation
Garages
Grain & Feed Mills
Hotel or Motel
Market (Bazar)
Restaurant
Telephone Exchanges
Storage)
Restricted Uses
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
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DRAFT FINAL REPORT
focuses on the academic use for the advancement of education and intellectual endeavours of
the area.
Landuse Permitted
Permitted
Confectionery Shop
College, University, Technical Institute
Conference Center
Cyber Café
General Store
Grocery Store
High School
Hospital
Newspaper Stand
Nursery School
Outdoor Religious Events
Post Office
Primary School
Professional Office
School (Retarded)
Scientific Research Establishment
Specialized School: Dance, Art, Music & Others
Training Centre
Transmission Lines
Utility Lines
Vocational, Business, Secretarial School
Woodlot
ATM Booth
Social Forestry
Dormitory
Veterinary School \ College and Hospital
Conditional
Barber Shop
Counseling Services
Courier Service
Gallery \ Museum
Garages
Indoor Theatre
orphanage
Outdoor Café
Parking Lot
Postal Facilities
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Restricted Uses
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
Permitted
Confectionery Shop
Civic Administration
Cyber Café
Emergency Shelter
General Store
Project Office
Government Office
Grocery Store
Guest House
Newspaper Stand
Outdoor Religious Events
Post Office
Professional Office
Scientific Research Establishment
Training Centre
Transmission Lines
Utility Lines
Woodlot
ATM Booth
Social Forestry
Conditional
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Conference Center
Courier Service
Detention Facilities
Energy Installation
Freight Yard
Gallery \ Museum
Garages
Outdoor Café
Parking Lot
Postal Facilities
Restricted Uses
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 and to
preserve the agricultural nature within areas which are predominantly vacant and which
presently show significant potential for development; thus are subject to preservation.
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
Permitted
Food Grain Cultivation
Vegetable Cultivation
Cash Crop Cultivation
Horticulture
Arboriculture
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DRAFT FINAL REPORT
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
Transmission Lines
Utility Lines
Woodlot
Social Forestry
the authority/committee following appropriate procedure subject to compliance of the
condition mentioned in the requirement by the applicant.
Conditional
Crematorium
Fish Hatchery
Poultry
Restricted Uses
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.\
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Landuse Permitted
In the zone, uses permitted by the Authority are:
Table No.4.29: Landuse Permitted
Permitted
Marina \ Boating Facility
Playing Field
Transmission Lines
Utility Lines
Conditional
Outdoor Recreation Facilities
Outdoor Sports and Recreation
Poultry
Restricted Uses
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
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DRAFT FINAL REPORT

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
Permitted
Botanical Garden & Arboretum
Caravan Park \ Camping Ground
Carnivals and Fairs
Circus
Open Theater
Park and Recreation Facilities (General)
Playing Field
Special Function Tent
Tennis Club
Transmission Lines
Urban-Nature Reserve
Utility Lines
Woodlot
Zoo
Roadside Parking
Social Forestry
Memorial Structure
Conditional
Trade Shows
Fitness Centre
Golf Course
Motorized Recreation
Outdoor Recreation Facilities
Outdoor Sports and Recreation
Park Maintenance Facility
Retreat Center
Restricted Uses
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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 main purposes of this zone
are:
To protect the area’s valuable cultural and historic resources from degradation or destruction
and promote the adaptive reuse of older buildings and structures, and enhance residents’
experience of the area’s environmental resources through the protection of scenic landscapes
and roads, to maintain non-residential uses in historic structures in the historic Preservation
Overlay Zone.
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DRAFT FINAL REPORT
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.
It is the intent and purpose of the Historic Preservation Overlay Site is to encourage and
promote the educational and cultural welfare of the citizens by preserving and protecting
historic structures, sites, monuments, streets, areas and Neighborhoods which serve as visible
reminders of the history and cultural heritage of the community. Furthermore, the purpose is,
by stabilizing and improving property values in historic areas, and to encourage construction
and development that will be harmonious with existing historic structures and areas.
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 from misuse and to ensure, for future generations the
areas of environmentally sensitive, wetlands, marshes, rivers, creeks, and other natural
resources critical to the ecosystems they support, and however, the above is not intended to
discourage quality development.
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 such resources.
To promote the use of flexible and creative planning, open space management, land
stewardship, and engineering practices to facilitate protection and enhancement of the
natural, cultural, agricultural, scenic, historic and recreational resources of the area.
To encourage an attractive community that represents the natural environment provides for
land uses located in proper relationship to each other, and to land, energy, water and air
resources, and to further development at an orderly pace.
Graveyard Overlay Site
The existing graveyards have been treated as Graveyard Overlay Site where there will have
restrictions to build it other way.
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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 these 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 to be used especially as those
can remain protected 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.
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DRAFT FINAL REPORT
The intent of this classification is to preserve, sustain, and protect rural areas and resources,
particularly forest and agricultural from suburban encroachment and maintain a balanced
rural-urban environment.
The retention of open lands, woodlands, plantations, and farmlands, which make up a large
part of this area, are essential to clean air, water, wildlife, many natural cycles, and a
balanced environment, among other things. Even more essential from an economic
perspective are the agricultural lands and farming operations in this area.
Purpose
The purpose of this zone is to protect the natural environment; promote appropriate compact
development and to promote creative developments that provide a range of housing styles
and prices that suit the needs of local people.
•
•
•
Protect the natural environment,
Making development economically viable by concentrating the activities,
To provide for development in an orderly manner that preserves the rural character of
the area by guiding higher density residential and commercial development according
to compatible and supportive land uses, available infrastructure, and other facilities
and services.
Rural Homestead
Rural homestead zone is the zone that contains the traditional rural character of the area. In
this zone housing that are compatible to this character, mainly farmhouse, single or
multifamily housing are the focus of this area. These buildings should be maximum twostoried to remain the rural nature.
Purpose
As stated earlier, Isolated Rural Homestead will preserve the rural and traditional Character
of the area. Isolated Rural Homestead zone will be composed of dwelling, small shops, some
special uses and pure landscaping elements. Cluster uses that are compatible with and
complementary to existing facilities, particularly with regard to food processing and
warehousing and the markets, including some small scale food retailing are permitted here.
Landuse Permitted
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DRAFT FINAL REPORT
Permitted
Agricultural Dwellings
Animal Husbandry
Animal Shelter
Primary School
Cottage
Crematorium
Dairy Firming
General Store
Grocery Store
Handloom (Cottage Industry)
Newspaper Stand
Nursery School
orphanage
Outdoor Religious Events (Eidgah)
Playing Field
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
Social Forestry
Memorial Structure
the authority/committee following appropriate procedure while the application meets the
criteria mentioned in the requirement.
Conditional
Artisan’s Shop (Potter, Blacksmith, Goldsmith Etc.)
Energy Installation
Fish Hatchery
Emergency Shelter
Restricted Uses
Growth Center
According to the location theorists, “Such settlements which are nuclei or central to their
influence area are called growth centres”. In the context Bangladesh, growth Centres are rural
markets that have been identified by the Planning Commission on the basis of socioeconomic and administrative criteria for making development investment. There are about
8,000 rural markets throughout Bangladesh that are popularly known as 'hat' or 'bazaar'.
Realizing their importance in the rural sector, the government felt the need to upgrade them
with some infrastructure facilities in order to enhance their efficiency. However, due to fund
constraint it was not possible to include all the 'hats' or 'bazaars' for development investment.
Thus, initially 1,400 of them were selected in 1984 and later in 1993, another 700 'hats' or
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'bazaars' were added to this list to take the final number to 2,100. In our planning area, there
are some growth centres that contain substantially the following characteristics:
•
It incorporates a mix of uses that typically include or have the potential to include the
following: retail, office, services, and other commercial, civic, recreational, industrial,
and residential uses, within a densely developed, compact area;
• It incorporates existing or planned public spaces that promote social interaction, such
as public parks, civic buildings (e.g., post office, municipal offices), community
gardens, and other formal and informal places to gather.
• It is organized around one or more central places or focal points, such as prominent
buildings of civic, cultural, or spiritual significance or a square.
• It results in compact concentrated areas of land development that are served by
existing or planned infrastructure and are separated by rural countryside or working
landscape.
Rural commercial centre in the “Growth centre” form is one of important feature for rural
economic sustainability. In growth centre, people can find their necessary service activity in a
easy accessible distance apart from the urban area. In this sense the permitted uses for growth
centre are the following:
Permitted
Agricultural Dwellings
Agricultural Product Sales
Veterinary Clinic \ Center
Animal Husbandry
Antique Store
Appliance Store
Auction Market
Confectionery
Bank & Financial Office
Barber Shop
Blacksmith
Cinema Hall
Cold Storage
Community Center
Collage \ Technical Training School \ Centers \ Agro
Based Trading
Courier Service
Craft Workshop
Cyber Café
Dairy Firming
Department Stores
Furniture Stores
Variety Stores
Sales
Emergency Shelter
Energy Installation
Fabric Store
Ambulance Service
Fish Hatchery
Fitness Centre
Flowers, Nursery Stock
Funeral Services
Garages
General Store
Grain & Feed Mills
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Grocery Store
Loom (Cottage Industry)
High School
Family Welfare Center
Hotel or Motel
Indoor Amusement Centers
Indoor Theatre
Barber Shop
Katcha Bazar
Newspaper Stand
Nursery School
Open Theater
Optical Goods Sales
Orphanage
Outdoor Religious Facility (Eidgah)
Paints and Varnishes Shop
Photo Studio
Postal Facilities
Primary School
Signboard \ Billboard
Public Utility Stations & Substations
Restaurant
Sawmill
Specialized School: Dance, Art, Music, Physically
Challenged & Others
Slaughter House
Small Workshop
NGO \ CBO Office
Ancillary Dwelling
Specialized School: Dance, Art, Music & Others
Storage & Warehousing
Taxi Stand
Television, Radio or Electronics Repair
Theater (Indoor)
Transmission Lines
Truck Stand & Freight Terminal
Utility Lines
Vehicle, Leasing or Rental Service
Veterinary Center, Kennels and Boarding Facilities
Wood Products
Woodlot
Agro-Based Industry (Rice Mill, Saw Mill, Feed mill)
Social Forestry
Dormitory
Conditional
Artisan’s Shop
Beauty Parlor
Building Maintenance \ Cleaning Services (No Outside
Storage)
Carnivals and Fairs
Fire Brigade Station
Police Station
Temporary Rescue Shed
Circus
Stage Shows
Trade Shows
Library
Freight Yard
Guest House
Pet Store
Poultry
Sports and Recreation Club
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FINAL REPORT
*All of the Commercial Activities shall be located at Growth Centres
Restricted Uses
q. Water Retention Area
Retaining water is the main purpose of this type of Landuse.
Landuse Permitted
Permitted
Fishing Club
Utility Lines
Water Parks
Memorial Structure
Conditional
r. Waterbody
Water body serves the natural flow of water along their alignment.
Purpose
This zone tends to preserve flow and level of water across all seasons along their natural
alignment. DMDP area is covered by a network of natural water body including river, canal
and pond. To promote and provide environmentally safe and sound living for the people of
the area and for the future generation, water body has an immense important. Water body
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FINAL REPORT
should be preserved not only for environmental concern but also for active and passive
recreation.
Landuse Permitted
Table No. 4.39: Landuse PermittedPermitted
Fishing Club
Utility Lines
Water Parks
Memorial Structure
Conditional
Restricted Uses
4.6.2
Principal Use and Accessory Use
Use of any facility may be categorized under two broad heads: Principal Use and Accessory
Use.
Principal Use
The very name indicates that functions which the facility is intended for fall in this class.
The Academic Building in a school is definitely its principal use.
Accessory Use
Here also the name tells us the story. Ancillary functions of any facility are grouped as
accessory use. A garage of a residence is an accessory use.
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4.7
Development Control
Landuse Control is the most important function of RAJUK and for that matter of any City
Development Authority. DAP will have no bearing unless development can be channelized
to its desirable direction through effective control.
4.7.1
Issue Landuse Permit
a. Structure of Landuse Permit Authority
The Landuse Permit Authority shall be comprised of three tiers linearly linked to each
other: At the entry level Landuse Permit Planner [LPP], at the mid level Landuse Permit
Committee [LPC] to control LPPs, clarify legal provisions regarding land use permit
decisions on a case to case basis and at the top level Nagar Unnayan Committee comprised
of representatives from planning departments, professional institutions, imminent scholars
and citizens of the city physical planning experts planning, as shown in Figure No. 4.1
Landuse Permit Planner
Landuse Permit will be issued with the sign of Landuse Permit Planner [LPP], who shall be
an officer not below the rank of Assistant Planner. Landuse Permit issued by the LPP/s shall
be null and void unless the use applied for is listed in the landuse options under the zone of
the respective plot.
To cover the vast DMDP area under RAJUK jurisdiction and to comply the legal provisions
empowering the Local Paurashavas to plan and control development within their
jurisdictions, Consultants recommend that in Paurashavas within the DMDP area
Paurashava Planners [PP] in addition to RAJUK’s main stream LPPs shall be delegated
with the power to act as LPPs and issue Plan Permit and control development within the
provision of DAP on RAJUK’s behalf. But in such 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.
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To
Court
Nagar Unnayan
Committee
Landuse Permit
Committee
Landuse Permit
Planner
Applicant
Figure: 4.1
Structure of Landuse Permit Authority Showing Linkages
Figure 4.1: 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
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FINAL REPORT
others Chairman RAJUK, Head Department of URP, BUET, President BIP, President IAB,
Imminent citizens of Dhaka etc. as Members.
NUC shall be well supported by a secretariat and shall be empowered to carry out study
and/or survey, arrange public hearing, round table conference, seminar, or engage experts if
necessary and financially support these activities.
NUC shall decide whether the proposed new uses should be permitted or denied; in case of
conditional permit impose the conditions to comply; accept variances for specific cases and
so forth. Besides, NUC shall decide strict conditions to nonconforming uses and the action
against its violation if so happens.
The detailed structures of the committees, their mandate, legal, financial and administrative
capacity – all these have to be determined to ensure effective functioning.
b. Landuse Permit Option
There can be three possible options for a plot seeking landuse permit, namely, landuse
permitted, landuse conditionally permitted or landuse restricted.
Landuse Permitted
Landuse that unconditionally permitted in the zone are listed in this category. When
permission is sought for a residential landuse on a plot earmarked as urban residential zone
then it falls under this category.
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.
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FINAL REPORT
c. Landuse Permit Procedures
Land use permit procedure is a product of a number of interlinking activities. The whole
process has been shown in a flow diagram for clearer understanding in Figure 4.2.
The procedure is commenced with the submission of formal application by the applicant to
the Chairman of RAJUK. The applicant must submit along with other information and
documents a mauza map showing his plot including plot no, mauza name etc. The
concerned official designated as Landuse Permit Planner (LPP), will then check the
compliance of land use zone and the permitted use with the proposed land use of the
applicant. If the proposed land use does not comply with or mentioned as restricted in the
land use zone and the permitted use, the proposed land use will be rejected with reasons. If
the applicant is not satisfied with this decision he/she can appeal to the Nagar Unnayan
Committee (NUC) and the decision taken by the committee shall be followed accordingly
by the LPP.
If the proposed land use complies with the land use zone and the permitted use then four
more situations can be evolved: new use or use conditionally permitted, proposed land use
overlaid or proposed land use permitted. If the proposed land use is overlaid or permitted
use then it will be permitted without raising further question. But in case of new land use or
use conditionally permitted, the LPP can either reject the proposed land use showing
adequate and reasonable causes or permit proposed land use under some specific conditions
if and only if LPP is totally convinced about the jurisdiction of the proposed land use. LPP
may consult the Landuse Permit Committee to arrive at the decision. Even at this stage if
the rejection decision taken by the LPP is not satisfactory to the applicant he/she can appeal
to the Nagorik Committee and the decision taken by the Nagorik Committee will be
followed by the LPP thereby.
Otherwise LPP will refer the case to the Landuse Permit Committee. The Landuse Permit
Committee (LPC) will seek feedback data and/or information from the applicant and/or the
officials within the office. The collected data and/or information will then be forwarded to
the LPP to take appropriate decision only when LPC is convinced with the case, otherwise it
can refer the case to the Committee and the decision taken by the Nagorik Committee will then be
followed by the LPP accordingly. If Nagorik Committee thinks the land use to be appropriate after
making any correction or modification the applicant can apply again for the proposed land use to the
Chairman after making such correction or modification.
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FINAL REPORT
Formally Applied
Checked for
Landuse
Zone
Landuse
Zone Not
Complied
Appealed
to Nagar
Unnayan
Committee
Landuse
Zone
Complied
Landuse
Rejected
with Reason
No more
Applied
Checked for
Permitted
Functions
Cease to
Appeal
Appealed
to Higher
Court
Appealed
to Court
Proposed Landuse
need further
Evaluation
Seek
Feedback Data
and/or
Information
Returned with
Data and/or
Information
Returned
with
Decision
Referred to
Nagar
Unnayan
Committee
Nagar
Unnayan
Committee
Proposed
Landuse
Permitted
New
Landuse
Proposed Landuse
Rejected and
Returned with Reason
Proposed Landuse
permitted with abiding
conditions to meet
No more
Applied
Decision not
accepted by
the Applicant
Appealed to
Nagar
Unnayan
Committee
Condition
Accepted
and formally
agreed by
the Applicant
Proposed
Landuse
permitted
No more
Applied
Landuse
permitted with
abiding conditions
to meet
Decision in
favor of
Applicant
Decision in
disfavor of
Applicant
No more
Appealed
Decision to
correct and
reapply
Corrected
and
reapplied
Figure No: 4.2 Flow Diagram Showing Activity Linkage of Plan Permit Procedure
IV-55
Verdict in
favor of
Plaintiff
Verdict to
correct
and
reapply
Proposed
Landuse
Overlayed
Proposed
Landuse
permitted
Evaluated
in the
Landuse
Permit
Committee
Verdict in
disfavor of
Plaintiff
FINAL REPORT
If any decision, appealed to the Nagorik Committee, goes against the applicant he/she, at
this stage may appeal to the court. If the verdict goes against the applicant he/she can further
appeal for the case to the High Court Decision otherwise the LPP have to take decision
according to the verdict proposed by the Court. If the verdict proposed by the High Court
Decision, the applicant will not be allowed to further apply or appeal for the proposed land
use.
4.7.2 Interaction with People
Planning Department of RAJUK should have close interaction with the citizen of Dhaka at
large in order to make people aware of the benefits of a good plan and, therefore, their
social responsibility to promote plan implementation in one hand and also resist
contraventions on the other. A specific interactive cell is recommended to operate in this
regard with following responsibilities:
-
Provide pre-application advice to residents, consultants and developers about
landuse management issues and application procedures for the submission of
development applications.
-
Enforce planning and landuse management related legislation and zoning scheme
regulations
-
Issue of property zoning certificates
-
Investigate and resolve landuse management complaints, illegal landuse and
prosecuting contraventions.
Such interactive windows may be opened in various convenient locations to ensure ease of
the Answers to commonly asked questions may be shown in the internet. Besides, those
may be shown in the print and electronic media time to time.
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FINAL REPORT
CHAPTER - V
PROJECT PLAN
5.1 Introduction
In this part of the Detailed Area Plan, the consultant highlights the projects with preliminary
cost estimates and design. The projects included in this chapter are to be executed in the
first phase of implementation that is 2007-2011. The project categories as - site and
services, park and play ground, lake and road development.
5.2 Description of Projects
a. Site and Services Project for Low income Group
Site and services project for the working class people on long term hire purchase basis to
enable them to have a housing plot at an affordable cost.
Location : Tongi, Ershad Nagar, Dattapara mouza, Sheet No. 1, DPZ - 5
Area of Land : 91.71 acres
Location : Tongi, Jamaldia and Vadam Mouzas, DPZ - 5
Area of Land : 72 acres
Location : Gazipur, Basura mouza, DPZ - 3
Area of Land : 66 acres
Location : Rupganj, Adhuria and Amlaba mouzas, DPZ - 10
Area of Land : 70.97 acres
b. Recreational Development Near Purbachal and bank of Sitalakhya River
Development of Recreational facilities near Purbachal New Town and bank of
Sitalakkha River. This project will be implemented with riverine recreational facilities.
Location : Near Purbachal and bank of Sitalakhya River, DPZ -8 & 9
Area of Land : 496 & 262 acres
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FINAL REPORT
5.3 Indication of Project Cost
The identified project is based on site and services component. Location of the project is
primarily selected in different parts of the study area. The area should be facilitated with the
improved accessibility. Detail of the project is presented in the following steps.
a. Site and Services Project for Low income Group
Location : Tongi, Ershad Nagar, Dattapara mouza, Sheet No. 1, DPZ – 5
Cost breakdown for each unit:
Unit Area= 450 sft. per flat
Cost: Tk. 1,000 per sft.
Cost per Flat: Tk. 4,50,000
Community Services Cost:
School: 3000 sft @ Tk. 1,000 = Tk. 30 Lac
Mosque: 2,500 sft.@Tk. 1000 = Tk. 25 Lac
Community Centre: 2,000 sft @ Tk. 1,000 = Tk. 20 Lac
Clinic: 2,000 sft @ Tk. 1,000 = Tk. 20 Lac
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FINAL REPORT
CHAPTER – VI
FOLLOW UP ACTION
6.1 Introduction
This chapter is the concluding part of the planning report that illustrates the actions that are
necessary to be undertaken in order to effectively execute the plan proposals. It also
includes issues, such as measures needed for plan document circulation and publicity of
the plan, recommended actions for plan deviation and other legal and institutional issues.
It should be realized that implementation of Detailed Area Plan is a time consuming, huge
task and needs a group of capable persons from multi-disciplinary sectors. Though planning
role is prominent but other activities are also important including administration. Planning
is a continuous process and this process should be followed according to the present
demand and development of the society. Planning is not rigid, it is flexible and this
flexibility should be considered with the continued supervision and study of the
development trend.
Implementation, monitoring and evaluation are the prerequisite of the Detailed Area Plan.
An efficient implementation of the plan depends on the capable and efficient manpower of
the authority responsible for the same. Availability of technology and technical know-how
of the employees may support the implementation procedure effectively. In this case,
RAJUK should be enriched with those two. Government commitment is also helpful for the
implementation of the Detailed Area Plan. Monitoring of the implementation activities and
procedures are also related with technology and efficiency. But, monitoring should be
specific and timely. At present, RAJUK is not capable enough for implementation and
monitoring of the Detailed Area Plan efficiently. RAJUK should be strengthened with the
re-organization of the organizational set up.
The RAJUK should act as the key agency for monitoring the development work and
exercising the development control within the study area as stipulated in the plan. Annual
Development Plan should be prepared by the Local Government involved with the
jurisdiction of the Detailed Area Plan and it should be approved by the government on
project basis. The Local Government should seek advice from RAJUK in case of any
difficulty in the implementation of the plan.
Since all development agencies in the study area are integrated for the purpose of carrying
out development work, the Local Government will also monitor the progress with the
Sectoral Agencies at Regional and National levels.
6.2 Follow up Actions
6.2.1 Awareness Building
It has been mentioned that town planning has not become a part of our cultural practice.
This is mostly due to ignorance about the benefit of planned development and the evils of
haphazard /sprawl development. This can be achieved by way of propagation and direct
contact with people. Easy availability of plan document also enables people to become
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FINAL REPORT
aware of the plan and thereby follow the guidelines. As such RAJUK should take initiatives
so that the plan document is available easily and at minimum cost.
6.2.2 Willingness of the Authorities to implement the Plan
RAJUK on adoption of the planning document should show its intent to implement the plan
through effective control measures. This calls for equipping it with necessary logistic and
efficient manpower.
6.2.3 Revision of existing and formulation of new legal provisions
relevant to DAP
A large number of regulatory involvements are found in the Town Improvement Act, 1953.
That attachment proves importance of RAJUK activities. Implementation of the planning
activities and development control are the key issues of RAJUK activities. The regulations
prescribed in the Town Improvement Act, 1953 are as follows:
1. Building Construction Act, 1952 [Section 77(6) of the T.I Act, 1953].
2. Acquisition and Requisition of Immovable Property Ordinance, 1982 [Section 79(2) of
the T.I Act, 1953].
3. Dacca Municipal Corporation Act, 1974.
4. Pourashava Ordinance, 1977.
5. Contract Act, 1872 [Section 109 of the T.I Act, 1953].
6. Trust Act, 1882 [Section 130(b) of the T.I Act, 1953].
7. Penal Code, 1860 [Section 159 of the T.I Act, 1953].
8. Telegraph Act, 1885 [Section 164 of the T.I Act, 1953].
9. Railways Act, 1890 [Section 164 of the T.I Act, 1953].
10. Code of Criminal Procedure, 1898 [Section 165 of the T.I Act, 1953].
11. Public Demands Recovery Act, 1713 [Section 193 of the T.I Act, 1953].
12. Dhaka City Building Construction Rules, 2006.
All of the above laws are involved in different sections of the Town Improvement Act,
1953. Most of those regulations are found to be obsolete, not appropriate for efficient
implementation of the Detailed Area plan.
Except the above regulatory involvement, a large number of laws will be needed during the
implementation of the Detailed Area Plan. But RAJUK is however, not bound to execute
those regulations. As a result, the beneficiaries of the Detailed Area plan seek approval from
different authorities according to those laws. Those laws are as follows:
1. Agricultural and Sanitary Improvement Act, 1920.
2. Ancient Monuments Preservation Act, 1904.
3. Bangladesh Cottage Industries Corporation Act, 1973.
4. Canal and Drainage Act, 1873.
5. Canals Act, 1864.
6. Civil Aviation Authority Ordinance, 1965.
7. Displaced Person (Compensation and Rehabilitation) Act, 1958.
8. Irrigation Act, 1876.
9. Bengal Alluvial Land Settlement Act, 1858.
10. Bengal Alluvion and Diluvion Act, 1847.
11. Public Parks Act, 1904.
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FINAL REPORT
12. Survey Act, 1875.
13. Tolls Act, 1888.
14. Water Hyacinth Act, 1936.
15. Bangladesh Hotels and Restaurants Ordinance, 1982.
16. Local Government Ordinance, 1976.
17. Environment Pollution Control Ordinance, 1977.
18. Ground Water Management Ordinance, 1985.
19. Inland Shipping Ordinance, 1976.
20. Land Development Tax Ordinance, 1976.
21. Land Development Tax (2nd Amendment) Ordinance, 1986.
22. Pourashava Ordinance, 2008.
23. Town Improvement Act, 1953.
24. Dhaka City Corporation Ordinance, 1983.
25. Conservation of Environment Act, 1995.
26. Local Government Ordinance, 1976.
27. Private Housing Act, 2004.
28. Playfield, open space, garden and natural tank in urban areas preservation Act, 2000.
Above laws should be referred to the Town Improvement Act, 1953 for implementation of
the Detailed Area Plan or a separate Act may be formulated accompanying with those laws.
Necessary Reformation of the contemporary regulations: It is obvious that
specific regulation on the Detailed Area Plan is absent. Contemporary regulations are in the
Master Plan. According to the planning context, both of those two plans are different with
different meaning. In another sense, according to the Town Improvement Act, 1953,
RAJUK can do anything whatever he likes. He can prepare any type of plan and change that
whenever he thinks fit. Different sections of the Town Improvement Act, 1953 support
these views.
Section 74(2) of the Town Improvement Act, 1953 (E.B.Act XIII of 1953) says, “the
Kartipakkha may, from time to time, with the approval of the government and the
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.” Such
provision should be removed from the Act.
Changes of any landuse (prescribed in the Detailed Area plan) by the private landowner is
possible if the landowner follow the regulations prescribed in the section 75(1) of the Town
Improvement Act, 1953 (E.B.Act XIII of 1953). It is said in the section that, “if any person
desires to use any land for any purpose other than that laid down in the Master Plan
approved under sub-section (5) of section 73, he may apply in writing to the Chairman for
permission so to do.” In this case, Chairman of the RAJUK preserves sole right to make
opinion against the Detailed Area plan. Such provision should be removed.
The Dhaka City Corporation and Pourashavas are oblized to submit their building plans to
the RAJUK for approval. Section 77(1) of the Town Improvement Act, 1953 (E.B.Act XIII
of 1953) is said, “all plans for the erection of building approved under the provisions of the
[Pourashava Ordinance, 1977 (XXVI of 1977)] and the Dacca Municipal Corporation Act,
1974 (LVI of 1974) shall be submitted to the Chairman for sanction.” Again, it is said in
the section 77(5) of the Town Improvement Act, 1953 (E.B.Act XIII of 1953) that, “the
Corporation or Pourashava shall refuse to grant permission for erection of any structures
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FINAL REPORT
which have not been sanctioned by the Chairman or the Kartipakkha under this
section.” According to the regulations, Chairman of the RAJUK or any employee
authorized by the Chairman of RAJUK may refuse or sanction the building plan within the
jurisdiction of the City Corporation or Pourashava. Because, RAJUK performs sole
responsibility to execute the Building Construction Act and to perform such responsibility
an Authorized Section is established in the RAJUK (no such section is in the Pourashava).
Section 77(6) of the Town Improvement Act, 1953 (E.B.Act XIII of 1953) is more clear
about the execution of the Building Construction Act, 1953. It is said in the section that,
“the Chairman or any other member or any officer of the Kartipakkha, from such date as the
Government may, by notification, declare, shall be deemed to be only “authorized officers”
within the meaning of clause (a) of section 2 of the Building Construction Act, 1952
(E.B.Act II of 1953), which Act shall be deemed to be modified to that extent, so far as it
relates to the area within the jurisdiction of the Kartipakkha.” (Section 2 (a) of the Building
Construction Act, 1952 (E.B.Act II of 1953), “Authorized Officer” means an officer
appointed by the Government, by notification in the Official Gazette, to exercise in any area
the functions of an Authorized Officer under this Act.)
RAJUK can change the character of any land whether the land is flood flow, sub-flood flow
or high value agriculture. But, those changes may be possible under a scheme approved by
the Government. The permission has been given by the section 40(g) of the Town
Improvement Act, 1953 (E.B.Act XIII of 1953). It is said in the section that “the RAJUK
may involve with the raising, lowering or leveling of any land in the area comprised in the
scheme.” Such type of regulation will always encourage the RAJUK to change the Detailed
Area plan. This should be reviewed.
New attachment / formation of regulations: 1. To control the zoning provision
prescribed in the Detailed Area plan, separate regulation may be prescribed in the Town
Improvement Act, 1953 as a new attachment or a detailed zoning regulation as a new Rule
may be framed.
2. Section 69 of the Town Improvement Act, 1953 is not sufficient to maintain the building
line and street line, it should be detailed as new attachment. The regulations on open space
prescribed in the Town Improvement Act, 1953 should be detailed.
3. There is no regulation in the Town Improvement Act, 1953 on functional change of
building. Such change should be controlled through regulations. New regulation on
functional change of building may be incorporated in the Town Improvement Act, 1953 as
an attachment.
4. Locational control on the Filling Station, Hotel and Cinema Hall should be guided
through the regulations. Side affect of those establishments creates urban problems. New
attachment may be prescribed in the Town Improvement Act, 1953 to control their
haphazard location.
5. New regulation on Ward Action Plan may be prescribed in the Town Improvement Act,
1953 as a new attachment or separate regulation as a Rule on Ward Action Plan may be
formed.
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FINAL REPORT
6.2.4 Identification and Preparation of Policies for Non Conforming Uses
There are many structures constructed in various areas, not conforming to the landuse of the
area. Those structures were identified through Physical Feature Survey and proposed as non
conforming use in the Detailed Area Plan. Those identified structures should be relocated
gradually in the relevant landuse zone or existing use of those structures should be changed
in conformity with the landuse proposed for that area. To implement such procedure, a legal
coverage should be included in the TI Act or a separate regulation may be formed.
6.2.5 Preparation of Action Area Plan
Mere preparation of Detailed Area Plan will not be sufficient due to resource constraint.
Securing Right of way for circulation network and utility corridor needs huge funds which
cannot be met from 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.
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.
6.2.7 Decentralization of RAJUK Function
RAJUK zonal office should be more powerful and zonal offices should be set up at
Paurashava level, if not union level. The zonal office should be given appropriate authority
to enable them to handle.
6.2.8 Bringing Potential Areas for Urban Growth under Municipal Authority
At present, different Pourashavas are involved in the jurisdiction of the Detailed Area Plan.
Except those Pourashavas, Dhaka City Corporation is also involved for the core areas of the
Detailed Area Plan. It is not necessary to re-arrange the present municipal coverage up to
the year 2015. It is necessary that all planning activities of the Local Government
jurisdiction should be guided according to this Detailed Area Plan. But, Government should
promulgate a Gazette Notification about the involvement of those Local Governments with
the activities of the Detailed Area Plan.
6.2.9 Strengthening Planning Department
Substantial agency support would be necessary for the implementation of the Detailed Area
Plan. This support needs to forth-come from different sectors of urban management and
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FINAL REPORT
development at the initial stage. The important public agencies will be involved directly in
implementation phase’s are- RAJUK, Upazila Parishad, Pourashava, LGED, RHD.
- Bangladesh Water Development Board (BWDB).
- Department of Public Health Engineering (DPHE).
- Power Development Board (PDB) and Rural Electrification Board (REB).
- Bangladesh Telephone and Telegraph Board (BTTB).
- Titas Gas Transmission and Distribution Authority.
- Directorate of Health.
- Directorate of Environment.
- Bangladesh Agriculture Development Corporation.
- Dhaka City Corporation.
A close co-ordination among the above public authorities will be needed for implementation
of the Detailed Area Plan. For this, planning section of RAJUK should be strengthened with
the involvement of experienced employees from different background. Furthermore, to
strengthen the planning section of RAJUK, following steps should be followed:
1. More three branch office of RAJUK should be established headed by a Deputy Town
Planner for maintaining development control. Those branch offices should be accompanied
with planning section, authorized section and land clearance section.
2. Except development control, a small scale project based on the Detailed Area Plan may
be prepared by those branch offices and they will implement those projects. That might
provide sufficient inputs / guidelines for taking up the projection a bigger scale. In all cases,
planned development of Dhaka City should be ensured by the project.
3. Different committee for planning activities and development control should be formed.
Stakeholders including political decision makers at local level should be the member of the
committee.
4. Since RAJUK is a service giving agency, its activities should be transparent to the service
recipients. The people should know procedures of it day to day activities, functions and
operations in general. Status of files should be notified for knowledge of the applicants. It
should go for automation immediately to augment transparency through E-governance.
Targets of transparency can be better achieved through changes in legal provisions. RAJUK
should be made accountable to its service recipients for its activities and this accountability
provision should be incorporated in the new Act.
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
The Detailed Area Plan is a broad guideline for development work. The proposals of the
plan are involved on the basis of existing conditions and the trend of future growth.
Therefore, for any significant change in the proposal, revision of some of the proposals may
be required. Hence, the plan should be reviewed periodically and should accommodate
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FINAL REPORT
necessary unforeseen changes in the plan. The RAJUK may undertake a Five Yearly
Program to review the plan.
The Detailed Area Plan of RAJUK should be a guideline on the development and control of
development trend in a systematic manner through the imposition of development control.
This plan is a basis on those development efforts, which will be further practiced by the
contractor.
The plan is a rural based urban plan. Part of the study area will be controlled with rural
character. It will be highly effective to control environment pollution. At the same time, it
will be resulted to preserve the agriculture land.
All private housing should be controlled according to the objective of the plan. Private
housing estate should follow the garden city concept. Only Building Construction Rules,
2006, Control of Private Housing Act, 2004 should not be the prime controlling regulations
of building construction in the study area. Some of the rules are needed as the guidelines for
the development of private housing estate, because the planning area has been considered as
rural-based urban area.
It is observed in the implementation of Master Plan 1959 that the development control
authority defined every component of the master plan according to their wishful practice.
The regulation also encourages their practice. Section 74(2) of the Town Improvement Act,
1953 (E.B.Act XIII of 1953) says, “the Kartipakkha may, from time to time, with the
approval of the government and the 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.” As a result, negative impact of the planning will be
viewed and the city will lost her living environment. Such type of decision is not acceptable.
Most of those violations are the causes of twin practices, one is the order of the political
decision makers and other is the malpractice by the officers and employees.
6.2.12 Provision of penalty for Plan Violation
Change of Detailed Area Plan should follow a procedure like –
1. Show the importance of change and identify the causes and prepare a Report.
2. Send the Report to the related Ministry for approval.
3. The Steering Committee who approves the plan before Gazette Notification, that type of
a Committee should analyze the Report before approval. This is not fair and justified that a
Technical Management Committee and a Steering Committee prepare the plan but a
political decision maker or an officer / employee (whoever the officer / employee is or
political decision maker) change the plan as his wishful practice.
4. Any violation and change of the plan should be punishable according to the Penal Code
of 1860, Official Secrets Act, 1923, Patents and Designs Act, 1911 and Prevention of
Corruption Act, 1911, Anti-Corruption Commission Act, 2004, not by the Bangladesh
Service Rule.
5. Court case may be filed without any restriction by any person as a citizen of Bangladesh
against the person who changes the Detailed Area Plan.
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.
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FINAL REPORT
CHAPTER - VII
CONCLUSION
Dhaka as the capital city of the country encounters a host of problems perpetuating for
decades. With the growing importance of the city and mounting up pressure of population,
the problems are getting more and more precarious every year. Amid all the problems,
uncontrolled sprawl development is perhaps the most irritating one particularly for a
development control agency like RAJUK. The unwanted sprawl originates not only due to
ineffective development control but also due to failure of the equilibrium between demand
and supply of buildable and livable urban land.
The DMDP plan package was correctly framed to address the development issues of the city
that covers development. The Detailed Area Plan components of the plan package have the
most direct and practical implications on micro level development. Understanding of the
framework, concept and ideas stated in the Structure Plan interacted with the site and its
environments to produce a plausible solution. A realistic and adequately accurate assessment
of the existing situation was a pre-condition to form an effective basis for this planning effort.
In order to accomplish those stated objectives, the Consultants have taken utmost care to
best analyze and understand the study area by making a comprehensive survey in order to
expose all details of its physical, social and economic aspects.
The experts and staff of the project teams made constant liaison with RAJUK to keep the
activities on track all through various levels of the plan preparation. Needs and requirements
of RAJIJK regarding the content, form and principles of the specific object for Detailed Area
Plan was well taken care of through repeated discussion with Project Director, Project
Manager of RAJUK or their designated/nominated officials and professionals.
It may be emphasized here that planning works are not always limited to physical exercises
of surveys, analyses and production of maps. Planning process is also one kind of mental
exercise. In Detailed Area Planning, there were involvements of the client, consultants,
beneficiaries, stakeholders, developers, GO and NGOs. As a result, all issues of proper
planning and opinions were considered and expressed by the Consultants.
The Consultants prepared the Detailed Area Plan in considering the details requirements of
the ToR. However, though late, RAJUK took up the preparation of Detailed Area Plan in one
go, although initially the idea was to proceed selectively, taking the high pressure zones first
and then gradually taking up lesser priority zones. This strategy was adapted as Structure
Plan accepts and recognizes the uncertainty of future and leaves more detailed problems for
resolution nearer the time they occur. This is more applicable for areas where growth of
population and economic development cannot be determined with any degree of precision.
But events in metro-Dhaka overtook this assumption and it is observed that in reality
development has been initiated by private and individual developers in areas designated as of
low priority, flood flow zones and retention pond reserves. Naturally, it has become an
imperative to prepare Detailed Area Plan for whole of metro-Dhaka and this bold decision by
RAJUK may prove to be beneficial for the city in the long run and the country as a whole.
VII-1
Table-1.6: Complaints from different Stakeholders and actions taken
Name of the mouza
Sonda
Chandana
Deshipara
Dakhin Salna
Kathara, majlishpur
Gacha
Majukhan
Hidrabad
Barodeora
kamargaon
Khailkur
Naibary
Kalameswar
Taltia
Baliwara
Jhajar
Chaidana
Marqua
Chandura
Dulatpur
Deora
Mayran
Kunia
Cagbalun
Gazipur
Tek Cathora
Bagbary
Mathbary
Pubail
Palasna
Ulukhola
Ishwadda
Ujir Pur
Total
Existing / Proposal
Graveyard
Road
Road
Agriculture
Agriculture
Road
Road
Dumping Zone
Educational Zone
Road
Road,
Flood Flow Zone
High School
Road
Graveyard
Road
Agricultural
Flood Flow Zone
Road
Road
Road
Agricultural
Road
Plan
Road
Flood Flow Zone
Road
Road
Road
Agricultural
Agricultural
Road
Agricultural
Flood Flow Zone
Road
Road
Flood Flow Zone
DAP
Road
Requested to be
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Change
Decision
Changed
Changed
Changed
No Change
No Change
Changed
Changed
Changed
Changed
Changed
Changed
No Change
Changed
Changed
Changed
Changed
No Change
No Change
Changed
Changed
Changed
No Change
Changed
No Change
Changed
No Change
Changed
Changed
Changed
No Change
No Change
Changed
No Change
No Change
No Change
No Change
No Change
No Change
Changed
No. of appl.
2017
68
123
21
53
9
892
3
13
2
22
7
59
322
154
21
5
81
123
213
253
21
58
14
87
156
255
36
1
1
35
25
5
3
30
3
125
3
7
5326