The proposed Detailed Area Plan (DAP), which is coming in a gazette, is having a number of problems. It is likely to threaten the future construction of the city.
According to builders and city planners, the DAP significantly reduces the FAR (Floor Area Ratio) which may pull the housing sector backward, flat prices will go up abnormally.
The Real Estate and Housing Association of Bangladesh (REHAB) has objected to DAP. REHAB has appealed to the Prime Minister objecting to the publication of DAP's gazette.
The organization claimed in the letter that the amount of FAR or square feet available in the building to be constructed as per the Dhaka Building Construction Rules 2008 has been significantly reduced in the proposed DAP. The size of commercial buildings has also been reduced at an alarming rate.
As a result, the price of flats in Dhaka city will increase by at least 50 percent, which is much more than the purchasing power of the buyers. As a result, the housing industry will be on the verge of collapse.
To know more about the matter, this correspondent tried to contact with REHAB first vice president Kamal Mahmud, but he could not be reached. However, according to REHAB sources, they have been assured by the secretary and RAJUK chairman regarding their problems.
In addition, DAP has proposed to have 287 health centers, five large regional parks, 49 water-centered parks, eight large eco-parks (including Bhawal forest) and nine other parks and playgrounds and 627 schools. And in the plan for the implementation of these projects, land acquisition has been mentioned. Urban planners said it would not be possible to acquire the land without specifying how it would be implemented.
However, according to Local government and Rural Development ministry information, before drafting DAP the ministry had accommodated all possible concerns of all the stakeholders from National Housing Limited, City Corporations, RAJUK, Architect Association, builders association, and others.
Although DAP is being published in gadget form, there will be room for changes if required, according to LGRD.
Earlier, the LGRD minister had also expressed his optimism that there is a rumor that once DAP is finalized it can create barriers in many cases, but he assured that, this is for the wellbeing of the city dwellers.
Reducing the pressure from the capital and reaching every facility in each part of the city is now the main aim of the government. While investing about FAR (Floor Area Ratio) reduction, it was informed that it's not like the authorities concerned will not allow high rise buildings, but there should be other adequate facilities too.
RAJUK officials told Bangladesh Post that DAP has taken several initiatives including reducing population density, reconstruction, metro station-based development, construction of 2,749-km road network, construction of 1,327-km waterways in Dhaka.
In order to control the population density, there is a proposal to control the FAR by setting the maximum height of the building to eight stories. Such initiatives can play a vital role in a densely populated city such as Dhaka. These steps will help a proper distribution of people living in the areas.
Earlier DAP Project Director Ashraful Islam told Bangladesh Post, “Carrying out a detailed plan is not easy as Dhaka is home to over two crore people. We faced many complications from the locals and we had to give them the proper information. We did several meetings with local leaders so that everyone, even from grassroots, will be on board with the project”.
According to the 2011 BBS survey and the DAP plan, about 15.5 million people are currently living in Dhaka. By 2035, that could reach about 26 million.
Dhaka, Gazipur, and Narayanganj are being added as three city corporations and five municipalities as per the boundaries and extent of areas under RAJUK included in the plan. These are Savar, Tarabo, Kaliganj (partial), Sonargaon (partial) and Kanchan (partial). It will also include 69 union councils of three districts.
According to the DAP land-use proposal, 60 pc of the 1528 sq km area of the city has been identified. It includes residential area 4.36 pc, mixed use area (residential head) 32.50 pc, mixed use area (residential-commercial) 0.45 pc, commercial area 0.16 pc, mixed use area (commercial head) 1.43 pc, mixed use area (industrial head) 7.90 pc, institutional area 4.01 pc, heavy industrial area 1.63 pc, transport communication (existing) 5.25 pc, transport communication (proposed) 2.35 pc, agricultural area 29.22 pc, reservoirs 7.95 pc, forests 1.41 pc and open space 1.38 pc.
