Report Khulna

8/9/2019 Report Khulna

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REVITALISATION OF PEOPLES FIVE STORIEDHOUSING, KHULNA, BANGLADESH

Healthy Living for the Economically Disadvantaged

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ABSTRACT

Revitalizing of urban mass housing community is a rare term in developing country like Bangladesh. But in

Bangladesh most of the housing facilities are developed without much planning intervention. A planned and well-

designed housing mass provides a favorable environment for human resource development. Revitalization can help

to develop this type of housing in a planned way. This study is about revitalization of a mass-housing scheme located

in the Khalishpur industrial estate of Khulna city in Bangladesh. The project was initiated to accommodate jute mills

worker close to their working place. Most of the buildings of this study area were constructed in 1977s. The

buildings were poorly maintained and physical conditions of the houses do not satisfy safety standards of living.

Again, the services and facilities associated with the houses are not satisfactory. The study has attempted to

investigate the existing housing condition of the study area, analyze the socio-economic circumstances of the

inhabitants, explore the potentials for a revitalization scheme and finally suggest some guidelines and design

intervention for solving the problems and improving the housing condition in this locality. A sub-standard housing

area with poor water and sewerage facilities, or lack of access to income earning opportunities, can contribute to

low family income, poor health and poor environment. Well-planned housing, on the other hand, can increase

national productivity, economy of urban space, and minimize the cost of urban infrastructure. Housing should be

given proper priority, since together with education, better nutrition, improved health service and other social

services, it fosters the development of human resources. Good housing can help to raise the productivity of a

countries labor force and accelerate a countrys development process. In this study, sustainable development of the

housing locality is the prime concern, which can achieved through revitalization of this community. Sustainable

development is conceived to be anchored on three pillars, which are to evolve concomitantly on sustainable factors,

namely, economic, social and environmental; and to be centered on the human being, implying that the process of

sustainable development is necessarily inclusive and should promote unity in cultural and other forms of diversity.

Well-established, inhabited housing estates provide an opportunity to better understand the social as well as built

environmental and economic components of sustainability. Sustainable development also invokes intra- and

intergenerational equity, i.e. equity among and within nations at the present time and the management of natural

and other resources such that while the present generation meets its needs, the future generations can meet theirs

too.


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Contents

Abstract I

Table of contents II

List of Maps and Figures VAbbreviations VI

Chapter 1: Introduction

1.0 Introduction 2

1.1 International issues related to mass housing 2

1.2 The issues in Bangladesh 3

1.3 The scope of this scheme international implication 3

2.0 The Background: National and City level2.1 Urbanization and population 6

2.2 Housing needs and supply in Bangladesh 6

2.3 City Level 7

2.4 Public Housing issues 7

Chapter 3: Understanding the site

3.1 Introduction to the site 10

3.2 Location of the Study Area 10

3.3 Site and surroundings 12

3.4 Key feature of the existing site 13

3.5 Revitalization issues 14

3.6 Visual Identification 15

3.7 Key Social and economic characters of the site 18

3.8 Dimensions considered for site analysis 22

Chapter 4: Revitalization proposal

4.1 Revitalization of mass housing: Peoples five stored colony 24

4.2 Design Rationale 254.3 Site specific planning and design guidelines 26

4.4 Justification for whole regeneration 31

Chapter 5: Financing and Implementation

5.0 Financial feasibility 33

5.1 Cost of the project 33

5.2 Cost recovery process 33

5.3 Implementation 34


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Chapter 6: Ownership, maintenance and Policy Implications

6.1 Ownership 36

6.2 Maintenance 36

6.3 Policy and concepts 36

6.4 Policy implication of related institution 38

6.5 Institutional set-up of implementation 39

6.5 Before-after comparison 39

Conclusion 42

Bibliography 44


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List of maps

Map 3.1: Layout map of the site 10

Map 3.2: Location of the site 11

List of Figures

Figure 3.1: Existing facilities around site 12

Figure 3.2: City settings with respect to site 13

Figure 3.3: Morphological change of the site 14

Figure 3.4: Aerial image taken from Google earth 15

Figure 3.5: The building pattern is main multi story 15

row housing dilapidated condition of building 12

Figure 3.6: Dilapidated condition of buildings and there is no scheme for maintenance 15

Figure 3.7: Abandoned building 16

Figure 3.8: Built illegal slum in open space and very dark condition inside corridor 16

Figure 3.9: Narrow streets 16

Figure 3.10: Waste dumping in open space and open drain 16

Figure 3.11: Cooking place 17

Figure 3.12: Unhygienic environment and very unsanitary latrine 17

Figure 3.13: An analytical overview of existing spatial features of the site 18

Figure 3.14: Age-sex Pyramid of the study area. 18

Figure 3.15: Occupation pattern of the site 19

Figure 3.16: Monthly income of the earning member 19

Figure 3.17: Educational status of the site. 19

Figure 3.18: Family size of the study site 20

Figure 3.19: Changing pattern of families over time 20

Figure 3.20: Religious status of the site 20

Figure 3.21: Duration of living in the site 20

Figure 3.22: Advantages of living in this area 21


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Figure 3.23: Disadvantages of living in this area 21

Figure 4.1: A conceptual sketch of the site 24

Figure 4.2: Provide canopy and intermediate tree to create green feelings 27

Figure 4.3 : South faces building plan to best utilize the sunlight and wind. 27

Figure 4.4: A portion of landscaping of the site 28

Figure 4.5: Walkways are provide along playground, lake and community park 28

Figure: 4.6: Proposed land use 29

Figure: 4.7 A conceptual 3D of the site implementation Guidelines 30

Figure 5.1: The cost of different section 34

Figure 5.1: Cost recovery plan 34

Figure 5.2: Phase I, 15% of plan will implement in this phase 34

Figure 5.3: Phase II, 45% of total plan will implement in this phase 34

Figure 5.4: Phase III, total 40 of the plan will implement in this phase 34

Figure 6.1: Policy implication of related organization 38

Figure 6.1: Possible organizational setup for financing mass housing 39


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Introduction

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1.0 Introduction

As a developing country with massive population and

poor economic situation, Bangladesh is facing an

immense difficulty to ensure adequate housing for all

or affordable housing for all. Moreover, the

governments housing policies are often debating and

confusing (Rahman, 1996). Due to the lack of

sustainable development program, a lot of unplanned

and undeveloped residential areas have grown in this

country (Khanam, 2004). In Bangladesh, the concept of

mass, social or public housing program is generally not

established. But government organization built several

employees housing for the government service

holders. In some cases, foreign organization such as

UN-HABITAT and UPPRP initiated some housingprogram, especially for the lower and middle class

peoples who are not eligible for ensuring affordable

housing. But those building were developed without

consulting the local residence of that places and it built

many years ago, which is now in dilapidated situation.

For these reason, these are not sustainable in terms of

social, environmental, economic and other aspects. But

proper revitalization plan can make those communities

more functional and sustainable. The process of

making something grow, develop, or become

successful again is called revitalization. Urbanrevitalization of mass housing is one kind of

renaissance which refers to bringing something back to

life, public attention, or vigorous activity from an urban

mass housing community. The new revitalize area will

be more healthy and sustainable for living. For suitable

understanding of revitalization, first we have to know

Urban Vitality. Lynchs concept of urban vitality is a

measure of environments contribution of sustenance,

safety, consonance. If these qualities of a cities

environment are declined then it needs to be

revitalized. Revitalization means- Reutilization of

urban space for people (Ashraf, 2009). It is measured

by the form of urban reclamation.

Khulna is well known as an industrial as well as

divisional city of Bangladesh. It has a population of 1.44

million (BBS, 2001). Several types of heavy as well as

small and supporting industries have been established

here in the 1950s due to its suitable geographic

location. After the independence in 1971, the city

became the heart of industrial and commercial

activities in the southern region of Bangladesh (Ashraf,

2009). These industries provide housing facilities to its

workers, which go a long way to solve their housing

problem, especially for the low income group. Decline

of industries aggravated the socio-economic and

physical conditions of the industrial areas especially the

workers living places and the surrounding areas of the

industrial belt. Partial or full closure, lease out, and lay-

off of the industries have made thousands of workers

jobless and other hundreds of retailers to close their

business who are basically dependent on the

industries. Most of the industrial workers are in low

income group. Bangladesh is an underdeveloped

country and its economy doesnt permit to supply

planned residential area for all the low income people

(Roy,T.K 2013). The number of units required for the

low income people are not sufficient, a huge number ofresidents living together with high population density

in the low income housing estates. The poor quality of

housing that provided by the government authority is

apparently more serious than the number of units

required. Most of the residential buildings were built in

an unplanned way. An unplanned residential area can

develop only through the needs and necessity of its

inhabitants. But recently of this housing estates need

to revitalize for developing sustainable living condition.

The present study investigates the existing housing

situation of the peoples five stored colony and thereasons of insufficient services and facilities. This study

introduces several innovative ideas, policy measures

and design solution for revitalizing of peoples five

stored colony.

1.1 International issues related to mass housing

Urban regeneration has been accompanying urban

development since the earliest human settlement.

Several decades experience and billions of dollars

forced the decision makers to realize the importance ofurban image, quality of life, and urban environment,

which were recognized as prerequisites and catalysts

for the economic development of cities. In this

circumstance squares have been involved in urban

regeneration projects to create symbol of the city and

to provide space for residents, and have been proved

to be effective for urban regeneration by many

western countries (Mimi Li, 2003). Mass housing is the

provision of large number of housing units for a

selected or prospective group of people or in some

case the general public. According to Oxley (2000)

Western European housing policies were geared in the

aftermath of the Second World War to reducing


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housing shortages. Furthermore housing production

was clearly an aim of policy in most countries in the

1950s and 1960s, social housing systems developed in

response to shortages.

The development history of affordable housing showedthat western countries and eastern countries are in

different situations and cannot share the same policies.

The affordable housing system development started

very early in U.S. and Europe, but in Asian countries, it

started from the middle of 20th century. Some of the

high developed countries and areas in Asia like

Singapore and Hong Kong started their affordable

housing project from 1950s, which was quire early in

Asian area. In the recent decades China government

made very hard efforts to develop affordable housing

for the low-income householders in order to keep the

growth of society stable (Jingchun Lin, 2009). While

mass housing is still policy in some countries today, the

majority built earlier at a historic milestone. This

housing stock is now occupied by lower income groups

who are unable to mobilize the resources or organize

themselves to address the governance, management

and maintenance needs (Urban revitalization of mass

housing by UN-HABITAT).

1.2 The issues in Bangladesh

Bangladesh is one of the most densely populated

countries in the world with a population of 139.25

million (BBS 2011) in a land mass of 147,750 sq. km. At

the current rate of growth, the ever increasing

population of Bangladesh (currently 139.25 million) is

expected to reach 206 million in 2025. It is estimated

that more than half of the population will live in urban

areas by the year 2025 (Bangladesh Urban Forum,

2011). The challenges of urbanization are compounded

by the current inefficiency of the rule of law. It is the

result of inappropriate exercise of law that leads to the

corruption, violence, and other social ills which plunge

urban civic life into uncertainty and insecurity. It

creates a lot of problems for the lower and middle

income people of this country. Housing problem is one

of the major problems among them. The scarcity and

high cost of resources, and low affordability of the

majority people, lack of proper cost-effective solution

make the housing problems remote. The government

as early as in the mid-1980s admitted that the

majority's housing needs were not properly addressed

while the rich availed most of the opportunities(MOP,

1985). Yet the situation was not alleviated much as the

public housing programs, chiefly consisting of sites-

and-services schemes and staff houses, were grossly

inadequate compared to the huge need and

misdirected with respect to those who needed those

(Rahman, 1996).

The urban land administration is complex. The LandLaw that regulates urban land tenure allows two

systems of land ownership freehold and leasehold

titlefor public and private land management, which is

guided by the Transfer of Property Act of 1882 and the

Registration Act of 1908. These laws are so complex

that it is very difficult to interpret and make use of

them without legal advice. Moreover, urban land use is

regulated by the Pourashava Ordinance 1977 and the

Town Improvement Act 1953, which are both

outdated. The National Housing Policy (1993), which

has satisfactory guidelines to serve the urban poor, is

still not taken into consideration for public action. The

existing legal framework is highly exclusive, unpractical

in many instances and hardly benefits the poor.

Complex and insufficient land law are one of the major

problems for housing scarcity for the low income

people.

There is also a lack of institutions and legislation to

support the sector generally and to direct and control

migration and urbanisation, manage land, and create

an environment to develop affordable housing, easily

accessible resources, and participation of the private

organizations particularly. High levels of poverty,

frequent natural disasters and ready international

support enhanced their presence (ADB 1996). The

funds for their activities have risen significantly as

many donors show confidence in them (Sakhawat &

Hussain, 1991).

1.3 The scope of this scheme international

implication

In defining the scope of regeneration activity it is

important to reflect and incorporate the current thrustof regeneration policy as it has evolved over recent

years in different countries and thus its main

dimensions. It is also necessary to consider the

diversity of regeneration activity and ensure that each

element is classified in an appropriate manner that

recognizes the contribution it makes to both people

and places(RegenerationEconomics paper 7: Volume I).

According to Knox (n. d.) the election in 1945 of a Labor

Government in Scotland brought about an extensive

plan of housing construction. It stated that the 1950s

and 1960s brought about the problem of overcrowding


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and poor amenities and these were largely solved by

the construction of mass housing estates and high rise

buildings. According to Onder (2007), In Turkey rapid

increase in population and urbanization are considered

the major causes of the housing problem, another

factor is the occurrence of big earthquakes in recentyears. The population increase in Seoul from 2.45

million in 1960 to 10.60 million in 1990 was not

matched equally with housing increase, (Kwon and

Kim, 2006). They said necessitated the construction of

mass housing in Seoul and this was done in apartment

pattern. The deficit of housing in Brazil is also as a

result of population growth and according to Leite,

Miron and Formosa (2005). Seven million families

need new homes in Brazil. In meeting this demand it

further stated that the government of Brazil has

created a wide range of housing provision schemes

that includes both the public and private sector in

housing estate development. The history of mass

housing in Belgium can be traced to the period 1850 to

1900 when Brussels population grew from 260,000 to

760,000 thereby giving rise to huge housing deficit

(Eger, 2007). Population increase in urban centers and

cities is responsible for the housing shortages that are

witnessed. This means that the main aim in the

development of mass housing as practiced by these

countries was as a result of the need to address

quantity need. In USA, the number of low-income

renters is growing, while the number of affordable

apartments is shrinking. In 2009, there was a shortage

of 5 million affordable apartments for low-income

people who needed them. At the last national

estimate, 80,000 families were homeless on any given

night. Families with children are the fastest-growing

percentage of the homeless population, because of

rising unemployment, falling wages and the shortage of

affordable apartments (Social Housing in the UK and US

by Michael E. Stone).

Already the pressure for housing finance is being felt all

over the world. In Peru, 82% of the 8 million people

living in greater Lima are classified as poor. At least half

of poor households and 60% of the poorest households

express a strong desire to expand or improve their

home within the next 12 months. Only 10% 15% are

borrowing from formal or informal sources. In

Indonesia, during 2000, the countrys urban population

of 85 million already represented 40% of the total. By

2010 it will represent 50%, with 120 million people.

Annual projections for housing needs for the next ten

years are approximately 735,000 new units and

additional 420,000 in need of improvement. 70% 80%

of all housing in Indonesia is constructed informally,

with minimal access to formal financial markets. In

Morocco, two surveys found that 88% of households

have or are planning a productive activity in the home

and more than 83% of households want to take a loan

to finance home improvement, but 93% of householdsdid not have access to formal finance and had to resort

to other means (Financing urban shelter by UN-

HABITAT, 2005).

Developing country like ours facing many problem like

absence of clear property and security rights,

mandatory Governors consent for all land

transactions, Inefficient land management system, high

cost of land transactions, premium barrier, slow

change in use of public land, acute shortage of housing

stock, Inadequate scale of delivery, absence of quality

assurance framework, fragmented industry, artisanal

construction, absence of community management to,

high interest rates reflecting risk and source of funds,

absence of long term mortgage finance, housing

delivery models not replicable projects carried out in

silos, no foreclosure laws , lack of institutional depth,

affordability gap etc. our revitalized will show the way

how to improve the condition and how to ensure

sustainability. It can be implemented in other counties

who have housing problems.


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National and City Context Analysis

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2.0 The Background: National and City level

Bangladesh is a developing country in the world. The

trend of population explosion in the developing

countries will surely prevent any substantialimprovements in living standards there as well as

threaten people in stagnant economies with worsening

poverty (Moreno et al., 2008). In this consequence,

cities are currently home to nearly half of the worlds

population and over the next 30 years most of the two-

billion-plus people increase in global population is

expected to occur in urban areas in the developing

world (Cohen, 2006). In Bangladesh population

explosion rate is too high. But land is very scarce in

respect of population growth. As a result, housing

provision for low income people is one of the difficulttasks in recent times. Again urbanisation rate is

increases day by day. People from rural areas to urban

areas come for searching livelihood.

2.1 Urbanization and population

Urbanization in developing countries can be explained

as the result of enormous population growth caused by

natural increase and rural to urban migration (United

Nations, 2011). Rural-Urban migration in developing

countries has been prompted by a variety of eventsnot so much the pull of city life in it, but often the push

of economic circumstances in the countryside, such as

debt, natural disasters, landlessness, lack of

employment opportunity (UN-HABITAT, 2001b). Rural

urban migration causes cities population growth in

Bangladesh. Thus the population distribution in this

country shows higher concentration of the migrant and

urban population in larger metropolitan areas than the

non-metropolitan cities.

At national levelRapid urbanization has become an acute problem for

the country. The rate of urbanization is estimated to be

5-6% for Bangladesh (REHAB, 2004). About 25% of the

people of Bangladesh is now living in urban areas and

34% will be living by 2015 (REHAB, 2004) and 50% by

2025 (Singha, 2001). The level of urbanization and

share of national urban population along with total

urban population for each of the six divisions reveals

that Dhaka Division overwhelmingly holds the highest

rank in all the census years both for level of

urbanization and share of national urban population

(Rouf and Jahan, 2009). On the other hand, the rank of

Sylhet Division was the lowest for both of the above-

mentioned cases. From 1961 to 1981 the level of

urbanization of the divisions of Dhaka, Chittagong and

Khulna remained above the national level. But in 1991Khulna dropped from the status with a narrow margin.

The rank of level of urbanization for all the Divisions

remained same for the census years of 1961 and 1991

with descending order as Dhaka, Chittagong, Khulna,

Rajshahi, Barisal and Sylhet Division. In 1974 Khulna

Division occupied the 2nd position and Chittagong

scored the 3rd position but in 1981 they interchanged

their positions.

At city level

Khulna is the third largest metropolitan city of

Bangladesh. It is situated below the tropic of cancer,

around intersection of latitude 22.490 north and

longitude 89.340east. The physical shape of Khulna city

is controlled by its geo-physical conditions. It is linear

shaped city extending from southeast to northeast

along the Bhairab-Rupsha River. Total area of the

Khulna city is 42.04 sq. km. According to BBS 2001,

total population of Khulna city is 1.44 million. The

population of the city is increasing with a growth rate

of 2.5 per cent (BBS, 2001). Gross population density of

the study area is very high and estimated to be about

18,000 persons per sq. km. (USAID, 1999). The average

household income per month is $69.29 (KDA, 2000).

Due to the macroeconomic impact of globalization, the

urbanization of the city has suddenly triggered up.

With the increasing rate of urbanization, the slum

population growth rate also increases within the city.

The absolute number of total slum population is

188442 (KCC, 2013), it is the 15% of the total

population.

2.2 Housing needs and supply in Bangladesh

Bangladesh is one of the densely populated nations in

the world. For this huge number of population, like

many other developing countries, Bangladesh faces an

acute shortage of affordable housing both in the urban

and rural areas. The housing shortage was estimated in

1991 to be 3.10 million units out of which 215 million

units in rural areas and 0.95 million units in urban

areas. Among the total population, about 34 million

people live in urban areas, which are about 24 % of the

total population (REHAB, 2004).

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Recently, urban area faces huge population growth all

over the country and the annual urban population

growth rate has reached about 3.5%. People of the

urban areas faces more housing problem than rural

area (REHAB, 2004). Due to poor economic condition,

the amount of slum population is increasing day by dayin urban areas. The absolute number of slum

population in Bangladesh is about 5.4 million and it

contains 35% of the total urban population. The annual

slum population growth rate is 7%. In urban areas, due

to increasing rate of urban population, the overall

number of vacant housing unit decreases day by day

(REHAB, 2004).

There is acute shortage of housing supply in all urban

areas and it is increasing with current demand of

600,000 to 800,000 units all over the country.

Particularly in Dhaka this demand is estimated to be

60,000 units of real estate apartments combined with

200,000 units of replacement plus backlogs (REHAB,

2004). In Bangladesh, housing units are provided by

different sectors such as public sector, private sector,

cooperatives etc. Among this public sector 7.1%,

private sector 93% and cooperatives 6%. So, private

sector is the dominating sector for providing housing

units in Bangladesh. Housing finance is one of the

major issues for providing adequate shelter for all.

Bangladesh House Build Finance Corporation (BHBFC)

is the key financial institutions to build housing. The

role of government in financing housing is to create

affordable housing for low income people.

2.3 City Level

In Khulna City Corporation Area, there were 150000

households according to the census of 1991. The

dwelling units in the same year were 106700. Thus,

there was a housing backlog of 8300 units. In 1998,

considering 3.3% annual rate of growth in population it

was estimated that there would be 144700 households

with 129300 dwelling units with a backlog of about

15000 units. Considering the similar trend in the

growth of households and associated have been

calculated for the year 2000, 2005, 2010, 2015 and

2020 considering 20% replacement of existing housing

units per year throughout the period (KDA, 1998). Thus

by the year 2020, Khulna City will require additional

292331 new units for housing. Khulna Development

Authority (KDA) and Housing Settlement Directorate

(HSD) are the two major actors in supplying the

planned housing in the form of sites and services. KDA

is the only public sector organization in the city, which

is still continuing its housing scheme. Housing delivery

system of Khulna city is dominated by private informal

sector, like other cities of Bangladesh. Public housing

sub-systems are providing housing units for the

government employees. The percentage of housing

delivery subsystem private, public, development

authorities, slum and squatters is 93.06, 1.50, 0.4 and4.50 (Islam, 1997). In Khulna city, there are around 45

employees housing such as housing three (3) stored,

peoples five (5) stored colony etc. Though these are

builds for the employers settlement, but recently it

used as social housing. From the field survey it has

been seen that around 23290 housing unit and 110772

people are settled this type of house.

2.4 Public Housing issues

Public housingis housing administered by federal, stateand local agencies to provide subsidized assistance for

low-income households. Now increasingly provided in a

variety of settings and formats, originally public

housing consisted primarily of one or more

concentrated blocks of low-rise or high-rise apartment

buildings. These complexes are operated by state and

local housing authorities.

Concentrated poverty

Concentrated poverty from public housing units has

effects on the economy of the surrounding area,

competing for space with middle class housing (Husock

2003). Because of social pathologies incubated by

public housing, Husock (2003) states that unit prices in

surrounding buildings fall, reducing city revenue from

property taxes to locate them in the area.

Health and safety

Public housing units themselves offer very few

amenities to occupants, providing the minimum

necessary accommodations for living (Schill 1993). But

poor people in developing countries cannot afford a

living place. So they are seriously deprived from their

health and safety issues. Public housing can solve the

problem of lower and middle income people.

Environmental improvement

Lower income people cannot afford a better living

place for them. They are usually the slum dwellers.

Urban slums are in worse condition especially in

developing countries like Bangladesh. Public housing

can play a huge role for preparing sustainable

environment in those issues.

Social integration

Public housing plays an important role for building

social integration among the community people. Many

people blame low income residents of public housing

for all the problems facing public housing. There are


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some bad tenants in public housing. The problems lie in

four areas:

o inadequate funding,

o bad physical conditions and location of the

housing units,

o

the history of local misadministration of the

public housing program

o Powerlessness and alienation of public

housing residents.


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Understanding the site

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3.1 Introduction to the site

Khulna is an industrial city of Bangladesh. Like many others industrial city of Bangladesh, government built a number

of employees housing, following the concept of mass housing in Khulna city between 1950 and 1970. But after the

collapse of industrial sector in the late 1980s, these houses were gradually occupied by low income people who did

not have the affordability to rent in the formal housing market. Gradually these employees mass housing turned intohousing for the poor. Public authorities were well aware of the occupancy but it never discouraged such illegal

habitation as the government could not afford to provide any alternative housing support to the poor. In fact this is

the common situation as far as mass housing sites are concerned throughout Khulna city.

Peoples five storied colony, the site for this study, is a former employees housing which is abounded by employees

but occupied by the low income people. This housing site matches most of the criteria of mass housing site because

it was built by publicly funded, here the people are living is lower and lower middle income group, buildings are

multistory and in parallel rows, far from the main city center about 6 km.

Map 3.1: Layout map of the site

Mills Corporation (BJMC), was responsible for constructing this colony of 17.06 acres land, two four storied, two

three stored and Ten semi pucca building for the workers of peoples jute mill. At present this buildings are

abandoned because of dilapidate condition and no one live in this buildings. Peoples five stored housing site is

developed with the help of Saudi donation; former president of Peoples Republic of Bangladesh built this housing

site as low cost housing for jute mill workers. But after the collapse of jute industries, this area loses its functional

and economic value. People of this colony live with high population density. There is no adequate space for cooking,

bathing etc. Recently this colony lost its urban vitality of the adjacent residential area that means the more livable

environment are absent here due to shut down of industries.


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3.2 Location of the Study Area

The site is situated within the juridiction of khulna city corporation. Because of the collaspe of industry this area has

lost its efficiency and at present this area knon as dead area because of lower economic estimulation.

Map 3.2: Location of the site


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3.3 Site and surroundings

Peoples five stored colony is situated at Khalishpur in Khulna city. It refers to the area which is about six kilometers

away from CBD and beside the BIDC road. The area is located in the south-east part of the Khulna city. This area was

established in 1950s and located in ward no 11 of Khulna city corporation.

Existing facilities around the study site

In the radius of 500-700 meter a big bazar named Chitraly Bazar, four schools on which three of them named as

Peoples primary school, Power house primary school, Crescent primary school on the north and Platinum primary

school on the east and on the southern part Noabati Hazi soriotulla Primary school is found. Two (2) Bus stand and

one (1) baby taxi stand is also found here. Beside the peoples five stored colony, a planned residential area is

developed there.

Figure 3.1: Existing facilities around site

Most of the people in this area work at different industrial sector. Industry was the key employment sector in this

area, but in recent years industrial sector faces various challenges due to improper management. Thats why many

industries are closed here. Peoples of this area search other option for their employment. Bangladesh government

takes some initiatives to revitalize of this sector. A proper revitalization program can change the economy of the

whole country significantly.


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3.4 Key feature of the existing site

Figure 3.2: City settings with respect to site

The area is 17.06 acres and total population is about 2700.There are eight five stored building where people are

living, two four stored building, two three stored building and ten semi pucca building There are two mosques, two

eidgah and a madrasah. One playground is situated in mid position of the site. This site is totally residential area and

has ten grocery shops. There is a club where they organize small program.


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3.5 Revitalization issues

Gradual Decay of the Site

There was a dramatic change can be notice in the form of this site. First according to the plan the number of

whole building were not built. Second, after the flood of 1988 people occupy this housing illegally. And third the

collapse of the industrial sector after the decade of 90s of this area.

Figure 3.3: Morphological change of the site

According to the group discussion with the people of this area, at first time the area was not as crowded as at

present. No one can tell the actual size and there were no data, but then bachelors were large number.

After the collapse of industrial sector some people goes to home their district and a small number of outside

lower income people come to this colony and continue to stay. Day by day most of the bachelors turn into

family and a few years ago some industry started again and the rest of the worker come back to this colony.

Day by day the number of people is increasing but housing space is decreasing because some buildings become

abandoned because of proper management and maintenances. And thus the slum area started to build in this

area and become overcrowded that destroy the living environment and creates many problems which do not

permit healthy residential environment.

By this way the open space inside the residential building is blockage by slum.


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3.6 Visual Identification

Figure 3.4: Aerial image, taken from Google earth

Visuals of the site

Figure 3.5: The building pattern is main multi story row housing dilapidated condition of building

Figure 3.6: Dilapidated condition of buildings and there is no scheme for maintenance


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Figure 3.7: Abandoned building

Figure 3.8: Built illegal slum in open space and very dark condition inside corridor

Figure 3.9: Narrow streets inside the community

Figure 3.10: Waste disposal in open space and open drain


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Figure 3.11: Cooking place

Figure 3.12: Unhygienic environment and very unsanitary latrine


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Figure 3.13: An analytical overview of existing spatial features of the site

3.7 Key Social and economic characters of the

site

The poor people of' the third world cities get poor or

less urban facilities and exhibit similar socio-economic

characteristics. The low level of per capita income

cause low standard of living combing with low level ofurban facilities, unhygienic environmental condition, ill

health, illiteracy, high child and maternal mortality

rate, malnutrition and hard core poverty. In any

research, it is very important to assess the findings are

discussed and analyzed. The demographic conditions of

the residents are discussed below.

Age sex structure

Twenty percent of the total households of the study

area were taken as the sample size and the total

population comes to 427 for the study. According to

the Table 2.5.1, the percentage of younger age

population (age group 11-45) for female and (age

group 11-45) for male is higher. Within the study area

these age population were found in an

Figure 3.14: Age-sex Pyramid of the study area.


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The over aged population (aged 60+) is quite scarce.

There are 48.6% people in the age group 21-45 who

possess working capability. Within this group mainly

the male earn money (where family head is male) and

the female used to do the family work. In the above

figure, it is clearly observed that the ratio of male and

female are almost same. But highest concentration of

the population is that, female people are less enrolled

in economic or earning activities. And the age group (0-

15) and up to 50 they are considered to be non-

working population. The presences of these non-

working populations age group might have made the

poverty situation more vulnerable. The data here

suggests that a large portion of the population is either

children or youth (30 %) or elderly (20 %) meaning that

to make this site vibrant and livable it should be

friendly for children and elderly. At the same time

female contributes all most half of the population and

therefore, women friendly space is also crucial.

Income distribution

The main occupation is that they are jute industrial

workers. Beside Various kinds of small and medium

business, private job, govt. job etc. is done by the

people of this study area.

Figure 3.15: Occupation pattern of the site

Figure 3.16: Monthly income of the earning member

Beside some people continues secondary occupations

like tempo driving, rickshaw pulling, shop keeping, jute

bag making and selling, jute bag making etc. that are

very small in number. In this study site, percentage of

earning and dependable member 71.23 and 28.77

respectively. In this area they do not give any house

rent. Only Yearly 3 dollar have to give to city

corporation tax.

Educational status

Economic development is not possible without

education. Unskilled workers, even working for long

hours, have low per hour income. Illiterate and

untrained person cannot be expected to operate and

maintain complex machinery. To the extent education

is an investment, it directly increases productivity. In

this area about 20% people totally uneducated and

only 5% people have higher education. At present the

most of the student goes to school, but not get proper

education because of the shortage of well educational

institutions as well as facilities.

Figure 3.17: Educational status of the site.

Family size

In Bangladesh, the average household size is 5.7 and

for the urban areas as a whole it is 5.9 (BBS, 1991). The

average household size of the Khulna city corporation

(KCC) area is 5.6 (municipal services project, draft final

feasibility report, volume-I, October 1995). Average

household size in this area is high than they occupy

housing space. Most of the family lives in one room of180sq.ft which is very insufficient for a family. The

same room they used to kitchen as well as bed room

and there is not additional open space even balcony.


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Figure 3.18: Family size of the study site

During Occupying this housing bachelors are large in

number. And day by day the existing houses become

family house.

Figure 3.19: Changing pattern of families over time

When they occupy the site, their family size was small or they

were bachelor. Over time they all get married and their family

size increases. This creates a huge problem, because their flat size

is too small the flat is very inadequate for additional family

members. This is one of the major reason that why whole scale

regeneration is required.

Figure 3.20: Religious status of the site

Here most of the people are Muslim. Ethnic group is

only Hindu religious and they are very small in number.

Figure: Origin status of residents of the site

Most of the people here are migrated from various

districts among them Gopalgang, Barisal, Faridpur are

the prominent district.

Figure 3.21: Duration of living in the site

Here, only 30% people staying from 1988 and rest of

the people come here after 1995 when industries fall

into bad position.

Social Problem

Social problem is an unexpected situation which

hinders to lead normal life in a society and which

is a multidimensional problem.

In our study area the main social problems are

over population, poverty, unemployment, crime,

juvenile delinquency, corruption, lack of nutrition,beggary and vagabond problem, dowry and

women repression, lack of proper distribution of

wealth, mental illness, mentally disability problem,

lack of security, drug addition, lack of sound

health, etc.

In our society, slum is the main source of drug. The

young people of this residential area also

becoming drug addicted and do various

corruption.

13.7%15.7%23.5%

16.7%

30.4%

0.0

10.0

20.0

30.0

40.0

less than 56-10 11-15 16-20Up to 21(%)ofHouseholds

Duration of this Housing (Year)


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Another problem in the slum area is increased

population engaged in crime. The political leaders

use this population for their own benefit.

Human resource: In this housing area most of

people do not well educated and the new

generation is getting educated in formal way but

their performance is not good.

Natural Resources: The housing area is situated in

the industrial area and there are no natural

resources.

Capital resources: Basic categories of capital

resources include tools, equipment, buildings, and

machinery is absence in the households of this

housing site. Building is a capital to the households

but not capital resources to households.

Main advantages

This residential area is public housing and there is no

rent which is the main reason to stay there. Generally

the poor people no not afford the cost for well housing

and stay here without providing any rent.

Figure 3.22: Advantages of living in this area

Main Disadvantages: Resident Perspective

The buildings of this residential area were both for

bachelor and family. But now this area is mainly

occupied by family. That is the main reason of over

populated; beside slum is build up in the open space of

this residential area. So, various problems are arising in

this housing area.

Figure 3.23: Disadvantages of living in this area


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3.8 Dimensions considered for site analysis


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Revitalisation Proposal

BD-KHU-679


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4.1 Revitalization of mass housing: Peoples five storied housing

Revitalizing urban mass housing community is a rare term in developing country like Bangladesh. In developing

countries most of the housing facilities is not provide in planned way. A planned and well-designed house provides a

favorable environment for human resource development. There is an acute housing crisis of the urban areas in the

country due to high population density (Ashraf, 2009). Mass housing concept can be a vital solution in urban areas to

provide adequate housing for poor. Khalishpur industrial area has lost its urban vitality and revitalization would be asolution to bring back life of the community. Thats why it requires immediate revitalizing program.

Aim of the project

The aim of this project is to revitalize the mass housing

site: Housing 5 story in a way so that it can improve

social and economic lives and offer affordable as well

as healthy living environment to the low income

people

Objectives

Based on the aim of this project, this study tries to

develop some specific objective. These are:

o To improve housing conditions of the site

through new and affordable housing that meets

o The space requirements of the growing number

of population in the site and in Khulna city.

o To offer supporting commercial, community and

recreation spaces which can contribute to the

enhancement of social and economic life of the

inhabitant

o To provide uses that can ensure environmentally

sustainable environment and respond to the

micro climatic hot and humid conditions ofKhulna city

o To deliver the implemented plan in a way so that

it can be cost effective and ensure affordable

solution of the low income people of the site and

Khulna city.

Figure 4.1: A conceptual sketch of the site


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4.2 Design Rationale

Design Consideration Rationale

Multistory approach In mass housing sites, open space is very scarce and

value of the property is so high that cant afford the

resident. To save the valuable land and

accommodate a large number of family, multistoryapproach is most suitable than single story building.

The other advantage is, it can help to create some

open space for creating green environment and

recreation.

Two pattern of

housing

In mass housing, financing is a major concern to

implement such proposal. To recover some cost and

add variety, there propose two pattern of building.

One type is for commercial flat sell and another

type is subsidized housing for poor.

Total 600 low cost

flats are proposed

The existing number of family in this site is 600. To

accommodate all of them, 15 low cost building will

be constructed. Each building will be 5 storied an

each floor comprised of 8 units. Flat size will be 75

sq. m. The cost of each unit will be $10000. Each

family will get 4 0% gross subsidy on flat

construction cost

96 flats for

commercial sell

96 commercial flat is created for cost recovery of

subsidy. Four buildings will be constructed and each

building will be 6 storied. Each floor comprised of

four units and floor size will be 100 sq. m. and 110sq. m. Selling price will be $42000 and $45000

respectively

Market cum Mosque Mosque is religious institution and sensitive feature.

But the existing location of mosque is very

commercial hot zone. So market-cum mosque

created to meet the both aspects. Mosque and

market will be the meeting place for residents and

helps increase interaction between community

people.

Lake In summer, Khulna experienced a hot temperature

and hard feature emit extra heat energy. To absorb

this heat energy and provide cool environment, a

water body is proposed. It also provides a cool

walking environment for residents of this locality.

Landscaping Landscaping is proposed for bring variety and

aesthetics and make community more legible to

residents and others.


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Community park and

play area

To provide a good recreational facility and

community sense and pass leisure time, community

park and play area is proposed.

School To provide school facility to children within 5

minutes walking distance.

Community center

A community center is proposed to provide a space

for wide variety of events and cultural programs.

Natural barrier

between different

land uses

Natural barrier provided between different landuses

to create eco-friendly environment

Parking space Parking place is provided to park some non-

motorized and light motorized vehicle inside the

community.

4.3 Site specific planning and design guidelines

The site specific planning and design guidelines provide

the detail plan and design of the locality. This will

discuss in bellow.

Street network

The present street network provides a minimal

advantage to the residents. No place for walking,

cycling is here. The road pattern is good but the

maintenance is bad. The streets are well connected but

proposals are made to enhance the intersection nodes

and keep the nodes visually clear from a certain

distance like 50m. New streets are proposed in the site

as the internal and external streets and roads are well

connected. Streets are proposed to be developed and

sign mark should be place in every single node and

public place. Dead end is not allowed in this proposed

design.

Street types and pattern

The internal streets are connected directly to the

adjacent roads, in case of several entrances, making

the study site more permeable. The permeability issue

was the high priority to street design. Street life is been

introduced by planning benches beside the internal

roads in the study site. The surface of the streets will

be made of coarse concrete which will run off rain

water and a small crown will be provided to the streets

to run off water easily to the drains. The street pattern

does not support the violation of present set back rule

of constructing buildings in City Corporation area,

Khulna; hence keeping similar to the detail area andmaster plan of Khulna Development Authority (KDA)

the setback rules will be implemented in the study site

as well.

Creating green community

One of the concerning issue to revitalize the study site

was how the site will be compromised with the existing

needs and environment. The utilization of land for

urban forestry and green development is scares and

hence the roof tops of the buildings have been taken

into consideration for urban forestry, in small scale.The roof tops can be used as small flower garden based


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on flower bed, some small fruits garden etc. where

some benches can be set up for elderly people as well

as for the women to sit and enjoy the surroundings not

going out of the home.

Figure 4.2: Provide canopy and intermediate tree to create green

feelings

Road side planting in this respect will help a lot. Streets

will be supported by small intermediate trees as well as

bush like vegetation. This will ensure the soft scape,

the earth, to give a scene of reality not only trash of

concrete. The urban forestry in park will ensure the

shadow and the fruits trees can be shared by the

community for greater benefits. The evergreen trees

can be used as a source of timber in many respect used

by the community which will lessen various cost.

Supporting uses

Successful communities require a full range of local

services and facilities, including commercial,

residential, educational, health, spiritual and civic uses.

These need to be conveniently sited and connected to

residential areas by safe and comfortable routes. The

study site is well connected to surroundings and the

various services and facilities are proposed to enhance

the present condition of the site. Community center,

Children Park, road side vegetation is proposed in this

respect.

The main reason behind mixing the uses is to

o Make more convenient access to facilities

o Make a greater opportunities for social

interaction

o Visual stimulate and delight of different buildings

within close proximity

o

Make greater feeling of safety, with eyes onstreets

o Ensure greater energy efficiency and

o more efficient use of space and buildings

o Give priority to consumer choice of lifestyle,

location and building type

Density, facilities and formsThe density profile of the study site is well above the

limit. The open space is used for residential purposes

where the urban utilities are insufficient to the need.

The formation of low and high dense area beside and

inside the study site is balanced in terms of population

accommodation. The plan propose 15 new 5 stored

building to be built with maximum utilities provision

reducing the dense formation between the buildings

open space and ensure a quality life.

Energy and resource efficiencyDepending on the site characteristics, the energy and

resource efficiency has been integrated with the new

proposal. To design a sustainable housing scheme solar

access, rain water, ground (surface) and wind have

been considered properly. New building is proposed in

most of the south faces as they have sufficient solar

access in the winter while in the summer the backside

window and front yard will stay in shade of some

canopy and intermediate trees. The internal resource

like land is been proposed to use as green harvesting

for fruits, in communal sharing. The building design andpark as well as community center are designed with a

view to achieving a minimum 60% of solar access in all

time in winter and 50% in shade in summer in different

time of the day.

Figure 4.3 : South faces building plan to best utilize the sunlight

and wind.

Rain water harvesting is proposed for the inhabitants in

the roof tops personally to ensure less use of

underground water. A central overhead tank should be

established by the Khulna WASA to supply drinking

water to the inhabitants in summer especially. A run-

off from the roads to the adjacent soft scape is

preferred for the passive irrigation of road side plants


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and landscape features. The wind direction is north-

south in the study site and new services and facilities

are proposed so that the flow of wind smoothly covers

all the buildings especially in the community park.

Future development is restricted as per land use

regulations and construction act in the area so thatmore than five stored building would not be allowed to

be built in the area and consider the topography, land

scape, road pattern, solar access, wind, water, waste

and earth.

Landscape

Landscaping the surroundings will be a vital task for the

design team to give more aesthetics and ensure a vital

urban form inside and outside of the study site.

Landscaping features include some intermediate trees,

soft-scape covered with grass etc. Land scape andlandscaping goes together in the design process of the

mass housing site. The public realm is considered

mostly. Proper vegetation cover in park and in front of

community center is optimized. Grass decoration, small

stone chips beside the streets make the hard scape and

soft scape stay side by side enhancing visual beauty

and public space reducing monolithic observation.

Figure 4.4: A portion of landscaping of the site

Landmarks, focal point

A proper signature point is essential inside as well as

outside of a residential area to mark the area in

distinct. Existing landmarks like Manoshi Building,Muktijoddha Songsodh, and play field are vital in this

case. New landmarks will be the lake, identical

mosque, different building layout and community

center.

The walk able neighbourhood

The adjacent area of the study site has a great impact

on the site both in economic and social issues. The

major public transport points are situated in 100-250m

distance from the residents. So new nodes have not

been proposed and functionality of the transportationlink is good enough to support the residents. The

proposed community facilities are about 50-100m in

distance to cover up all the residents to have equal

share distance of the new facilities. Also the existing

facilities and services are being proposed to develop

for greater community involvement and economic

stimulation. People should be able to walk in 2-3minutes (250 meters) to the post box or telephone box.

The newsagents should be within 5 minutes (400

meters). There are local shops, the bus stop, the health

center and a primary school within a walking distance

of 10 minutes (800 meters).

Figure 4.5: Walkways are provide along playground, lake and

community park.

Parking facilities

Parking provision is one of the important design

considerations in this proposed design. Beside the

luxurious plot and commercial area, parking space is

created because this area is used mainly for

commercial place. People are come there and park

their vehicles in this parking space. Beside these for

low income people, there is another parking space.

Where they can park there light vehicle. Cycle parking

is as important, but often overlooked. As well as

designated parking near to popular destinations

thought should be given to where people will leave

their bike when they get home.

Entry-exit Mapping

The movement framework provides the provisions for

moving around with safety and care. The study site

represents a good movement corridor and street

pattern connecting with the adjacent various land uses

and facilities. The streets are made, as per proposal 15

ft. convenient for moving easily inside the site. The

entrance and exist points are kept same but a sense of

free movement has been imposed to clear all the

obstacles from the gates. Separate entry gates are


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proposed to each residential footprint as the residents

can easily get access of main road.

Utility services

Utility services provision gives a basic question about

developing as area. First of all the main questions ariseabout How, Who, What type, for Whom and from

Whom the utility services will come to the

community. The basic proposal is the electricity, water

line, sewerage, telephone line (in extensive case)

should be provided to the community. The electricity

line will be provided above the ground using non-

electrified wiring system about 20 ft. high from the

ground with round electric pole. 11KV/33KV electric

line will be given as main line to the community, as per

need. Other services and facilities will be taken

underground and the works should be done before

starting of street preparation and landscaping. Solid

waste management is another utility for thecommunity to ensure environmental safety and

development. Solid wastes should be kept in household

levels and city corporation van will collect the wastages

every day at two times and the total maintenance will

be ensured by city corporation and community club

personally and jointly.

Land use

Land use has an important role to play in streetscape.

The provision of creative street frontage and variousstreet activities such as shop fronts, cafes house at

street level and human scale should be encourage in

association with a view to adding life and vitality to the

city. The total area is about 17.06 acres. In the study

area, people are not getting the different land use

advantage. But in proposed design, mixing of land uses

is proposed.

The percentage of different land use shown in charts:

Figure: 4.6: Proposed landuse

Drainage System

Due to rapid urbanization and increasing human

settlements urban area faced different types ofproblems. In the study area, the drains are insufficient.

Encroachment on the drainage path, inadequate drain

sections, absence of outlets, indefinite drainage

outlets, lack of proper maintenance of the existing

drainage system and disposal of solid wastes into

drains or drainage paths contribute to the backlog of

drainage and water logging problems. Proper drainage

system to flow out the rain water is proposed to drain

out the excessive rain water to the main drainage

system with a width of 4 ft. wide internal drains. As

proper drainage system is very much necessary for

good residential environment. Permanent drainage

lines are proposed to provide by the developers at one

side of the network.

Building from and coverage

In the study area, maximum buildings do not maintain

the building form, and setback. Therefore proposed

building from and setback of building construction

rules, 1996 should be maintained for a plot. At present

maximum building of the study area is bulky.

Therefore, it is creating problem visually and physically.

Maximum building of the study area do not follow the

setback of the building construction Rules, 1996.

Open space

There should be open space at the landward side to

create a sense of entry. There also should be open

space links to the waterfront at periodic intervals to

create a good level of visual and physical permeability.

Open space should be arranged in a diverse pattern of

shapes. Where appropriate, a few larger open spaces

could be considered for public gatherings or hosting

cultural and social events. Total 30% (fig: 4.6) open

30%

30%

20%

10%5% 3% 2%

Proposed landuse

Building construction

Open space

Road

Water body

Commercial

Institutional

Others


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space is proposed including Community Park,

playground, football field etc.

Design for promoting socially integrated

community

In this proposed design, integrate some elements thatcan integrate community socially. Such as Common

play field, childrens corner, lake where can gather to

pass their leisure time, mosque, community space,

work space for women, community organization,

separate organization for wom en and youth, etc.

Figure 4.7: A conceptual 3D of the site implementation Guidelines


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4.4 Justification for whole regeneration

Half of the total site is already abundant:

Half of total site is already declared abundant and now

no one stays there due to expiration of building lifeperiod.

Vulnerable condition of active building

The existing condition of active building is very

vulnerable. The existing buildings are pass already pass

more than 35 years. Due to poor management and

maintenance the existing buildings are already loose

the longevity. The existing buildings have no concrete

skeleton and construction quality is also very poor. It

assumes that the existing buildings area used

maximum 10 years.

Lack of open space

There has acute shortage of open space and open

space is only narrow streets. But is most cases the

streets are also used for different purposes. So, to

create a sustainable neighborhood, the complete

regeneration is the only alternative in here. On the

other hand the density of the area is so high, which so

far from any standard.

Acute pollution of environmentThe environmental condition is also so vulnerable.

There is no drainage network, waste management

system, septic tank, and no open space. The latter

picture is more dangerous, that the building has no

septic tanks and the human waste fall down directly on

open space and finally goes to drain, that pollutes the

water highly.

Over density of population

The density of population is high as per acre 700

person, which so high in any standard.

Tiny size of flat

The existing size of flat is so small and the size is only

150 sq. ft. This is so small for any standard of living.

According to World Health Organization, the minimum

requirement of floor space is 11 sq. m for two persons.

According to European Union, above 18 years, a person

needs individual room. But in this locality, most of the

residents are live in such one room flat which is very

unhealthy and gender irresponsive.

Changing family structure

The main reason behind whole regeneration is

changing family structure. When they occupied the

site, most of them were unmarried. Among the 520

flats, 400 flats in 4 bachelor building 120 flats in 4

family building.

The bachelor building is built basically for bachelor,

where each building accommodates 400 workers in

100 rooms. This building has common dining room and

TV rooms and row Bath room and toilet. When they

illegally acquire the site, the each bachelor occupied a

single room for his own. This time this was adequate

for him, but after times they get married and now all

they have childrens. Their present average family size

is 4.8 and till present they live in the one room flat with

family and the size of the flat is only 150 sq. ft. So, howvulnerable the condition is. The room is for four

workers, but not enough for a two member family.

Because the structure is bachelor type and there has

no separate toilets and bathrooms. 10 separate family

use a bathroom block men and women both, which is

so gender irresponsive. Otherwise they have also no

kitchen. The use extra space of bathroom and toilet for

kitchen, which is very unhealthy and unhygienic.


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5Financing and Implementation

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5.0 Financial feasibility

Housing finance is a critical factor in the housing

delivery framework. It is the engine that drives the

housing sector and generally refers to the money

required for the development of housing units,

provision of housing infrastructure and purchase oracquisition of housing units. Accessibility to large pools

of long term funds at cheap rates is imperative for

mass housing development, but it is impossible to

mobilize such funds in the absence of a well-developed

and efficient housing finance system. The Housing

finance mechanism must address the issues of

affordability of households, accessibility and viability

for financial institutions and developers. In addition,

there must be enforceable property rights, effective

registration and titling system, adequate foreclosure

law, diversified funding including mortgage securities,credit information system, strong prudential

regulations, level playing field among lenders, and

sound risk management practices.

Financing any project, in Bangladesh is a lengthy and

complex process. Without political lobbing any plan

approval is so tuff in context of third-world country,

self-help financing is most suitable process. Here the

total project will be implementing on self-help basis.

The community will finance to build their own house.

In world content financing issue may easy or rapid, but

in developing country, especially financing is a very

complex and time consuming process. If we wait for

govt. finance, then we have to wait for long period.

During this time the cost will rise for inflation and

community may disappoint. So here self-help financing

is better. Here also expect to get some donation from

different donors. Blending finance from all organization

has done here. Community people also participate by

different efforts such as labor in construction work to

save cost.

5.1 Cost of the project

The cost of the total project will be $97.5 M. Cost of

different section is represented in figure.

Figure 5.1: The cost of different section

5.2 Cost recovery processIt will be a self-financing project and will implement

without any major external funding. Selling commercial

flats and spaces, a major portion of total cost will

recover. City authority, donor agency and corporate

house will finance in implementing some parts. Rest of

the money will comes from residents of the mass

housing locality. The resident of mass housing locality

will pay the total money of their share in instalment by

within 5 year plan period and in some cases this time

may extended. If time extended, some interest may be

added on their flat price. The money collection willhave done by community organization.

0

10

20

30

40

50

60

Marketconstruction

Commercialplot

Landscaping

Demolishing

Masshousingbu

ilding

Servicefacility

O

thers

Communitycentre

Implementation cost ($Million)

Series1


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Figure 5.1: Cost recovery plan

The residents of mass housing locality will get 40% (fig :

5.1) gross subsidy of their flat price. So they only have

to pay $ 6000 for a 75 sq. m flat.

5.4 Implementation

5.4 1 Institutional mechanism for implementation

Funding organisation will be; Residents of the locality,

city authority, donor agency, corporate house, local

NGOs and a major portion of cost will recover from

commercial flat and space selling. Implementing

organisation will be city authority, community

organization, local NGOs. In implementing period, city

authority will be the main managing authority and after

implementation, whole responsibility will transfer tocommunity organization.

5.4.2 Phasing of the plan

Phase I- Year 1- Development of north-western block.

Market, Mosque, commercial flats will constructed in

this phase and 15% of the total plan will implement in

this phase. The plan period of this phase will be 1 year.

This part is commercial and accumulates a major

portion of finance from this phase and this money will

be the initial fund for low cost flat construction.

Community organization will be formed in this period

and they started to save their money through

instalment.

Figure 5.2: Phase I, 15% of plan will implement in this phase

Phase II- Year 2 and 3- Development of north and

eastern block including mass housing building. Total

45% of the plan will implement in this time period.

Figure 5.3: Phase II, 45% of total plan will implement in this phase

Phase III -Year 4 and 5- Transferring the existing

dwellers from south-western bock to newly

constructed building and then develop this this block.

Total 40 % of total plan will implement in this phase.

Community centre, school and working space for

women will be constructed in this phase.

Figure 5.4: Phase III, total 40 of the plan will implement in this

phase

21%

15%

2%

1%

1%

59%

1%

Cost recovery plan

Market space sell

Commercial plot sell

Recycled building materialCity authority

Donor

Residents of mass housing locality

Others


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6Ownership, Maintenance and Policy

Implications

BD-KHU-679


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6.1 Ownership

Several ownership patterns are practiced in developing

countries like Bangladesh. Legal, De facto and

perceived, community ownership pattern are common

among them. Property law and convincing are the

major problems in legal ownership pattern. Property

divisions, joint liabilities and maintenance of the

property should not concern in de facto ownership

pattern. In perceived ownership pattern, people are

not concern about the community (Rahaman, 2011).

But community ownership pattern can fulfill the above

demand of the community people. So community

ownership pattern are more favorable for public

housing as it prevents selling out problem. For this

suitability community ownership is proposed for this

locality. They can own and use his property without

any disturbance, but cant sell to others. But informal

selling or transfer of flat to others is remains unsolved

in community ownership pattern. To minimise this

backlog, community organization have to be more

strong and active and they have liability to city

authority. If one wants to move other place or migrate

to others, then he has to inform in community

organization and community organization will take the

responsibility of selling, and determine the selling

price. A mechanism of selling price may be;

Selling price: Buying amount + total inflation thisperiod-total depreciation

o Buying amount is the amount that he paid in the

time of bought

o Inflation will be the: (buying amount total

percent of inflation between buying and selling

time) 100

o Depreciation includes years passes, expected

sustainability, condition of building etc.

6.2 Maintenance

Maintenance is the last issue to be implemented for

any kind of plan. After the implementation of a

successful projected plan, it becomes a major concern,

who is going to maintain the facilities and services? As

per rule the responsible authorities will be responsible

for their services and facilities to maintain and in a

smaller scale the community will ensure the

maintenance of the services and will bare all the

expenses. In this locality community organization will

be the main maintenance authority. They generate

own fund and cost will provided from this fund. City

authority will be the maintaining organization for utility

services.

Raising maintenance fund

Open a fund named community maintenance fund.After implementation and transfer to owner, the main

problem will arise about maintenance. As it is a mass

housing site and a buildings contains 48 units, no one

take the responsibility of maintenance. Otherwise,

their economic condition is not better. When any

maintenance required, this time they would not

manage the money. So address this problem,

recommend a maintenance fund. When any

maintenance required, they can lend money from this

fund. Community organization will also take the

responsibility for common maintenance such asoutside paintings or others, and it can be done from

maintenance fund. This maintenance system can be

done in other forms, where residents of any building

pay 30 % of total cost and city authority will provide

rest of the cost.

The maintenance policy for various utility services

includes

Take care of the road side trees

Look after the amenities given in the park for the

children

Proper use of any facility box or drainage system

Do not fill the drains with solid waste

Make sure that the grass on the open space

remains in control

Ensuring public space more clean

Confirming communal benefits as a whole

If anything goes wrong, fix it immediately

Clean solid wastes every day and help the city

corporation

Take care of the buildings and street furniture

etc.

6.3 Policy and concepts

Accommodate all, no one are evicted

Eviction or relocation may arise instability among

society and could break down their livelihood pattern.

So here accommodate all the families of the locality

and no one will be evicted or relocated.


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Provide affordable and adequate housing to all

Ensures adequate housing for all within their

affordability and provide them 42% subsidy on price of

flat, so that all can afford the money. Subsidy will

provide by sharing value of land and introducing mixed

uses. Total plan is developed based on their socio-

economic condition, such as family size, income,

affordability, total housing unit required etc.

Propose a sustainable financing method and a little

dependency of external financing

Financing is major issue on public housing. To address

his problem, this plan will implement on basis of self-

help financing system. Community people will finance

(around 60%) for their own house and rest of money

will collects from value sharing of land and selling

commercial space.

Introduce a sustainable ownership pattern

Community ownership will provided here and owner

only can own his flat but not sell to others. But,

informal selling or transfer is major issues that are

remaining unsolved in community ownership. To

address this, here propose that, this type of transfer

will conducted by community organization and

community organization will determine transfer price.

A mechanism for transfer price could be;

Buying price

Buying amount + total inflation this period-total

depreciation

o Buying amount is the amount that he paid in

the time of bought

o Inflation will be the: (buying amount total

percent of inflation between buying and

selling time) 100

o Depreciation include, years passes, duration

of sustain, condition of building etc.

Promote an eco-friendly city

Introduce design to make an eco-friendly community.

This design layout will provide good community

feelings to its residents and helps them more healthy

and productive. Availability of wind and sunlight will

consider for that will saves valuable energy.

Develop a total livelihood system

Soft aspects of a community are also considered in this

plan. Issues of sustainability and enablement is

addressed here by promoting women empowerment,

making work spaces for women, provide community

people with skill development training, introducing

mixed uses and suggesting policies that can create new

jobs and employment opportunities. To ensure

sustainability, first employment should be ensured.

Broader policy, that can apply in city scale such as,

regeneration of existing jute industry, introducing agro

base industry, renovate small and cottage industry,

engage women in stream of economy, develop service

and IT base industry etc are proposed to create new

jobs as well as stimulate economy. Women in thus

locality are very

Socially integrate the community and make them

their own manager and regulator

Introduce hard and soft aspects in this design that will

help community integrate socially. Such as hard aspect

including community spaces, playground, community

center, mosque etc. Community organization will act as

platform for all to participate in any aspects of

community. Separate organization for women also

proposed that will help to empower women socially

and economically.

Make a community capable to do something without

major external assistance

This scheme wills capable community people to do

something without any major external assistance.

These will also strengths the community power.

Engage women mainstream of the economy

The most of the women in this locality are housewife.They have no job without cooking. Most of them want


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to add some income to her family, but the scope is very

limited. The existing area is very gender irresponsive

and this social and physical structure, the scope is very

limited to do something for women. In social survey, it

is found that most the women have different skills and

they all want to do something as their skill support to

add some money to their family. To do this they need

some support such as training for skill development,

credit support for initiating small business, Handicraft,

sewing, Karcupi works, Lock machine, walmat making

etc. During discussion with different NGO, who are

work for women and for poor people, they share with

us their experience of empowering women. They are

also willing to work for women in this locality by

providing technical assistance and skill developing

training as well as proving financial support. In

proposed design a space in our proposed for women, in

where they run their small business and create

employment for other women. NGOs also help built up

marketing mechanism or total value chain marketing

for their produced goods to maximize their profit. To

do this many NGOs are willing to help the women of

the locality to provide skill building training. Economic

Report Khulna

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