World Review of Business Research
Vol. 2. No. 3. May 2012. Pp. 78 – 99
Low Income Housing in Dhaka City- Vasantek Rehabilitation
Project as a Case
Jasmin Ara Begum1 and Imran Ebne Amin2
The mega-city Dhaka, the seventh largest populous city in the world, with a
population of 12.8 million (Bangladesh Bureau of Statistics) in 2008 and
projected population of 25 million in 2025 is growing at a faster rate (4.2%
per year). According to an estimate around 35% of the Dhaka city population
live in slums and squatters due to low-income migrant people from rural
areas in search of job and urban amenities. Along with the population
growth, the demand on housing and related facilities of these migrant and
city population is growing at an alarming rate. The worsening urban housing
situation, especially for low income group, is caused by rapid population
growth, shortage of urban land, poor economy, poverty level of low income
group, housing policy and climatic factors. To meet the demand the
Bangladesh government already took decision to build a large number of
housing projects for low-income and lower-middle income group people in
Purbachal, Mirpur, and Jilimili including a number of slum rehabilitation
projects.The paper examines the housing situation for low income group in
Dhaka from desk top research and actual field survey. A studio project was
th
nd
designed and conducted by the authors for the 4 year 2 semester
students to develop housing options for low income people in a real life
situation, the “Vasantek” punarbason prokalpo (rehabilitation project) in
Mirpur-13. The Vasantek housing is a government project for low income
people, partly built by a private developer which is currently declared as a
failed project. The aim of the paper is to find out the problems from real life
situation, appraise options taking care of the prevailing problems and
propose guidelines for future development so that the future investment in
this sector become more sustainable and users would get better living
environment.
Keywords: Housing, Low income group, Dhaka, option appraisal, sustainable design
guidelines.
Field of Research: Low Income Housing
1.
Introduction
Mega-city Dhaka, the seventh largest populous city in the world, with a population of
12.8 million (BBS 2008) in 2008 and projected population of 25 million in 2025 is
growing at a faster rate (4.2% per year). Dhaka has grown from a town of just 0.5 million
people in 1957 into a metropolis of more than 7.0 million in 1991 over an area of 1528
sq.km (Dhaka Metropolitan Development Plan-DMDP). According to Nabeel Hamde the
problem regarding housing for the poor and low cost housing is the “shortfall in supply
to demand” and the conventional approaches to housing solution largely irrelevant given
the magnitude of demand (Hamdi, N 1994).
1.
Jasmin Ara Begum, Ph D, Department of Architecture, Ahsanullah University of Science and
Technology (AUST), Dhaka, Bangladesh, email: jasmin.arch@aust.edu
2.
Imran Ebne Amin, Department of Architecture, Ahsanullah University of Science and Technology
(AUST), Dhaka, Bangladesh, email: bdimran21@yahoo.com
Begum and Amin
Dhaka city have around 40% of the national urban population and due to lack of
housing caused 35% of the city people live in slums and squatters (Islam, N 2009).
The paper examines the housing situation for low income group in Dhaka from desk top
research and actual field survey. A studio project was designed and conducted by the
authors for the 4th year 2nd semester students to develop housing options for low
income people in a real life situation, the “Vasantek” punarbason prokalpo (rehabilitation
project) in Mirpur-14. The Vasantek housing is a government project for low income
people, partly built by a private developer which is currently declared as a failed project.
The paper is organized in five sections. Section one describes the existing housing
situation for low income group in Dhaka. The section two and three gives the
background of the Vasantek Rehabilitation Project and Methodology used for the
research paper. The problem identification and design options for the Vasantek project
are dealt in the section four. The final section outlines the recommendation and
concluding remarks.
The aim of the paper is to find out the problems from real life situation, appraise options
taking care of the prevailing problems and propose guidelines for future development so
that the future investment in this sector become more sustainable and users would get
better living environment.
2. Existing Housing Situation for Low Income Group in Dhaka
Low income people in Dhaka city mostly live in over-crowded, rudimentary temporary
housing with lack of urban amenities and services, often paying high rent in a
deteriorating physical environment. Islam et.al found out in a study in 1995 that only 5%
of the poor of Dhaka lived in permanent or pucca houses, 22% lived in semi pucca
houses, 41% in temporary units and another 32% in rudimentary kutcha units or jhupris
(Islam, et.al, 1997). The study also found out that 16% of the poor in Dhaka were
owners; 56% were tenants; 8% were rent free dwellers, and nearly 20% were squatters
or illegal occupants.
The majority of these household lack water supply, sewage system, electricity and gas
supply. Only 17.8% have access to municipal waste disposal facilities and the rest of
the household dispose their waste in adjacent marshy lands. Despite living in the city for
long time they generally do not lose their bond with their villages and even their city
born children identify themselves migrant from rural areas.
The high land value in Dhaka city as well as construction cost impedes the low income
people to get access to own a land or a house. It is estimated that only 3.2% of the
urban poor in Dhaka owned land with dwelling unit (Islam, et al 1997-GOB and ADB
study). The study also showed that only the top 30% (World Bank Document 1997) of
the distribution of income in Dhaka could afford to purchase new housing. Thus it can
be concluded that around 70% of the city‟s population cannot afford to buy from formal
sector private developers housing.
The poor mainly reside in slums and squatters. The slums are substandard housing
built on privately owned land and squatters are substandard housing built illegally on
publicly owned land including railway tracks. There are also a large number of homeless
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or pavement dwellers in Dhaka city. Another popular term used for low income housing
is Affordable Housing. The common definition is housing that cost less than 30% of
gross household income is considered as affordable housing.
Urban poor have little access to urban lands and they mostly build their temporary
houses on vacant government or private land and thereby become squatters. Their
houses are built using low cost housing materials like tin, bamboo, straw and polythene.
Land scarcity is mainly due to topographical reason. The real scarcity is also associated
with an artificial scarcity due mainly to the lack of utilization of public land within the city.
Dhaka is situated in a flood plain and surrounded by rivers which periodically flood the
low lands around the city. Most of the evicted settle on the urban fringe that in turn
results in land filling and land grabbing causing the city more prone to floods.
The basic concept of house in our county is to own a structure in a plot. The notion of
housing needs to be modified to take advantage of different form of housing and also to
take the advantage of innovative solutions like row housing, multi-storied cluster
housing, court-yard type low rise housing and so on. (Rashid, M 2002) The rents of
private slums are much higher compared to non-slum houses (Islam, et al 1995). The
average area per person is 2 to 3 square meters (World Bank Document 1997) and for
budget constraints majority lives in small accommodation, often deprived of adequate
support services.
Housing for poor is a vital investment in health leading to increasing in productive
capacity and overall well being of a person and his/her family. For land shortage it is not
feasible to expand the accommodation for people horizontally, but it is possible to
expand vertically. The role of real estate companies is very important in this regard.
Unfortunately most of the real estate companies are working for upper and middle
income group, rarely for low income group for their business return. The private sector
developers are only working for upper and middle class population in the city.
The main public actors those intervene the housing sector are the planning agency
RAJUK, the National Housing Authority (NHA), the Urban Development Directorate, and
the Public Works Department of the Ministry of Housing. Housing related issues are
managed by the NHA and RAJUK. The National Housing Policy calls for special
consideration for improvement of low income settlements and slums and squatters. It
has clear recommendations in support of ensuring proper rehabilitation in cases of slum
eviction. NHA has tried to help a private company to implement a resettlement project in
multi storied buildings in Mirpur, Dhaka. To meet the demand the Bangladesh
government already took decision to build a large number of housing projects for lowincome and lower-middle income group people in Purbachal, Mirpur, and Jilimili
including a number of slum rehabilitation projects.
3.
Vasantek Rehabilitation Project
Following the government decision of 17 march 2007 to limit evictions due to advocacy
of various organizations (CUP, BLAST, ASK and so on), a rehabilitation committee was
formed with Professor Nazrul Islam as chair of the steering committee. A resettlement
scheme for victims of eviction was planned, to be implemented from July 2007. The
Government attempted to work together with private housing developer to resettle the
poor in Vasantek in Mirpur, Dhaka. It is perhaps the first attempt of the Government to
work in partnership with NGO to provide urban poor housing.
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The Bangladesh government had created a fund for slum dwellers so that they can
easily obtain 7,560 flats under Vasantek Rehabilitation Project by 2010. The ministry
had taken the Vasantek project with the estimated cost of Tk 341.65 core at 47.90
acres of government khas land at Mirpur in 1998 (wikimapia 2009). In 2002, the
government appointed a construction firm - North South Property Development Limited
(NSPDL) as a private partner to implement the project. The Ministry of Land had fixed
Tk 2 lakh for 215 square feet of a flat for slum dwellers while it was Tk 3.55 lakh for 395
square feet for low income people. Each family got 450 square feet (30‟x15‟) area which
was planned to be paid off in 10 years by payment of monthly installments. The project
was jointly funded by UNCDF, UNICEF and UNDP (Nawaz, R 2004).
Unfortunately the flats were sold at higher prices to a group of people those were not
the target group the government aimed at. Also it is claimed that the Developer could
not maintain the terms and condition with the government. Therefore it was decided to
cancel the project from the government side.
4.
Methodology
Designing housing in Bangladesh is one of the main projects in fourth year second
semester design studio in the department of Architecture at the Ahsanullah University of
Science and Technology (AUST), Dhaka. This year the authors as the design studio
guide, proposed and developed the project titled “Designing Low income housing at
Vasantek, Mirpur, Dhaka” for the students. The rationale for taking the project is to
address the existing situation of urban housing for low income group and possibilities of
the future architects to work in this area as there is a large demand for low income
housing in Dhaka city to make our city more liveable and sustainable. The whole project
is divided into three phases:
Phase One: Background analysis of the project through desktop literature review,
survey of the existing and other low income housing, actual site analysis, program
development, analysis of foreign and local case studies, recommendation based on all
the studies and lastly concept development. All the works are divided among five
groups in the class.
Phase Two: Analyse the issues of sustainability in five different areas from literature,
local case studies and discussing with key personnel who is involved with or have
experience of working in the areas of any of the issues.
Phase Three: Design and development of the housing from master plan, unit design
and related details. The design phase had five preliminary crits with design studio
guides and invited guest teachers from other studio and a final presentation in front of a
team of faculties from the department of architecture.
Based on all the above works and final comments from the jury session, the authors
have collected the information, did related literature survey, analyse the design options,
compared with the existing housing in Vasantek and proposed the recommendations.
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5.
Result From Field Survey and Analysis
5.1 Site Analysis
There is a slum on the eastern side of the site, right on the opposite side of the main
connecting road with single storied katcha (temporary) buildings. The western side has
a lake and the rest of the surrounding areas are open. According to the DMDP plan the
site is located at the proposed mixed use spontaneous zone. The CRP hospital is the
closest hospital to the site.
5.2 Problem Identification
The related literature review on low income housing in Dhaka City and the field survey
on local case study areas revealed the following problem areas:
1.
Scarcity of land for low income housing: It is not possible for the urban poor
to purchase land and build their houses on their own. Intervention of Government, Semi
Government, Non Government and Private Organizations are essential pre-requisite to
address this ever increasing problem for the urban poor.
2.
Economy: The economic status of urban poor population inhibits them from
buying land and constructing buildings on an authorized plot. Consequently they need
support in a planned way, so that they can pay back in course of time.
3.
Services: Lack of all kind of services (e.g. water, electricity, gas, sewage,
waste disposal and so on) is paramount for the low income group.
4.
Job opportunities and sources of income: For job most of the low income
group try to stay close to their work place. So providing shelter away from work area is
not the appropriate solution.
5.
Physical Environment (including light, air, ventilation,): The majority of the
houses in slums and squatters lack adequate light, ventilation and healthy living
environment.
6.
Crime Generation: Crime at different levels exists in the slums and
squatters, thus the life of female and children in these areas are always at risk.
7.
Safety and Security: Complete lack of safety and security in these areas
cause frequent vandalism, fire hazards and related problems.
8.
Lack of space: Lack of adequate in-door and out-door spaces causes
problems at different levels.
9.
Lack of Educational Facilities.
10.
Lack of Recreational Facilities.
5.3 Design Considerations
The program of the existing design was analysed in the context of the user‟s
requirements and also as mentioned in the Housing Guidelines. The options developed
by the students added the following facilities:
a.
Community work areas within the housing clusters to facilitate home based work
opportunities, especially for females, to enhance their income. A part of the ground
floors or near the vertical circulation on certain floors is used for the purpose. No
covered parking is kept as in the existing design.
b.
Play field, open areas and out-door recreational areas for all age groups are
provided in all the options.
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c.
Nurseries, schools as per housing requirement, night school for adults and
training centers are designed. Night schools and training facilities will use school
premises to optimize space use.
d.
Selling centers/ shops for the catchment area to market the community‟s
products.
e.
Dedicated service areas are designed in each option(e.g. administrative, water
supply, garbage disposal and reprocessing, electrical and mechanical rooms and so on)
f.
Water retaining area (Option 1 to 4) for use as per requirement.
g.
Rentable recreational areas (e.g. community centre) to back up service
expenditure.
h.
Safety and security (Fire safety, ambulance access, internal security)
i.
Healthy living environment.
j.
a.
b.
c.
Environment:
Use of natural light
Air and ventilation
Avoid sound and air pollution
5.4 Sustainable Issues
Sustainable design is the philosophy of designing physical objects, the built
environment and services to comply with principles of economic, social and ecological
sustainability. For the Vasantek housing projects the students of each group worked on
one of the following sustainable issues from literature review, discussed with key
personnel who has knowledge and worked in the area to develop their ideas and
propose its application in their design. The issues are:
•
•
•
•
•
Use of Solar Energy
Rain water Harvesting
Water Recycling
Waste Management
Use of Bio Gas
Among the above issues, the first four was found to be applicable within reasonable
cost and maintenance. But the last need substantial investment.
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Examples of the first two issues are given below:
Traditional rain water harvesting in the villages in Bangladesh
Figure: 01 Plastic sheet
collection+ motka, capacity
100-1000; costs 150Tk ($3)
assuminghousehold has motka,
costs<1tk/L investment costs
/water stored
Figure: 03 Metal sheet tank, 3000 l,
Tk. 1.23 per litre construction:
construction cost, incl. supply
chain profit
Figure: 02 2500 I ferrocement tank,
NGO Forum
Figure: 04 Bladder tank 3000 litre
in bamboo 0.6 Taka per litre
construction cost, and incl. supply
chair profit
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Figure: 05 This project is done by Mr. Mashfiq Islam (Lecturer, Civil
Dept, AUST)
Over Head Water Tank
Vent Pipe
Shower
WC
WB
Floor Trap
Shower
WC
WB
Floor Trap
Over Flow Pipe
Shower
WC
WB
Floor Trap
Waste Stack (Pipe)
Shower
WC
WB
Floor Trap
Shower
WC
WB
1'-8"
Floor Trap
Shower
9'
6'-7"
WC
WB
Floor Trap
This project is done by Mr. Mashfiq Islam (Lecturer, Civil Dept, AUST)
Types of solar collectors are used for residential applications:
Flat-plate collector:
Glazed flat-plate collectors are insulated, weatherproofed boxes that
contain a dark absorber plate under one or more glass or plastic (polymer)
covers. Unglazed flat-plate collectors—typically used for solar pool heating—
have a dark absorber plate, made of metal or polymer, without a cover or
enclosure.
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Figure: 06 Solar panel
Figure: 07 How solar panel
works
Figure: 08 Use of solar panel on
building roof
Figure: 09 Use of Solar panel
“The NGOs and micro-finance bodies like Grameen Shakti, Brac Foundation,
Srijani, Coast Trust etc are providing solar panels. The information are
collected by the student from above mentioned sources.
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Table: 01 Available solar panel packages in Bangladesh By
RAHIMAFROOZ
packa
ge
System components
Operating
load
Back-up
hour/day
Price
(BDT)
20 Wp
1no 20 Wp PV module
1no 12V, 30 AH deep cycle battery
1no charge controller
2nos luminaries
Mounting structures
accessories
2 CFL
4
12,000
40 Wp
1no 40 Wp PV module
1no 12V, 55 AH deep cycle battery
1no charge controller
3 nos luminaries
Mounting structure
Accessories
3 FTL
4
20,000
50 Wp
1no 50 Wp PV module,
1no 12V 80 AH deep cycle battery
1no charge controller
4 nos luminaries
Mounting structure
Accessories
4 FTL
4
25,000
65 Wp
1no 65 Wp PV module
1no 12V, 100 AH deep cycle battery
1 no charge controller
5 nos luminaries
Mounting structure
Accessories
5 FTL
4
30,000
75 Wp
1no 75 Wp PV module
1no 12V, 100 AH deep cycle battery
1no charge controller
6nos luminaries
Mounting structure
Accessories
6 FTL
4
35,000
85 Wp
1no 85 Wp PV module
1no 12V, 130 AH deep cycle battery
1no charge controller
7nos luminaries
Mounting structure
Accessories
7 FTL
4
40,000
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Table: 02 Compiled data on six Project (including the existing)
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Table: 03 No. of population per Acre
Population
1600
1400
1200
1000
800
600
400
Population
200
0
Existing
Design
Group
01
Group
02
Group
03
Group
04
Group
05
Table: 04 Open Area Build Area Ratio
Group 05
Group 04
Group 03
Open Area
Build Area
Group 02
Group 01
Existing Design
0.0
10.0
20.0
30.0
40.0
50.0
60.0
70.0
80.0
Percentage
89
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Common Facilities
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Table: 05 Percentage of Common facilities of different Groups (Including
the Existing)
0.00
Group 05
Group 04
Group 03
Group 02
Group 01
Existing Building
2.00
4.00
6.00
8.00
Percentage
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Figure: 10 Site Plan of Existing Design (Google Image)
Figure: 11 Drawing of Site Plan
Figure: 12 Building Plan
Figure: 13 Unit Plan
Table: 06 % of Services
Existing Design
Corridor Spaces
Services
Stair
Kitchen (Common)
Existing Design
Kiychen (Individual)
Toilet (Common)
Toilet (Individual)
0
20
40
60
80
100
120
Percentage
91
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Group 01
Figure: 14 Site Model
Figure: 15 Cluster Model
Figure: 16 Unit Plan
Corridor
Stair
Table: 07 Percentage of Services
Group 01
Corridor Spaces
Stair
Services
C. kitchen
Kitchen (Common)
Group 01
Kiychen (Individual)
Toilet (Common)
Toilet (Individual)
0
20
40
60
80
100
120
Percentage
92
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Group 02
Figure: 17 Site Model
Figure: 18 Cluster Model
Figure: 19 Unit Plan
Table: 08 Percentage of Services
Griup 02
Corridor
Stair
C. kitchen
C. Toilet
Corridor Spaces
Services
Stair
Kitchen (Common)
Griup 02
Kiychen (Individual)
Toilet (Common)
Toilet (Individual)
0
20
40
60
80
Percentage
93
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Group 03
Figure: 20 Site Model
Figure: 21 Flexibility in space
design within the same
module
Figure: 22 Cluster Model
Figure: 23 Unit Plan
Corridor
Stair
C. kitchen
C. Toilet
Work Space
Table: 09 Percentage of Services
Group 03
Corridor Spaces
Services
Stair
Kitchen (Common)
Group 03
Kiychen (Individual)
Toilet (Common)
Toilet (Individual)
0
20
40
60
80
Percentage
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Group 04
Figure: 24 Site Model
Figure: 25
Cluster Model
Figure: 26 Unit Plan
Table: 10 Percentage of Services
Group 04
Corridor Spaces
Corridor
Stair
C. kitchen
C. Toilet
Services
Stair
Kitchen (Common)
Group 04
Kiychen (Individual)
Toilet (Common)
Toilet (Individual)
0
20
40
60
80
Percentage
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Group 05
Figure: 27 Site Model
Figure: 28 Cluster Model
Figure: 29 Flexibility in
space design within the
same module
Figure: 30 Unit Plan
Table: 11 Percentage of Services
Group 05
Corridor Spaces
Stair
Services
Corridor
Stair
C. kitchen
C. Toilet
Kitchen (Common)
Group 05
Kiychen (Individual)
Toilet (Common)
Toilet (Individual)
0
20
40
60
80
Percentage
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Figure: 31 Vsantek
Housing at Mirpur
Figure: 32 Vsantek Housing at Mirpur
Figure: 33 Sketch done by students
Figure: 34 Student project
Figure: 35 Sketch done by
students
Figure: 36 Students Projects
Figure: 37 Sketch done by
students
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6. Recommendation and Conclusion
Housing problem in Dhaka city is an acute problem in terms of present high population
growth rate, rural-urban migration, scarcity of land and related deteriorating social,
economic and environmental factors. The present state of housing for low income
group which constitutes 35% of city population will further deteriorate when it will reach
to 50% in 2050, if proper measures are not taken in time. The contribution of urban
poor to maintain day to day city life is not deniable fact. So it is the responsibility of all
sectors from policy makers, financer, architects, and planners to all related sectors of
housing to give proper attention to provide appropriate housing for the low income
group of Dhaka city. The authors as studio guide felt an urgent need to make our
future graduates aware of present urban problems, scarcity of all kind of resources,
optimize the solutions taking care of relevant problems and priorities in Dhaka city with
an idea that the lessons learnt will be useful for future planning and design in any
urban context of similar situation.
The lessons learnt from the survey, analysis and design can be summarized into the
following recommendations and conclusions:
 The housing problems of low income urban population need to be addressed from
different levels (e.g. planning, policy making, financing, design, implementation and
continuing evaluation)
 The causes of problems and failures can be identified from existing housing
analysis that will eventually lead to appropriate solutions.
 Appropriate measures need to be taken so that designed housing should be used
by the target group that is the low income people.
 The tendency of low income group to sell out their property to higher income group
need to be prevented from government level. From planning and design point of view
the options exercised showed that if income generating activities and physical
provisions can be given within the housing, the target users will be attracted to live in
the community and uplift their economic status.
 Community participation in planning and maintaining the housing project is
essential pre-requisite to make the whole project successful.
 From the city planning level it can be suggested that for the future 50% of Dhaka
population there is no alternative than healthy, crime free, self sustaining and
affordable housing.
References
BBS - Bangladesh Bureau of Statistics 2008, 2008 Statistical Yearbook of
Bangladesh, 25th edition, BBS, Bangladesh.
Hamdi, N 1991, Housing without houses: participation, flexibility, enablement, Library
of Congress Cataloging-in-Publication Data, New York.
Islam, N, Huda,N, Narayan, F & Rana, P, eds. 1997, Addressing the Urban Poverty
Agenda in Bangladesh, Critical Issues and the 1995 Survey Findings, Dhaka:
University Press, Dhaka.
Islam, N et al 2009, „A Comprehensive Housing Development Program‟, The Daily
Star. Urban, Published on 27 June 2009.
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Nawaz, R 2004, „Right to shelter: Bangladesh’, International Conference on Adequate
and Affordable Housing for All, Centre for Urban and Community Studies,
University of Toronto, Canada.
Rashid, M 2002, „Housing at Uttara Model Town in Dhaka City: An analysis and
exploring ways to tackle the housing problem of middle class‟,
www.lth.se/fileadmin/hdm/alumni/papers/hd2002/hd2002-01.pdf
World Bank Document 2007, „Dhaka: Improving Living Conditions for the Urban Poor‟,
Bangladesh Development Series, Paper No. 17, The World Bank Office, Dhaka,
June 2007.
www.worldbank.org.bd/bds, viewed 1st May 2011.
Wikimapia 2009, Dhaka, Vasantek Rehabilitation Project in Mirpur-14,
Viewed 1st May 2011.
wikimapia.org/.../Vasantek-Rehabilitation-Project-in-Mirpur-14.
Annexure One:
Name the students worked on the housing projects organized and guided by the
authors.
Group 01: Abujar Gaffar, Nusrat Jahan, Md. Fahad Rasel, Rabia Akter
Group 02: Nowrin Faria, Laila Ismat Jabin,Mohona Rahman Tabassum, Farzana
Sharmin
Group 03: Flora Roseline Tabassum, Ishita Moon Moon, Humayra Morshed,
Rabeya Hossain Lina
Group 04: Sharmin Bipasha, Imrul Islam Durrany, Syeda Raisa Hussain,
Asif Iqbal Khan
Group 05: Fahria Taifur Lamia, Tamanna Tabassum, Tarin Sultana
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